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20110915165329454.pdf0006.90000 WSS/gjz 7/18/02 R: 7/ 19/02gj z ORDINANCE NO. 3411 AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, APPROVING THE REZONE OF CERTAIN REAL PROPERTY FROM CW TO MP -1 AND MP -2; AUTHORIZING EXECUTION AND RECORDING OF A CONCOMITANT ZONING AGREEMENT; APPROVING A MASTER PLAN APPLICATION FILE NO. CDC -2002-37, AND FIXING A TIME WHEN THE SAME SHALL BECOME EFFECTIVE. WHEREAS, on June 18, 2002, a request for the rezone of certain real property located in the City of Edmonds, owned by the Unocal Corporation, was considered by the Edmonds City Council at a closed record review. The review was continued to July 2, 2002; and WHEREAS, this matter came to the Edmonds City Council upon the record and recommendation of its Planning Board, dated May 22, 2002; and WHEREAS, the Edmonds City Council, based upon the record and the argument presented, finds it to be in the public interest to approve the contract rezone, accept a concomitant zoning agreement, substantially in the form set forth in the attached Exhibit 1 and approve a master plan amendment adopting by this reference and incorporated by this reference as fully as if herein set forth, the findings, conclusions and recommendations of its Planning Board as its own; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN AS FOLLOWS: (WSS522252.DOC;1/00006.900000/) - I - Section 1. Certain real property described in the attached Exhibit 1 and in Planning File No. R-2002-38 is hereby approved for rezone from CW to MP -1 and MP -2. The delineation of the boundaries of said rezone designations are shown on the attached Exhibit 2, and incorporated by this reference as fully as if herein set forth. Section 2. The findings adopted by the City Council are based in part upon an assessment that the application satisfies the City's criteria for rezone as such project is delineated and limited pursuant to the terms of a concomitant rezone agreement, attached hereto as Exhibit 1. The City Council hereby accepts such agreement and authorizes the Mayor to execute such agreement and for the City Clerk to attest to his signature. Said concomitant rezone agreement shall be forwarded for filing with the Snohomish County Auditor. Section 3. A master plan submitted in File No. CDC -2002-37 of the planning records of the City Council and conditioned in accordance with the Planning Board's recommendation and adopted by the City Council is hereby approved. Section 4. Effective Date. This ordinance, being an exercise of a power specifically delegated to the City legislative body, is not subject to referendum, and shall take effect five (5) days after passage and publication of an approved summary thereof consisting of the title. APPROVED: MAY R G HAA BENS ON ATTEST/AUTHENTICATED : CITY CLERK, SANDRA S. CHASE {WSS522252.DOC; 1/00006.900000/} - 2 - APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY: BY W. Scott Snyder FILED WITH THE CITY CLERK: 07/19/2002 PASSED BY THE CITY COUNCIL: 07/23/2002 PUBLISHED: 07/28/2002 EFFECTIVE DATE: 08/02/2002 ORDINANCE NO. 3411 {WSS522252.DOC;1/00006.900000/} -3 - 9�� • I Y d w li Ad When Recorded Return To: City of Edmonds 121 - 5th Avenue North Edmonds, WA 98020 Document Title: Contract Rezone Reference No.: R-2002-38 Grantor(s): Union Oil Company of California Grantee(s): City of Edmonds Legal Description: Portion of Gov. Lot 3, Section 23 and Gov. Lot 1 and NW1/4, NE 1/4 of Section 26 in Township 27 N, Range 3 E, W.M. (See Exhibit A for Complete Legal Description) Assessor's Parcel 9: 270-326-001-026-00; 270-326-002-006-00; 270-326-001-024-00; 270-326-001-021-00 COVENANT REGARDING USE AND FUTURE DEVELOPMENT (CONTRACT REZONE) WHEREAS, Union Oil Company of California ("Grantor") is the owner of the real property described in Exhibit A attached hereto (the "Property"), and WHEREAS, the City of Edmonds is a municipal corporation ("Grantee"), within the boundaries of which the Property is located, and WHEREAS, the Grantor has applied for a rezone of the Property from Commercial Waterfront (CW) to Master Plan Hillside Mixed Use 1 (MPI) on one portion of the Property and Master Plan Hillside Mixed Use 2 (MP2) on another portion of the Property as described in Exhibit A, on the condition that the future development of the Property is restricted in the manner set forth in Section 2 below, and the Grantor is desirous of restricting the future development of the Property and obtaining the rezone referred to herein, the Grantor does hereby covenant and agree as follows: YAV,T\uuocat\Covenant Re Use & Future Dev.c.doc 1 I . Consideration. This agreement is made as an inducement to the City of Edmonds to approve the rezone referred to above and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged. 2. Future Development Restricted. Any future use, development, modification or improvement of the Property shall be subject to the restrictions of the MP 1 and MP 2 zones on the respectively zoned portions of the Property as described in Exhibit A and subject to and consistent with the provisions of the Site Master Plan for Point Edwards as presented to the Edmonds City Council as Exhibit 1 in Agenda Memo # 7 on June 18, 2002 (the "Master Plan") provided, however, that these limitations may be modified, repealed, or otherwise left in accordance with the provisions of Section 3 below. 3. Amendment or Repeal. This contract may be amended or terminated in the same manner and pursuant to the same procedures applicable to a rezone of the Property under the ordinances in effect at the time such application is made to the City of Edmonds. Grantor covenants that it shall not initiate a rezone request or attempt to terminate or amend this covenant within five (5) years from its effective date; provided, however, that this shall not preclude the City from initiating a rezone of the Property nor shall it preclude the Grantor from initiating a revision to the Master Plan in said time period. 4. Covenant to Run With the Land. The restriction contained herein shall be a covenant running with the land, and shall be binding upon the Grantor, its heirs, executors and assigns forever. 5. Effective Date. This covenant shall be effective on the later of the date this Covenant is executed by the Grantor or the date this Covenant is accepted by the Grantee. I" 71►(1 ILI] Union Oil Company of California, a California Corporation Its. Date: k Z, ACCEPTED BY GRANTEE CITY OF EDMONDS, a Washington Municipal Corporation By: Its: Date: YAWP\UNOCAL\COVENANT RE USE FUTURE DEV.C.DOC 2 STATE OF CALIFORNIA COUNTY OF 9} ss. On �ir -,/ �� , 200 , before me, Notary Public id and for said County and State, personally appeared personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person or the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal. i�o)T�! ,0», o.Barbara County My Comm, .,.� M Jan 16, MM EXHIBIT A MASTER PLAN HILLSIDE MIXED USE 1 (MP 1) ZONE LOT 3, CITY OF EDMONDS SHORT PLAT •(S-98-018) RECORDED UNDER AUDITOR'S FILE NO, 9810055004, BEING A PORTION OF GOVERNMENT LOT 3, IN SECTION 23 AND GOVERNMENT LOT 1 AND PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 26, ALL IN TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THAT PORTION OF LOT 3 CITY OF EDMONDS SHORT PLAT ,8-98-018) DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID LOT 3 CITY OF EDMONDS SHORT PLAT (S-98-018) AND PINE STREET EXTENSION (216th STREET SW), THENCE N 01 008'01" E ALONG SAID EAST LINE, 211.56 FEET; THENCE N 52°39'09"W, 909.08 FEET; THENCE S75°53'15" W, 410.77 FEET, THENCE S 78034'50" W, 190.31 FEET TO THE TRUE POINT OF BEGINNING: THENCE S 78°34'50"W, 272.90 FEET TO THE EASTERLY MARGIN OF THE BURLINGTON NORTHERN RIGHT OF WAY, THENCE S 42034'34"W, ALONG SAID MARGIN A DISTANCE 322.72 FEET TO A POINT WHICH BEARS S 59001'17" W FROM THE TRUE POINT OF BEGINNING; THENCE N 59001'17" E, 565.66 FEET TO THE TRUE POINT OF BEGINNING, TOGETHER WITH THAT PORTION OF LOT 2 CITY OF EDMONDS SHORT PLAT (S-98-018) DESCRIBED. AS FOLLOWS: COMMENCING AT THE* INTERSECTION OF THE EAST LINE OF LOT 3 CITY OF EDMONDS SHORT PLAT (S-98-018) AND PINE STREET EXTENSION (216th STREET SW), THENCE N 01'k08'01- E ALONG SAID EAST LINE, 211.56 FEET; THENCE N 52039'09"W, 909.08 FEET; THENCE S 7595315" W, 410.77 FEET, THENCE S 78°34'50" W 190.31 FEET TO THE TRUE POINT OF BEGINNING. THENCE N 5900117" E, 262.97 FEET, THENCE N 89°36'15" E, 359.47 FEET TO THE MOST NORTHERLY CORNER OF SAID LOT 3 THENCE S 75°53'15" W, 410.77 FEET TO A POINT WHICH BEARS N78°34'50' E FROM THE TRUE POINT OF BEGINNING, THENCE S 7803450" W, 190.31 FEET TO THE TRUE POINT OF BEGINNING. CONTINUED ON NEXT PAGE EXHIBIT A CONTINUED THAT PORTION OF GOVERNMENT LOT 1, SECTION 26 AND THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 26 IN TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A CONCRETE MONUMENT AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 88051'46" WEST ALONG THE SOUTH LINE OF SAID GOVERNMENT LOT 1, A DISTANCE OF 527.86 FEET; THENCE NORTH 21035'00" WEST 130.47 FEET TO THE POINT OF CURVATURE OF A CURVE TO THE RIGHT HAVING A RADIUS OF 80.00 FEET; THENCE NORTHERLY ALONG SAID CURVE 86.57 FEET TO A POINT OF A COMPOUND CURVE HAVING A RADIUS OF 165.00 FEET; THENCE EASTERLY ALONG SAID CURVE 213.10 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 65035'00" EAST 37.89 FEET TO THE POINT OF CURVATURE OF A CURVE TO THE RIGHT HAVING A RADIUS OF 480.00 FEET; THENCE SOUTHEASTERLY ALONG SAID CURVE 89.81 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 54051'46" EAST 207.70 FEET TO THE POINT OF CURVATURE OF A CURVE TO THE LEFT HAVING A RADIUS OF 520.00 FEET; THENCE SOUTHEASTERLY ALONG SAID CURVE 187.64 FEET TO A POINT ON THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER, SAID POINT BEING SOUTH 88051'46" EAST 83.18 FEET FROM THE POINT OF BEGINNING; THENCE NORTH 88051'46" WEST ALONG SAID SOUTH LINE 83.18 FEET TO THE POINT OF BEGINNING. (BEING PARCEL III OF CITY OF EDMONDS SHORT PLAT RECORDED UNDER AUDITOR'S FILE NUMBER 8101160175). SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. CONTINUED ON NEXT PAGE EXHIBIT A CONTINUED MASTER PLAN HILLSIDE MIXED USE 2 (MP 2) ZONE REMISED LEGAL DESCRIPTIONS Lot Line Adjustment for Union Oil Company AF #200202145001 PARCEL A LOT 2, CITY OF EDMONDS SHORT PLAT (S-98-018) RECORDED UNDER AUDITOR'S FILE NO. 9810055004, BEING A PORTION OF GOVERNMENT LOT 3, IN SECTION 23 AND GOVERNMENT LOT 1 AND PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 26, ALL IN TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THAT PORTION OF LOT 2 CITY OF EDMONDS SHORT PLAT tS-98-148) {DESCRIBED AS FOLLOWS; COMMENCING AT THE INTERSECTION OF THE EAST LINE OF LOT 3 CITY OF EDMONDS SHORT PLATS-98-018)AND PINE STREET EXTENSION(216th STREET SW),THENCE N 01°08'01" E ALONG SAID EAST LINE, 211.56 FEET; THENCE N 52°39'09"W, 909.08 FEET; THENCE S 75053'15" W, 410.77 FEET, THENCE S 78034'50" W 190.31 FEET TO THE TRUE POINT OF BEGINNING: THENCE N 5901'17" E, 262.97 FEET, THENCE N 8936'15" E, 359.47 FEET, TO THE MOST NORTHERLY CORNER OF SAID LOT 3, THENCE S 75°53'15" W, 410.77 FEET TO A POINT WHICH BEARS N78°34'50'E FROM THE TRUE POINT OF BEGINNING; THENCE S 78034'50"W, 190.31 FEET TO THE TRUE POINT OF BEGINNING. TOGETHER WITH THAT PORTION OF LOT 3 CITY OF EDMONDS SHORT PLAT (S-98.018) DESCRIBED AS FOLLOWS; COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID LOT 3 AND PINE STREET, EXTENSION (216th STREET SW),THENCE N 01 °08'01"E ALONG SAID EAST LINE, 211.56 FEET;` THENCE N 52039'09"W, 909.08 FEET; THENCE S75°53'15" W, 410.77 FEET, THENCE S 78034'50"W, 190.31 FEET TO THE TRUE POINT OF BEGINNING; THENCE S 78°34'50"W, 272.90 FEET TO THE EASTERLY MARGIN OF THE BURLINGTON NORTHERN RIGHT OF WAY, THENCE S 42034'34"W ALONG SAID MARGIN A DISTANCE OF 322.72 FEET TO A POINT WHICH BEARS S 59'01'17" W FROM THE TRUE POINT OF BEGINNING; THENCE N 59001'17" E, 566.66 FEET TO THE TRUE POINT OF BEGINNING. CONTINUED ON NEXT PAGE EXHIBIT A CONTINUED TOGETHER WITH LOT 1 THAT POR710N OF GOVERNMENT LOT 1 AND THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SEC7701V 26, TOKWS141P 27 NORTH, RANGE 3 EAST W.M., IN SNOHOMISH COUNTY WASHINGTON DESCRIBED AS FOLLOWS.- COMMENCING OLLOWS.COMMENCING AT 7HE CONCRETE MONUMENT AT THE SOUTHWEST CORNER OF 7HE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SEC77ON 26, THE74CE NORTH 86'51'46" WEST ALOAIG THE SOUTH UNE OF S41D GOVERNMENT LOT 1 A DISTANCE OF 571.23 FEET, THENCE NORTH 21:35100" NEST 113.73 FEET 70 A POINT OF CURVE TO 7HE RIOT HAVING A RADIUS OF 120.00 FEET, THENCE ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 61:5956" AN ARC DISTANCE OF 129.85 FEET TO A POINT OF COMPOUND CURVE TO THE RIGHT HAVING A RADIUS OF 205.00 FEET, THENCE ALONG SAID CURVE TO THE RIGHT 774ROUGH A CENTRAL ANGLE OF 74190'04' AN ARC DISTANCE OF 264.77, THENCE SOU7H 6535'00" EAST 37.89 FEET TO A POINT OF CURVE TO 7HE RIGHT HAVING A RADIUS OF 520.00 FEET,• THENCE ALONG SAID CURVE TO THE RIGHT 7HROUGH A CENTRAL ANGLE OF 10 43'15" AN ARC DISTANCE OF 97.30 FEET, 7HEAICE. SOUTH 54*51'46" EAST 207.70 FEET TO A POINT OF CURVE TO 7HE LEFT HAVING A RADIUS OF 480.00 FEET,- THENCE ALONG SAID .CURVE 7HE LEFT THROUGH A CENTRAL ANGLE OF 34100101" AN ARC DISTANCE OF 284.84 FEET TO A POINT 26.00 FEET NOR7H OF THE SOUTH UNE OF SAID NORTHWEST OUAR7ER OF 771E NORTHEAST QUARTER OF SECTION 26 AS MEASURED PERPENDICULAR TO SAID SOU7H UNE; THENCE SOUTH 8851'46' EAST PARALLEL W17H SAID SOUTH LINE A DISTANCE OF 577.31 FEET, THENCE NORTH 108'14" EAST 24.00 FEET TO 771E TRUE POINT OF BEGINNING• THENCE CON77NUING NORTH 1'08'14' EAST 137.66 FEET, 7HENCE NOR774 30'1553' EAST 219.53 FEET, 7HENCE SOUTH 64`11'45' EAST 248.85 FEET TO 771E WESTERLY MARGIN OF SR 104 AS CONDEMNED BY 771E STATE OF WASHINGTON FOR STATE ROAD 104 BY DECI?EE ENTERED IN SNOHOMISH COUNTY SUPERIOR COURT CAUSE NO. 106375; THENCE SOUTH 12 49'15' WEST ALONG SAID MARGIN A DISTANCE OF 187.98 FEET,• THENCE 5OU7H 83'07-'35' WEST ALONG SAID MARGIN A DISTANCE OF 297.82 FEET TO 7HE TRUE POINT OF BEGINNING iid\ii� ®®� ter£+� r� � :� \f «tea \�/ sem! \� Kyr § prepared. aa /Evans andAssociates., Executive �ummqly The purpose of this master plan is to implement the goals and objectives of the City of Edmonds Comprehensive Plan as they relate to the development of that area of the city known as Point Edwards. The drafting of this master plan is the first step to development of the Point Edwards property (the planning area), as contemplated by the Edmonds Downtown Waterfront Plan. This master plan is submitted concurrently with a proposal to amend the text of the City of Edmonds zoning regulations, creating two separate but complementary Master Plan Hillside Mixed Use zones to be applied to different portions of the study area. These proposed zoning designations would permit land uses and intensity of development that are consistent with the uses and densities contemplated in the city's Comprehensive Plan and Downtown Waterfront Plan'. All future development within the study area would occur in a manner that is generally consistent with the uses and densities shown in this Master Plan. The study area has been in the same ownership since 1920, and was once a portion of a larger property. The prior use of the property for the storage and shipment of petroleum products resulted in spills that are now subject to environmental remediation efforts. Any future uses of the property within the study area will require that cleanup efforts be successfully concluded prior to development, and the level of cleanup will help to determine the range of future land uses permitted. Existing zoning regulations require `water dependent' uses to be the primary focus of site development. Because the property no longer has direct access to the waterfront, such uses are no longer feasible. The two alternative development strategies shown herein propose future land uses that have been discussed in detail as a part of the adoption process for the city's Comprehensive Plan and Downtown Waterfront PIan. Each of the alternative development strategies contemplates that the "Upper Yard" portion of the study area would be devoted primarily to multi -family residential development. The "Lower Yard" would evolve as a mixed-use development, with the preferred alternative focusing that development around a multi -modal transportation center that would relocate the ferry terminal and the railroad station to the site. A second development alternative without the multi -modal facility is provided in the event that the development of the multi -modal center is not pursued by all the parties within a reasonable time frame. 1 Although the Downtown Waterfront Plan has been adopted as a part of the city's Comprehensive Plan, these plans are often referred to separately because each document expresses a different level of detail with regard to planning for the Point Edwards study area. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 1 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 Part Onelr Background INTRODUCTION In 1995, the City of Edmonds adopted its Downtown Waterfront Plan as an element of its Comprehensive Plan. That plan called for any future development of certain properties located in the southwestern portion of the city to occur only upon the formulation of a "master plan" to guide that development. Since that time, the city has approved master plans for portions of those properties, most significantly for property owned by the Port of Edmonds. This Master Plan is intended to analyze development potential and establish parameters for the future development of the planning area in accordance with two new MP — Master Plan Hillside Mixed Use zones. In accordance with the Comprehensive Plan, this master plan will describe the parameters of land uses within the planning area. It will describe, in a general manner, the height and bulk of structures, the types and arrangement of land uses, and site access and circulation patterns. PROPERTY DESCRIPTION The Point Edwards planning area consists of 44.54 acres of land in Edmonds, Washington, improved with small buildings currently used as office space. The planning area lies on the western perimeter of the Edmonds Downtown Activity Center, and is bordered on the northwest by Burlington Northern Santa Fe railroad tracks, on the northeast by a Class 1 wetland, and on the south by the corporate boundary of the City of Woodway. The area is the site of a former `tank farm' used for the storage and distribution of petroleum products. A portion of the planning area was divided by a short plat approved by the City of Edmonds in 1998. The. 1998 short plat excluded the "teardrop" parcel located to the south of Pine Street Extension. Access to the planning area is from the east via Pine Street Extension (216`h Street SW), connecting to SR104. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 2 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 EXISTING CONDITIONS History of Land Use In 1920, the Union Oil Company purchased approximately 110 acres of land in the area known as Point Edwards in Snohomish County. Additional property was acquired in the ensuing years, and the City of Edmonds subsequently annexed this property. At its peak, the site included what is now the Port of Edmonds, Harbor Square, and Marina Beach. The property was developed with tanks and pipelines for the transshipment of petroleum products via tanker ships. Union Oil Company (now Unocal) has gradually divested much of these holdings, until the Point Edwards site is now its only remaining property, Within the past year, activity on the site has been devoted primarily to demolition, with the removal of all of the tanks in the upper yard, and much of the supporting infrastructure in the lower yard. The site is improved by two small wood -frame office buildings, one of which houses the local office of Unocal Corporation. The office uses are the only active uses that remain on the site at this time. Environmental Summary The prior use of the property for the storage and shipment of petroleum products has resulted insubsurface soil conditions that include deposits of petroleum compounds. The presence of these contaminants requires the implementation of a cleanup plan approved by the State of Washington Department of Ecology. Site remediation has commenced in the upper yard by the removal of the tanks on the site. Additional remediation activities will occur on the site, in both the upper and lower yards, prior to site development on those portions of the property. Cleanup efforts in the Lower Yard are expected to commence by 2004. This Master Plan includes a State Environmental Policy Act (SEPA) Analysis in the form of a checklist2. This SEPA checklist incorporates by reference the Environmental Impact Statement prepared by the city in the course of adopting its Comprehensive Plan. In addition, a significant amount of environmental analysis related to the planning area has previously been conducted. A list of those studies is shown in Appendix B. In October of 1995 the Washington State Department of Ecology approved the Unocal "work plan" acknowledging the next steps in the agreement (Agreed Order) with the State to environmentally investigate the Point Edwards property in Edmonds. This approval allowed Unocal to commence exploratory drilling and testing in conformance to the work plan and thereby provide insight to the contamination. This work was completed in August of 1996. A draft work investigation report was submitted to Ecology. An interim action plan was submitted and approved by Ecology in 2001 that led to Unocal's voluntary removal of the tanks and lines in the Upper Yard, and removal of strategically 2 Submitted concurrently with this Master Plan REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 3 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 important plume contamination in the Lower Yard. The interim action plan calls for complete cleanup of the upper yard with follow up action on the lower yard consistent with the order and regulation under MTCA in 2002. Critical Areas The area is bordered on the northeast by a Class 1 wetland, the Point Edwards Marsh. This wetland extends for several acres to the north of the site. Immediately abutting this wetland in the northern portion of the planning area is a constructed stormwater facility that was classified in a previous study as a Class 3 wetland. Because this stonnwater facility was constructed as an element of previous site development, its classification may be re-evaluated as new development occurs. According to flood maps available to the city from the Federal Emergency Management Agency3, the planning area is located in `Flood Zone C,' meaning that the area is not located within any 100 -year or 500 -year flood zone. The city's Shoreline Master Program regulates shoreline use and development on coastal waters, and on all land located within 200 feet of the ordinary high water mark of the shoreline. None of the property shown in this Master Plan is located within 200 feet of the shoreline's high water mark. The original hillside was terraced as tanks were placed on the site. The tanks were commonly placed on the southern and upland portion of the study area commonly known as the `upper yard.' The remainder of the site is commonly known as the `lower yard.' This lower yard generally is more level than the upper yard, where steep slopes (in excess of 40%) still exist in some areas. Despite the presence of these steep slopes soil conditions on the site appear to be stable, with little indication of erosion. Zoning The City of Edmonds Zoning Ordinance (Chapter 16.40 ECDC), currently designates the Point Edwards property as CW (Commercial Waterfront). The primary uses now permitted in this zone are: • Marine -oriented services; • Marine -oriented or pedestrian -oriented retail uses; • Petroleum products storage and distribution; • Offices located above ground floor (excluding medical, dental, and veterinary); • Local public facilities with marine -oriented services or recreation; and • Parks and open space. 3 Ref: Flood Insurance Rate Map No. 530163-0005D, 2/19/86; Federal Flood Insurance Administration, U.S. Dept. of Housing and Urban Development. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE .4 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 The CW zoning designation was applied to the site at a time when the property was used for the shipment and storage of petroleum products, an activity that required direct water access. In the intervening time, that use of the property has been discontinued and direct access to the waterfront has been eliminated. Because the site no longer has direct access to the waterfront, the requirement for water -dependent uses severely limits potential future uses of the property. Figure I shows the city's zoning map. The City of Edmonds adopted a Comprehensive Plan in 1995, pursuant to the requirements of the State of Washington Growth Management Act. That plan designates the subject property and surrounding lots for `Master Plan Development.' In the Edmonds Downtown Waterfront Plan, site development options discussed site development consistent with a multi -modal facility. Figure 2 shows the Comprehensive Plan's Downtown Activity Center concept map. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 5 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 Pit aj gie Alternative Development CONFORMANCE WITH THE COMPREHENSIVE PLAN The Downtown Waterfront Plan that was adopted as an element of the city's Comprehensive Plan took a close look at the Point Edwards site as a focal point for a multi -modal transportation center that would become a "regionally important transportation facility." This center would integrate a relocated ferry terminal, inter -city and commuter rail, buses, and park-and-ride facilities. Of the three alternate sites identified by the city, Point Edwards was named as the preferred alternative for the transportation center. The Downtown Plan also allowed for further development of the site, suggesting specific redevelopment options that would complement the transportation center. The Comprehensive Plan notes that development of a multi -modal transportation facility helps to solve a number of problems throughout the city: • the existing ferry terminal location creates traffic conflicts due to its close proximity to downtown. • access to the existing terminal is sometimes blocked by the at -grade crossing of the BNSF railroad tracks. • the ferry holding area creates a barrier between downtown and the waterfront. • the ferry location restricts the expansion of downtown, reducing potential economic growth. • congestion created by ferry traffic discourages new businesses from locating downtown. By relocating the ferry terminal to the Point Edwards site, the city can create a more pedestrian -friendly downtown area that is tied more closely to the waterfront. At the same time, traffic congestion could be reduced by creating a true multi -modal center where passengers can access an integrated mass -transit system via road, rail, or water. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 8 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 The city's Comprehensive Plan identifies the Point Edwards property as a part of the "Downtown/Waterfront Activity Center." Within that activity center, the planning area is designated for "Master Plan Development." The Point Edwards property is one of several that share the Master Plan Development designation. Some other properties within that area have already drafted a master plans, with each plan intended to promote mixed-use development: The Port of Edmonds submitted a Master Plan for its properties to the city, which plan was adopted by the city in January 2002. Owners of the Harbor Square property entered into a "contract rezone" agreement with the city, and are proceeding with development in accordance with this "master plan" concept for its redevelopment. In order to implement the Comprehensive Plan, this Master Plan is based upon the proposed adoption by the city of a "Master Plan Hillside Mixed Use" (MP)4 zone. This designation would create two separate and compatible zoning districts, that would be applied to the Upper Yard and the Lower Yard, respectively. The MPI zone for the Upper Yard would permit a range of uses that include multi -family residential, office, hotels/motels, some restaurants, conference centers, day care, and certain secondary uses. For the MP2 zone, neighborhood -oriented retail uses and multi -modal transportation centers are added. The application of these zones to the study area will be illustrated in greater detail in the following section, Alternative Development Strategies. This Master Plan sets forth two alternatives for future development of the properties within the study area. Each of these alternatives has been designed to conform to the requirements of the proposed MP zoning. A map illustrating the proposed zoning boundaries is shown in Figure 3. A plan illustrating the mix and relationships of land uses in the preferred alternative is shown in Figure 4, and an alternative plan that would permit development without a multi -modal transportation facility is shown in Figure 7, This second alternative is set forth to permit reasonable development within the planning area in the event that a multi -modal facility is not pursued within a reasonable period. It should be noted that Figures 4 and 7, illustrating proposed development alternatives, are intended as conceptual designs only. It is anticipated that reasonable adjustments will be made to these conceptual designs as more definitive development plans are devised, as part of a project -specific review. However, the boundaries of the MPI and MP2 zones will remain constant. 4 See Appendix A for the full text of the proposed zone. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 9 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 I 0 VASaN M�m�LVltrk�0'APJCY�f �tf.1.V IV EL IY NV -W b g s O ¢ // �� :�J✓/, . .rte J / / iz S rim A f '\r i 4sd � k .' •, _ i3 i '�ii r V , �yt3 x+'.�� {�y � .f�`i ���' �.ri/l Y µ t •� ,�� -Jit` f; =•`\°mac, • '- �\ GhxS ,f .. ! `" r ZX t K' tY ` � � � / i R 1•l`S � t i FF 1 \.!. THE PREFERRED ALTERNATIVE Multi -Modal Center The primary focus of the Preferred Alternative is to create a multi -modal transportation center that will integrate a relocated ferry terminal, a railroad terminal, bus service, park- and-ride facilities, and accommodations for bicycles and pedestrians. The multi -modal center would realign SR 104, taking advantage of site topography to create an overpass over the BNSF railroad tracks for ferry access, complete with stacking lanes. Immediately to the north of the highway realignment, a train/transit station with an oversized parking lot would be developed. The siting of this building will create a link to the railroad tracks that border the study area to the northwest. The SR 104 realignment would run roughly along the boundary between the MPI and MP2 zones, extending west to a ferry access ramp. The realignment route would be wide enough to accommodate stacking lanes for the ferry. The highway realignment would occupy approximately 6.3 acres of land within the study area, while the adjacent multi- modal facility would occupy an additional 3.6 acres. Multi -Family Residential In the Preferred Alternative, the land shown in the MP 1 zone (the Upper Yard) would be devoted primarily to multi -family residential use. At a permitted density of 2,400 square feet per dwelling unit, the maximum number of dwelling units that would be allowed on this 24.06 -acre site would be 419. However, after setting aside land for roads and open space, accounting for site limitations related to steep slopes, and observing setback and height restrictions, the probable density would- be lower than the maximum permitted density. Densities at build -out will be consistent with urban densities contemplated by Washington's Growth Management Act, and the city's Comprehensive Plan. Pockets of open space would be located to the north and west of the residential development, providing a measure of buffering between the Upper Yard and the Lower Yard. In addition to the designated open space areas in the Upper Yard, smaller pockets of public open space would be integrated into the site design. Where feasible and appropriate, these public open spaces would be connected through pedestrian pathways that may incorporate sidewalks on Pine Street. The residential development would constitute phase 1 of site development within the planning area, with sub -phases in this area to be determined as development is proposed. Multi -Modal Transportation and Mixed Use Development As noted earlier, the area located generally to the north of the realigned highway (the Lower Yard) would be devoted to a multi -modal transportation facility, and to development that complements that facility. Adjacent to the multi -modal facility is an area designated for mixed use development. The primary use of this area is anticipated to be office space, with supporting retail and service uses. This mixed use area encompasses approximately 4.6 acres. To the southeast of this area lies a small site designated as a commercial node of less than one acre. This area is intended to provide REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 12 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 goods or services to residences and businesses located within the study area. The location takes advantage of visibility from the realigned highway, and is located at the intersection that leads to the mixed use area. Located to the northeast of the mixed use area is a portion of the study area that will be devoted to open space, a buffer for the abutting marsh, and possibly for storrnwater management. This area, which includes a site currently used as a salmon hatchery, provides a transition to the abutting property to the northeast. Circulation and Access The realigned SR 104 would be the main thoroughfare through the study area. Internally, Pine Street Extension will provide access to the multi -family use on the Upper Yard along its existing right-of-way. Access to the northerly portion of the study area, and to the multi -modal facility, will necessitate the relocation of the existing Unoco Road. The alignment for the relocated access road will result in a signalized intersection at SR 104, and may necessitate some encroachment into the wetland buffer. Potential intersection designs are shown in previous site studies, and are expected to be further refined during the development review process. The ferry access will be achieved via an overpass across the railroad tracks. This access will also include provisions for pedestrians and bicycles. The multi -modal facility will improve rail access to the community, permitting rail passengers to gain access to ferries, buses, and the local highway system. Site conditions including steep slopes and railroads are generally not favorable to facilitating pedestrian access. The steep slopes and highway location will serve to discourage pedestrian access between the upper and lower yards. In addition, the railroad tracks create a barrier that effectively isolates the site from port and waterfront property to the west. Despite the physical limitations imposed by site topography, the Downtown Waterfront Plan contemplates pedestrian access from the Upper Yard to the waterfront as part of the Edmonds Crossing project. Upper Yard development will be designed to reasonably accommodate such access as it may be included in connection with the future Edmonds Crossing development. The issue of access and circulation is discussed in greater detail in the Draft Environmental Impact Statement (DEIS) that was prepared in 1995 for the proposed Edmonds Crossing project. That study evaluated traffic related to automobiles, rail, and ferries. Utilities The study area is served by or has available all necessary public utilities. Public water, sewer, and storm drainage are provided by the City of Edmonds, while electricity and natural gas are available through Puget Sound Energy. The capacity of sewer lines REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 13 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 within the study area may need to be upgraded to accommodate anticipated development. This capacity will be analyzed in greater detail prior to development approvals. As provided in City of Edmonds regulations, all utilities that serve the site will be placed underground as development occurs. Building Dimensions and Relationships In the Upper Yard (governed by the proposed MPI zoning regulations), the residential buildings will be designed to fit into the terraced hilltop and hillside. Building heights will be limited to 35 feet, except that an additional five feet in height will be allowed as part of an approved, modulated roof design. Building height will be calculated according to approved city standards. To encourage the appearance of smaller building masses, building heights will be calculated separately for each clearly separated portion of a building. Because the realigned highway will be built into a hillside, allowances will be made for the height of the highway's supporting structure and its relationship to the multi -modal facility. Thus, in the MP2 zone, heights of up to 45 feet will be allowed. Because building in the lower yard area will be significantly lower in elevation than the steep slopes immediately to the south, 45 -foot buildings will not obstruct views from surrounding properties. Due to this more liberal height allowance, no additional credit would be granted for roof features as part of an approved modulated roof design. The 45 -foot height limit in the lower yard would permit four-story buildings. However, due to the limited area available for development, it is likely that the first floor of buildings would be devoted primarily to structured parking5, with some supporting retail uses. Upper stories would be devoted primarily to offices. However, the potential for residential dwellings on the upper floors of buildings may be considered. Given the size of the area set aside for mixed use development (less than five acres) and the need forparking and landscaping, the maximum amount of floor area devoted tb individual land uses may occur as shown in Figure 5. Figure 5: Development Potential, MP2 Zone FLOOR LAND USE TYPE MAXIMUM SQUARE FOOTAGE 1 parking; retail/service 30,0006 2 office; residential _ 100,000 3 office; residential 100,000 4 office; residential 80,000 TOTAL 310 000 5 If structured parking is not constructed, then the amount of required surface parking will result in less ground area available for buildings. Thus, the assumption that structured parking will be used should not impact the site's overall development potential. 6 Does not include parking. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 14 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 It should be noted that the numbers and uses shown in Figure 5 are not absolute. For example, a first -floor restaurant or bank may extend onto the second floor, or may choose an upper floor location. Also, the total square footage of development may occur in one building, or in several buildings that would add up to the total square footage shown above. For purposes of calculating the potential for residential development, an average of 1,500 square feet is assumed for each dwelling unit. Thus, if the upper floors of buildings were devoted to residential uses, the number of potential dwelling units per floor would be calculated as follows: Figure 6: Potential Residential Development, MP2 Zone FLOOR MAXIMUM SQUARE POTENTIAL MAXIMUM # FOOTAGE DWELLING UNITS 1 30,000 07 2 100,000 , 66 3 100,000 66 4 80,000 53 TOTAL. 310,000 185 In the calculations illustrated in Figures 5 and 6, dwelling units are substituted for office space at a ratio of 1:1,500, or one dwelling unit for each 1,500 square feet of office space. Thus, total potential site development would consist of up to 310,000 square feet of office space or as many as 185 dwelling units, or some combination thereof. Phasing The size and topography of the site lends itself to a phased development approach. Phase 1 would be the residential and open space development of the Upper Yard. Due to the size of this project, sub -phases will be identified when specific development plans are submitted. Because adequate access to the Lower Yard would be required for development, Phase 2 would be the Edmonds Crossing multi -modal facility. Phase 3 would encompass the mixed-use, `transit -oriented' development in the Lower Yard that would support the multi -modal facility. While the timing of these development phases has not been firmly established, it is likely that plans for Phase 1 development would be submitted to the city within one year of adoption of this Master Plan. The timing for Phase 2 will depend upon state funding for Edmonds Crossing. Portions of Phase 3 may commence prior to the completion of Phase 2. ALTERNATIVE - The city's Comprehensive Plan clearly identifies the development of a multi -modal facility as a high priority, and selects the Point Edwards planning area as the preferred 7 The proposed MP2 Zone does not permit residential uses on the ground floor of a building. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 15 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 location for that facility. However, the development and construction of such a facility (including the highway realignment) will not be possible without the active cooperation and support of the ferry system, the railroads (both Burlington Northern and Amtrak), the state's Department of Transportation, Snohomish County, and local transit service providers. Getting support and financial commitments from all of these entities, especially in an era of tight budgets, may prove -to be an impossible challenge. This Master Plan recognizes the possibility that plans for a multi -modal transportation facility may not be pursued by these third parties in a timely manner, and provides development options in Alternative Two that address this possibility. As noted earlier, cleanup of the Lower Yard is expected to commence by 2004. Planning and environmental studies prepared by the City of Edmonds and others suggest that planning for components of a multi -modal facility should be underway within this same general time frame. In the event that site-specific planning for a multi -modal facility is not commenced by 2004 or 2005, current or future owners of property within the planning area should have the flexibility to develop the site using Alternative Two. This alternative is conceptually depicted in Figure 7. Balanced Development Alternative Two attempts to balance development types throughout the study area, using the same basic mix of uses (excluding the multi -modal facility) that are planned in the Preferred Alternative. Multi -Family Residential The multi -family development planned for the MPI zone in the upper yard remains essentially the same as in the Preferred Alternative. The open space area to the west of the housing development is expanded to include much of the steep slope area that was dedicated to the highway realignment, and the need for the open space area to the east is eliminated when the highway is removed. Mixed Use Development The area of mixed use development in the lower yard is expanded to include the area that was designated for the multi -modal facility. This expanded area encompasses approximately nine acres, plus a one -acre commercial node at the intersection of Pine Street Extension and Unoco Road. Circulation and Access The key to safe and efficient traffic circulation in this alternative is the realignment (and perhaps signalization) of the intersection of Pine Street Extension and Unoco Road. This realignment will result in improved sight distances, fewer turning movement conflicts, and increased traffic safety. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 16 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14. 2002 VIA tommmarae .m.L MmWadMoo Wom Uod CELVAludltERS�3'xW1iArd (OLC SOW �ffi VA9 G1AV'Q ONa -W NV -W U31S W F- M OJ O O XO of Z EL-- O❑ '---_—_ 0 Q Z W QQ Z l W O Z ryy O Q JO Q F= -. 00 M W U O lr X > O M U Z W O J O w / Pine Street Extension from SR 104 provides the only access to the planning area, and improvements to this street such as sidewalks and turning lanes will be required to ensure safe and adequate site access. The railroad continues to present a barrier to site access from the west. With the elimination of the ferry access and the multi -modal facility, projected traffic volumes to and from the study area will be significantly lower. Without the Edmonds Crossing project, pedestrian access from the site to the waterfront becomes problematic. Aside from topographic and engineering constraints, the high costs associated with providing a grade -separated access across the railroad, including negotiating an appropriate easement or license from the railroad, would create great difficulty. However, the design and development costs alone should not preclude the potential of providing such access. Accordingly, Upper and Lower Yard development will be designed to reasonably accommodate future pedestrian access to the waterfront. To the extent that waterfront access is later afforded with Lower Yard development and benefits site development, the developer(s) may contribute to this effort through the donation of land, or through other mutually agreeable means. Building Dimensions and Relationships Height, bulk, and overall dimensional requirements for Alternative Two do not differ from the Preferred Alternative. Due to the increased size of the area designated for mixed use development, the development potential in this area is increased as shown in Figure 8. Figure 8: Development Potential, MP2 Zone Alternative Two FLOOR LAND USE TYPE MAXIMUM SQUARE FOOTAGE RESIDENTIAL CONVERSION 1 parking; retail/service 55,00011 09 2 office; residential 180,000 120 3 office; residential 180,000 120 4 office; residential 140,000 93 TOTAL 555,000 S33 Phasing As with the Preferred Alternative, the first phase of development would feature the residential and open space development on the Upper Yard. Development of the Lower Yard would occur in Phase 2. The timing of these development phases has not yet been determined. For each phase, sub -phases of development would be shown as plans are submitted to the city for review. 8 Plus parking. 9 The proposed MP2 Zone does not permit residential uses on the ground floor of a building. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 18 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 CONCLUSION The Point Edwards site is one of the few significant development opportunities remaining in the City of Edmonds. The significance and visibility of the site is evidenced by the high degree of interest shown by local, regional, and state governments and agencies. However, despite the high level of interest shown, and despite the clear documentation of the need to improve ferry access by moving its associated traffic congestion away from Downtown Edmonds, little has been done by any public agency to secure the Point Edwards site for use as a multi -modal facility. This Master Plan preserves the option for a multi -modal facility, while acknowledging that such a development may not come to pass within a reasonable period of time. Unocal Corporation, the property owner, has enjoyed a long history of cooperative working relationships with city government and other involved agencies. The type and intensity of development illustrated in this Master Plan is intended to meet the spirit and the letter of the city's Comprehensive Plan, to encourage action toward the development of a multi -modal center on the property, and to promote the efforts of those who wish to maintain a high quality of life in Edmonds. A multi -modal facility or other development of comparable scope at Point Edwards will benefit the city by providing a development that complements Downtown Edmonds. As noted in the Edmonds Downtown Waterfront Plan, the relocation of rail and ferry service from their current locations will improve traffic congestion in the downtown area. At the same time, the site of these relocated facilities can benefit from increased exposure by creating a mixed-use development that maximizes development opportunities while creating an atmosphere that is faithful to the vision set forth in city plans. REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 19 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 Appendix Proposed Text of MP Zones Appendix B: List of Environmental Studie:7! REVISED FINAL - POINT EDWARDS MASTER PLAN PAGE 20 DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 lill III U ' 1 , t j � . FINAL - POINT EDWARDS MASTER PLAN DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 16.75.000 MP -MASTER PLAN HILLSIDE MIXED USE ZONE This chapter establishes the hillside mixed use zoning district comprised of two distinct zoning categories which are identical in all respects except as specifically provided for in 16.75.010 and 16.75.020 ECDC. 16.75.005 Purpose The MP1 and MP2 zones have the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. To reserve an area where potential exists for planned development that can benefit the public by providing new tax revenue; B. To reserve an area where a mix of land uses can take advantage of site conditions and water views; C. To permit construction in accordance with a master plan concept and site design that is visually pleasing; and D. To promote a mix of residential, commercial, and other uses in a manner that is consistent with the city's comprehensive plan, and with the Downtown Waterfront Plan that has been adopted as a part of the comprehensive plan. The mix of uses is contemplated to occur throughout the MPI and MP2 zones; mixed-use development is not required on any specific parcel of land. 16.75.010 Uses A. Permitted primary uses in MPI: 1. Multi -family Residential 2. Office 3. Hotels/Motels 4. Restaurants, excluding drive-in businesses 5. Local Public Facilities as defined in ECDC 21.55.007 6. Mixed Use Development for any use permitted in this zone. 7. Secondary Service and Retail Uses to the primary use, but excluding trailer sales and service, car lots, heavy equipment sales and service, and any other retail activity that relies primarily on outdoor display of merchandise 8. Conference/Performing Arts Center 9. Day Care 10. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 B. Permitted primary uses in MP2: 1. All uses permitted in 16.75.010(A), except that residential use is prohibited on the ground floor of any building 2. Neighborhood oriented retail uses intended to support other uses in the immediate area, but excluding trailer sales, car lots, heavy equipment sales and service, and any other retail activity that relies primarily on outdoor display of merchandise 3. Service uses as a primary use intended to support other uses in the immediate area, but excluding trailer, car, boat, and equipment services 4. Multimodal transportation center 5. Educational facilities. C. Permitted secondary uses in MP1 and MP2: 1. Off-street surface parking and structured parking to serve a permitted use 2. Shared parking facilities to serve more than one permitted use 3. Off-street loading facilities to serve a permitted use. D. Uses requiring a Conditional Use Permit 1. Buildings or structures that exceed the maximum height limit. This permit is intended to be limited to the approval of a `landmark' building or structure, such as a clock tower, viewing platform, or similarly unique structure that contributes to the overall development. Not more than one such landmark structure shall be permitted for each zone. 16.75.020 Site Development Standards A. Any development located in MP1 or MP2 zones shall be subject to design review in accordance with Chapter 20.10 ECDC. B. Table. Except as hereinafter provided, development requirements shall be as follows: Sub Minimum Minimum. Minimum Minimum Minimum Maximum Maximum Maximum Minimum District lot area lot width street side rear height coverage . floor lot area setback setback' setback2 % area3 per 1 For residential buildings, setbacks apply to exterior lot line only, and not to any interior lot lines within a development. C. Signs, Parking, and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC. D. Master Plan Required. 1. No development shall be permitted in an MP1 or MP2 zone unless a master plan has been prepared, identifying potential land uses and densities as set forth in 16.75.020(D)(2). 2. A Master Plan shall describe the land use parameters and relationships to guide future site development. The plan shall, in a general manner, define the site layout by showing development areas by type of use, circulation patterns, site access, residential densities (if applicable), maximum square footage of non-residential uses (if applicable), and any open space areas and buffers. The plan shall also illustrate the relationship between the site and adjoining properties. 3. All property identified in the master plan shall be developed in a manner consistent with the provisions of the master plan. 4. It is intended that site layouts, the range and intensity of uses, access, and circulation shall be depicted in both graphic and narrative form in a general manner. Subsequent to the adoption of a master plan, more detailed site and design information shall be submitted for review in accordance with Chapter 20.10 ECDC. The applicant also has the option of submitting a master plan concurrently with a specific site design. Other necessary applications, such as subdivision, Binding Site Plan (BSP), or Planned Residential Development (PRD), may also be submitted concurrently. If submitted concurrently, the city shall review the applications concurrently. However, no site design or other approval shall be granted until such time as the master plan is approved. Figure A: Z See footnote 1. 3 The Maximum Floor Area is intended to limit the size of non-residential development only. In the case of a mixed-use development that includes residences, the Maximum Floor Area calculation shall be applied to the residential use as well. 4 Roof may extend up to five feet above the stated height limit if designed as part of an approved modulated design in accordance with 20.10 ECDC. 5 Building height may be calculated separately for each clearly separated portion of a building as illustrated, but not limited to, Figures A, B and C. dwelling unit S.F. MPI none none 15' 10' 15' 35'4,5 75 3 sgft/s.f. 2,400 of lot area MP2 none none none none none 45' 75 4 sq.ft./s.f. 2,400 of lot area C. Signs, Parking, and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC. D. Master Plan Required. 1. No development shall be permitted in an MP1 or MP2 zone unless a master plan has been prepared, identifying potential land uses and densities as set forth in 16.75.020(D)(2). 2. A Master Plan shall describe the land use parameters and relationships to guide future site development. The plan shall, in a general manner, define the site layout by showing development areas by type of use, circulation patterns, site access, residential densities (if applicable), maximum square footage of non-residential uses (if applicable), and any open space areas and buffers. The plan shall also illustrate the relationship between the site and adjoining properties. 3. All property identified in the master plan shall be developed in a manner consistent with the provisions of the master plan. 4. It is intended that site layouts, the range and intensity of uses, access, and circulation shall be depicted in both graphic and narrative form in a general manner. Subsequent to the adoption of a master plan, more detailed site and design information shall be submitted for review in accordance with Chapter 20.10 ECDC. The applicant also has the option of submitting a master plan concurrently with a specific site design. Other necessary applications, such as subdivision, Binding Site Plan (BSP), or Planned Residential Development (PRD), may also be submitted concurrently. If submitted concurrently, the city shall review the applications concurrently. However, no site design or other approval shall be granted until such time as the master plan is approved. Figure A: Z See footnote 1. 3 The Maximum Floor Area is intended to limit the size of non-residential development only. In the case of a mixed-use development that includes residences, the Maximum Floor Area calculation shall be applied to the residential use as well. 4 Roof may extend up to five feet above the stated height limit if designed as part of an approved modulated design in accordance with 20.10 ECDC. 5 Building height may be calculated separately for each clearly separated portion of a building as illustrated, but not limited to, Figures A, B and C. A building is considered to have two or more clearly separated portions when each portion is separated by a one-story high (min.) space above a plaza or roof. Multiple floors above the plaza may be connected by an open-air bridge no wider than 10'-0". Building height would be calculated using the centerline of the plaza or roof as one edge of the rectangle used to average existing grade elevations. See figure below: Figure B: A building is considered to have two or more clearly separated portions when the line of the roof changes (a vertical shift). Building height would be calculated using the centerline of the wall below the shift in roof heights as one edge of the rectangle used to average existing grade elevations. See figure below: Figure C: A building is considered to have two or more clearly separated portions when the floor plates shift (a horizontal shift). Building height would be calculated using the centerline of the wall along the shift in floor plates as one edge of the rectangle used to average existing grade elevations. See figure below: 5. A master plan may be approved as a comprehensive plan amendment, a Planned Residential Development (PRD), or as a contract rezone. The planning advisory board and city council shall review -and act upon a proposed master plan in accordance with the provisions of 20.100.020 and 20.100.030 ECDC, except in the case of a PRD, which shall be reviewed in accordance with the provisions of 20.35 ECDC. �, 1. =J `; ii FINAL - POINT EDWARDS MASTER PLAN DAVID EVANS AND ASSOCIATES, INC. EDMONDS, WA MAY 14, 2002 REPORTS — EDMONDS TERMINAL GeoEngineers 1986. Phase I Site Assessment Report, Edmonds Fuel Terminal, Edmonds, Washington. Prepared for UNOCAL Corporation. December 4. GeoEngineers 1987. Progress Report No. 1, Subsurface Product Recovery Program, Edmonds Fuel Terminal. August 31. GeoEngineers 1988a. Progress Report No. 2, Subsurface Product Recovery Program, Edmonds Fuel Terminal. October 10. GeoEngineers 1988b. Report of Geotechnical Services, Subsurface Contamination Study, Upland Fuel Tank Area, Edmonds Fuel Terminal, Edmonds, Washington GeoEngineers 1988c. Phase I Site Assessment Report, Lake McGuire, Edmonds Fuel Terminal, Edmonds, Washington GeoEngineers 1989a. Progress Report No. 3, Subsurface Product Recovery Program, Edmonds Fuel Terminal. September 19. GeoEngineers 1989b. Technical Report, Phase 11 Site Assessment, Lake McGuire, Edmonds Fuel Terminal, Edmonds, Washington GeoEngineers 1989c. Report of Geotechnical Services, Site Contamination Assessment, Waste Soil Stockpile Area, Edmonds Fuel Terminal, Edmonds, Washington GeoEngineers 1990 Results of Site Characterization, Marine Diesel Spill, Edmonds Fuel Terminal, Edmonds, Washington GeoEngineers 1991 a. Progress Report No. 4, Subsurface Product Recovery Program, Edmonds Fuel Terminal. April 19. GeoEngineers 1991b. Site Contamination Assessment, Lower Yard, Edmonds Fuel Terminal, Edmonds, Washington GeoEngineers 1993 Supplemental Subsurface Contamination Assessment, Upper Yard, Edmonds Fuel Terminal and Burlington Northern Railroad Properties, Edmonds, Washington EMCON 1994a. Free Petroleum Product Recovery System Report, Unocal Edmonds Bulk Fuel Terminal. Prepared for Unocal Corporation. January 20. EMCON 1994b. Background History Report, Unocal Edmonds Bulk Fuel Terminal. Prepared for Unocal Corporation. February 15. EMCON 1995a. Remedial Investigation Work Plan, Unocal Edmonds Bulk Fuel Terminal. Prepared for Unocal Corporation. April 26. EMCON 1995b. Final Upland Sediments Evaluation Work Plan. Prepared for Unocal Corporation. May 1. EMCON 1995c. Addendum, Remedial Investigation Work Plan, Unocal Edmonds Bulk Fuel Terminal, April 26, 1995. Prepared for Unocal Corporation. August 31. EMCON 1995d. Existing Monitoring Well Assessment and Proposed Monitoring Well Network, Unocal Edmonds Bulk Fuel Terminal. Prepared for Unocal Corporation. September 21. EMCON 1996a. Interim Deliverable, Drainage System Inventory Results, Unocal Edmonds Bulk Fuel Terminal. Prepared for Unocal Corporation. February 8. EMCON 1996b. 1995 Interim Product Recovery Operations Report, Unocal Edmonds Bulk Fuel Terminal. February 29. EMCON 1996c. Final Feasibility Study Work Plan, Unocal Edmonds Bulk Fuel Terminal. Prepared for Unocal Corporation. April 12. EMCON 1996d. Preliminary Upper Yard Hydrogeology Evaluation, Unocal Bulk Fuel Terminal, Edmonds, Washington. Prepared for Unocal Corporation. May 6. EMCON 1996e. Unocal Edmonds Bulk Fuel Terminal RDFS, Combustible Gas Monitoring and Evaluation. Prepared for Unocal Corporation. July 25. EMCON 1996f. Draft Remedial 'Investigation Report, Unocal Edmonds Bulk Fuel Terminal, Edmonds, Washington. Prepared for Unocal Corporation. August 23. EMCON 1997a. 1996 Interim Product Recovery Operations, Unocal Edmonds Bulk Fuel Terminal. February 27. EMCON 1997b. Revised RI Sampling and Analysis Plan Addendum, Unocal Edmonds Bulk Fuel Terminal. October, as amended March 26, 1998. EMCON 1998a. 1997 Interim Product Recovery Operations, Unocal Edmonds Bulk Fuel Terminal. March 24. EMCON. 1998e. Draft Remedial Investigation Report, Unocal Edmonds Bulk Fuel Terminal, Edmonds, Washington. Prepared for Unocal Corporation Asset Management Group. October 19. EMCON 1999. Unocal Edmonds Bulk Fuel Terminal, August 1998 and February 1999 Groundwater Data. May 13. Maul Foster & Alongi 1999. 1998 Interim Product Recovery Operations Report, Unocal Edmonds Bulk Fuel Terminal. February 1. 2 Maul Foster & Alongi 2000a. 1999 interim Product Recovery Operations Report, Unocal Edmonds Bulk Fuel Terminal. January 31. Maul Foster & Alongi 2000c. Unocal Edmonds Terminal, February 2000 Groundwater Data. July 25. Maul Foster & Alongi. 2001 a. Draft Remedial Investigation Report, Unocal Edmonds Bulk Fuel Terminal, Edmonds, Washington. February 2. Maul Foster & Alongi. 2001b. 2000 Interim Product Recovery Operations Report, Unocal Edmonds Bulk Fuel Terminal. February 6. Documents concerning Marina Beach, Tidelands and Neighboring Properties: MFA. 2001a. Draft Remedial Investigation Report, Unocal Edmonds Bulk Fuel Terminal, Edmonds, Washington. Prepared for Unocal Corporation. June. MFA. 2001b. Draft Interim Action Report, Unocal Edmonds Terminal, Edmonds, Washington. Prepared for Unocal Corporation. June. MFA. 2001c. Draft Supplemental Remedial Investigation Work Plan, Unocal Edmonds Terminal, Edmonds, Washington. Prepared for Unocal Corporation. June. MFA. 2001d. Updated Feasibility Study Work Plan, Unocal Edmonds Terminal, Edmonds, Washington. Prepared for Unocal Corporation. June. MFA. 2001 e. Bidding Documents for Lower Yard Interim Action, Unocal Edmonds Terminal, Edmonds, Washington. Prepared for Unocal Corporation. July 10. MFA. 2001f Letter to David South, Department of Ecology, regarding Unocal Edmonds Terminal, September 2001 Surface Water Data. November 21. MFA. 2001g. Sampling and Analysis Plan, Unocal Edmonds Terminal. Prepared for Unocal Corporation. Updated November 29. MFA. 2001h. Letter to David South, Department of Ecology, regarding Unocal Edmonds Terminal, 2001 Groundwater Data. November 29. MFA. 2001i. Technical Memorandum. Terrestrial Ecological Evaluation of Upper Yard, Unocal Edmonds Terminal. November 30. MFA. 2001j. Draft Storm Water Management System, Operations and Maintenance Manual, Unocal Edmonds Terminal, Edmonds, Washington. Prepared for Unocal Corporation. December 28. 3 MFA. 2002a. Addendum to Sampling and Analysis Plan, Unocal Edmonds Terminal. Cultural Resources Monitoring Procedures for Groundwater Monitoring Well Borings Unocal Edmonds Terminal, Lower Yard. Prepared for Unocal Corporation. January 21. MFA. 2002b. Addendum to Sampling and Analysis Plan, Unocal Edmonds Terminal. Cultural Resources Monitoring and Survey Procedures, Unocal Edmonds Terminal, Upper Yard. Prepared for Unocal Corporation. January 25. MFA. 2002c. Draft Whole Effluent Toxicity Work Plan, Unocal Edmonds Terminal, Edmonds, Washington. Prepared for Unocal Corporation. January 31. MFA. 2002d. Draft Lower Yard Interim Action As -Built Report, Unocal Edmonds Terminal, Edmonds, Washington. January 31. 4