2018-06-10 Land Use Criteria Statement_WOW.pdfWOW Land Use Permit Criteria Statement – June 08, 2018 Page 1
Land Use Criteria Statement
Edmonds Waterfront Re-development: Walkway Over Water June 11, 2018
To identify the appropriate Land Use criteria, the following documents were used to
determine applicable designations for the Edmonds Waterfront Center (EWC) site:
A. City of Edmonds Zoning Map, Revised November 2, 2017
Project site is located in a CW - Commercial Waterfront zone.
And in a P-Public Use District
B. City of Edmonds Comprehensive Plan Map, Revised July 15, 2015
Project site is designated at Shoreline Commercial and lies within the
Downtown / Waterfront Activity Center.
C. City of Edmonds Shoreline Master Program Designation Map, Updated 08-
25-2014
Project building and parking are landward of OHW and designated as Urban
Mixed Use I.
D. City of Edmonds: Parks, Recreation and Open Space Plan, Updated Dec. 6,
2016
Existing Senior Center site is designated as a Regional Park.
Note: All text below in italics is excerpted from the Edmonds City Code and
Community Development Code.
This document pertains to code compliance of the proposed Walkway Over Water.
See accompanying Edmonds Waterfront Center Land Use Permit Criteria Statement
for code compliance of the Edmonds Waterfront Center and Edmonds Waterfront
Re-development: Marine Walkway Land Use Permit Criteria Statement for code
compliance of Edmonds Marine Walkway modification. The proposed Walkway
Over Water meets the criteria of the applicable code sections as described below:
Aquatic Environments: Aquatic 1 – ECDC 24.30.030
D.1. New overwater structures should be limited and allowed only for water-dependent
uses, public access, or ecological restoration.
The walkway over water is the only proposed overwater structure in the project. It
provides a clearly delimited and universally accessible public pedestrian route
within an easement that is currently beach and is otherwise restricted by tidal
influence. The existing staircase to the beach will be relocated to preserve access
to the shoreline and water’s edge.
General Policies and Regulations - ECDC 24.40.040 Public Access and Views
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B.1.a. Where the use or modification will create increased demand for public access to
the shoreline, the development shall provide public access to mitigate this impact.
Public access is provided at each end of the walkway over water where it meets
the Edmonds Marine Walkway to provide a focused, clearly defined, and
accessible route. The existing staircase to the beach will be relocated to preserve
access to the shoreline and water’s edge.
B.5. Shoreline development by public entities, such as local governments, port
districts, state agencies, and public utility districts, should provide public access
measures as part of each development project, unless such access is shown to be
incompatible due to reasons of safety, security, or impact to the shoreline.
The design is preserving existing access to the beach by relocating an existing
staircase. The Walkway Over Water will provide a new, focused, clearly defined,
and accessible route between two portions of the Edmonds Marine Walkway which
are currently disconnected.
B.6.a. In addition to the public pedestrian areas required by subsection (B)(1) of this
section, the applicant may propose and/or the city may require that benches, picnic
tables, a public access pier or boardwalk, or other public use facilities be constructed
on the subject property.
This project does not propose an increase in benches, picnic tables, or other public
facilities other than the Walkway Over Water, itself.
B.7. The public pedestrian access required by this section must be completed and
available at the time of occupancy or completion of work; provided, however, that the
city may on a case-by-case basis defer the physical availability of public access in the
following cases:
a. If shoreline development without public pedestrian access exists on both
sides of the subject property and the city determines that the size, location and
topography or the subject property does not warrant making public waterfront
access available until additional adjacent waterfront access can be obtained.
b. If preexisting legal or nonconforming improvements on the subject property
physically preclude the provisions of public waterfront access within a
reasonable period of time.
Public access will be available to the time construction is complete. Public
pedestrian access on both sides of the subject property is available and ready. No
pre-existing legal or nonconforming improvements on the subject property
physically preclude the provisions of public waterfront access.
B.10. Shoreline uses, modifications and activities shall be designed and operated to
avoid blocking, reducing or adversely interfering with the public’s existing physical and
visual access to the water and shorelines.
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This modification and activity is designed and operated to avoid blocking, to the
maximum extent feasible, and improves the public’s existing physical and visual
access to the water and shorelines by developing an accessible public route,
where there is none, currently, while relocating an existing stairway to the beach to
preserve access to the shoreline.
B.13. Public access sites shall be connected directly to the nearest public street and
shall include provisions for disabled and physically impaired persons, where feasible.
The parcel to the north, at the proposed Edmonds Waterfront Center and proposed
modification to the Edmonds Marine Walkway, provides three (3) ADA accessible
routes which lead back to Railroad Ave.
Shoreline Bulk and Dimensional Standards - ECDC 24.40.090
C.2. The maximum height above deck of an Overwater Structure is 3’
This criteria is being met. See Sheet L4.1 for a section of the proposed over water
walkway.
Shoreline- Recreational Development - ECDC 24.60.060
A. This master program gives priority to recreational development that is
primarily related to access to, enjoyment and use of the water and shorelines
of the state.
This project is providing access for enjoyment and use of the shorelines of the
state by improving accessible routes and pedestrian connectivity and circulation
along the waterfront. The Walkway Over Water fills a gap in the Edmonds Marine
Walkway, connecting southerly shoreline destinations; Marina Beach Park, the Port
of Edmonds Marina, Port of Edmonds Plaza, Olympic Beach Park, the Edmonds
fishing pier, to northerly waterfront amenities; Brackett’s Landing South, Brackett’s
Landing North, the Edmonds Underwater Park, and the Edmonds Ferry Terminal.
B.1. Encourage the coordination of local, state, and federal recreation planning
so as to mutually address recreational needs. Shoreline recreational
development should be consistent with all adopted park, recreation, and
open space plans.
Coordination is happening with state and Federal permitting agencies. The
project’s connection of the Marine Walkway is consistent with goals of the City of
Edmonds Comprehensive Plan which includes the Parks, Recreation and Open
Space Plan, the Community Cultural Plan, the Streetscape and Street Tree Plan,
and the Edmonds Shoreline Master Program.
B.2. Encourage the linkage of shoreline parks, recreation areas, and public
access points in a linear system, such as hiking paths, bicycle paths, and
scenic drives.
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This project is providing improvements to the Edmonds Marine Walkway and
Waterfront Trail, linking together over a linear mile of public parks, transportation,
and commercial destinations along the Edmonds waterfront.
B.3. Locate and design recreational developments in a manner that preserves,
enhances, or creates scenic views and vistas.
Vistas and other opportunities for scenic views from the Walkway Over Water will
be comparable to existing views provided from the rest of the Edmonds Marine
Walkway. Views of the shoreline and horizon from adjacent private property will
also be preserved.
B.4. Locate and design recreational facilities to minimize adverse impacts
including those related to stormwater runoff, water quality, visual qualities,
public access, and vegetation and habitat maintenance.
The walkway is increasing public access without creating the adverse impacts to
stormwater and water quality as it proposed less than 2000 SF of impervious non-
pollution generating surfaces. It is designed to have smooth transitions and be
compatible, aesthetically, with the existing Marine Walkway. Public access to the
beach will be preserved by relocating an existing staircase. There is no increase in
vegetation, so no proposed change to the level of existing vegetation maintenance
is required. Adverse impacts to the existing habitat will be minimized by a carefully
scheduled construction sequence (such as conduction work at low-tide and
completely avoiding in-water work), restoration of temporarily disturbed critical
areas, and other strategies which are noted in the project’s associated Critical
Areas Report and Mitigation Plan, prepared for the City of Edmonds by Herrera
Environmental Consultants, Inc., dated September 21st, 2017.
B.5. Encourage physical and visual access to shorelines and surface waters.
Visual and physical access to shorelines is being maintained and continuous,
accessible pedestrian circulation and connectivity along the Edmonds waterfront
will be improved.
C.1.a-d Prohibited recreational uses and developments.
None of the listed prohibited recreational uses are being designed for in this
project.
C.2 Recreational facilities shall make adequate provisions for:
a. Vehicular and pedestrian access, both on site and off site;
The Walkway Over Water will improve pedestrian access to adjacent facilities.
Additionally, vehicular and pedestrian access, both on site and off site are provided
by adjacent facilities.
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e. The prevention of overflows and trespasses onto adjacent properties;
The Walkway Over Water will provide a clear, accessible route to help keep
pedestrian circulation within the existing public easement and prevent overflows
and trespass onto adjacent properties. Signage to indicate that public access is
limited to the Walkway Over Water, will also help minimize trespasses onto private
property.
g. Security;
Lighting is included in the design of the Walkway Over Water. Fixture selection will
provide safety-level lighting only and be shielded by the structure of the Walkway
Over Water to minimize light trespass into adjacent habitat and residential areas.
h. Maintenance;
Maintenance will be provided by the city of Edmonds