The URL can be used to link to this page

2024-04-09 Council Special Packetof c�,y s Agenda Edmonds City Council SPECIAL MEETING COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 APRIL 9, 2024, 7:30 PM PERSONS WISHING TO JOIN THIS MEETING VIRTUALLY IN LIEU OF IN -PERSON ATTENDANCE MAY CLICK ON OR PASTE THE FOLLOWING ZOOM MEETING LINK INTO A WEB BROWSER USING A COMPUTER OR SMART PHONE: HTTPS://ZOOM. US/J/95798484261 OR JOIN/COMMENT BY PHONE: US: +1 253 215 8782 WEBINAR ID: 957 9848 4261 THOSE COMMENTING USING A COMPUTER OR SMART PHONE ARE INSTRUCTED TO RAISE A VIRTUAL HAND TO BE RECOGNIZED. PERSONS WISHING TO PROVIDE AUDIENCE COMMENTS BY DIAL -UP PHONE ARE INSTRUCTED TO PRESS *9 TO RAISE A HAND. WHEN PROMPTED, PRESS *6 TO UNMUTE. WHEN YOUR COMMENTS ARE CONCLUDED, PLEASE LEAVE THE ZOOM MEETING AND OBSERVE THE REMAINDER OF THE MEETING ON THE COUNCIL MEETINGS WEB PAGE. 1. CALL TO ORDER 2. ROLL CALL 3. COUNCIL BUSINESS 1. Comprehensive Plan - Growth Alternatives: Presentation (20 min) 2. Other Possible Growth Alternatives for Council Deliberation (20 min) 3. Audience Comments on Comprehensive Plan - Growth Alternatives (40 min) 4. Resolution Providing Direction for Comp Plan Draft Growth Alternatives (40 min) ADJOURNMENT 9:30 PM Edmonds City Council Agenda April 9, 2024 Page 1 3.1 City Council Agenda Item Meeting Date: 04/9/2024 Comprehensive Plan - Growth Alternatives: Presentation Staff Lead: Susan McLaughlin Department: Planning & Development Preparer: Susan McLaughlin Background/History The City of Edmonds is updating its Comprehensive Plan (the Plan) to be consistent with the Growth Management Act (GMA), Vision 2050 Growth Strategy, Snohomish County Countywide Planning Policies, and other local plans and policies. The city is committed to developing a comprehensive, consistent, and culturally relevant plan that will guide the City's decision -making and development through 2044. The Plan update is titled Everyone's Edmonds to reflect our commitment to inclusivity and to elevating voices of underrepresented members and organizations within our community. The Washington State Office of Financial Management (OFM) provides population projections to the Puget Sound Regional Council (PSRC), which allocates a subcounty distribution of growth. Since the city completed its last periodic update in 2015, Edmonds was designated as a high -capacity transit (HCT) community in PSRC's Vision 2050 regional growth strategy, which shifted expectations on future growth. The Countywide Planning Policies (CPPs) for Snohomish County provide direction for allocating the 20- year OFM projections to subareas of the county. CPP calls for use of the collaborative, interjurisdictional process of Snohomish County Tomorrow (SCT) to develop a city, unincorporated UGA/MUGA, and rural/resource area allocation of projected population, housing, and employment growth targets for local GMA plan update purposes. The subcounty allocation uses the most recent OFM population projection for Snohomish County and the PSRC's Regional Growth Strategy (RGS) as the starting point for this process. The SCT Steering Committee, which is comprised of countywide elected officials, including a City of Edmonds City Council representative, voted to approve the methodology for allocating each city's housing allocation numbers on April 13, 2023. Over the next twenty year planning horizon, Edmonds needs to accommodate an additional 13,000 residents, 9,000 housing units, and 3,000 jobs by 2044. While previous planning indicated a surplus capacity for population and employment until 2035, the current planning foresees a deficit of approximately 4,000 residents and 500 jobs by 2044 based on existing zoning. The city must plan for this additional growth as a part of this periodic update while meeting the affordability, income, and density requirements of House Bills 1220, 1110, and 1337, which the state legislature adopted in 2021 and 2023. Staff Recommendation Packet Pg. 2 3.1 Staff recommends that the City Council review the proposed growth alternatives, including the changes as recommended by the Planning Board. Narrative The City is developing growth alternatives to identify areas suitable for accommodating anticipated growth to comply with the State Environmental Policy Act (SEPA) requirements for the Plan's environmental impact statement (EIS). These alternatives show different ways that the city could meet its forecasted population and employment growth. The goal of the SEPA EIS process is to provide decision makers with information that they need about environmental impacts so that they can make a project decision. In this case, the decision maker is the council voting to adopt a 2024 Comprehensive Plan Update considering the impacts that were disclosed in the EIS. The decision could be to adopt one of the action alternatives or to create a blend of the two, as long as all potential impacts have been analyzed in the EIS. The EIS identifies environmental conditions, potential impacts of the different growth alternatives, infrastructure investment needs, and measures to reduce or mitigate any significant, unavoidable adverse environmental effects. SEPA regulations require a "no action" alternative and a minimum of two reasonable alternatives with actions that can feasibly attain or approximate a proposal's objectives. The alternatives must include sufficiently detailed analysis to enable a comparative evaluation. Two growth alternatives have been developed based on community input, consultant and staff analysis, taking into account state and county -recommended methodologies. All three alternatives assume consistent growth with the 2044 Initial Population, Housing, and Employment Growth Targets, developed and adopted by the County in alignment with PSRC's VISION 2050. The attached Existing Conditions Memo (Attachment 1) is a foundation for analysis, decision -making, and planning. The memo includes preliminary findings from the community outreach events held between September and December 2023, along with demographic, economic, and spatial data analysis. Additionally, it highlights ongoing or new City initiatives relevant to the comprehensive plan, laying the groundwork for the proposed growth alternatives. The Land Use Capacity Analysis Memo (Attachment 2) outlines proposed methods and assumptions for the forthcoming City of Edmonds' Land Capacity Analysis within the Everyone's Edmonds Comprehensive Plan Update. This method aligns with the GMA targets for new jobs and housing, while ensuring compliance with recently adopted state legislation (1110, 1337 and 1220). The revised growth alternatives (Attachment 3) reflect the changes that the Planning Board recommended (Attachment 4), which include new hub ideas (informed by public input) at the following locations: -226th St. SW /15th & Edmonds Way intersection -196th and 84th, east of North Bowl -76th & 205 intersection The public has been encouraged to review, comment and question the proposed growth alternatives over a multiple week online open house, which closed on April 2, 2024. The City also hosted an in - person public forum on March 23, 2024. The feedback from that citywide forum was more subjective Packet Pg. 3 3.1 and conversational in nature but overall staff was pleased with the number of attendees. It is estimated that there were nearly 200 people in attendance; Planning Board members, Staff and consultants were able to answer questions and to discuss community members' comments and concerns. Staff will provide a summary of both of these events at the study session. Attachments: Attachment 1 - Existing Conditions Memo Attachment 2 - Methodology Memo Growth Alternatives Council Study Session April 10 rspdf Growth Alternatives Planning Board Memorandum —REVISED 040424 Packet Pg. 4 Draft Existing Conditions Memo 3.1.a Outline: A. Purpose of the Memo B. Planning Context: City of Edmonds B.1. Local and Regional Context B.2. Community's vision for the City of Edmonds B.3. City's key initiatives C. Land Use C.1. C.2. C.3. D. Housing D.1. D.2. D.3. D.4. Existing Land Use Parks and Open Spaces Environmentally Critical areas Existing housing types Key Housing Facts Changing Context Equity and Housing E. Economic Development E.1. Commuting and Employment E.2. Employment Sectors in Edmonds vs Comparison Cities E.3. Working from Home Trends F. Area Profiles F.1. Downtown F.2. Waterfront F.3. Westgate F.4. Five Corners F.5. Firdale F.6. North Bowl F.7. Perrinville G. Highway 99 Subarea Plan Appendix: Existing Conditions for Highway 99 Subarea 1 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 5 3.1.a Draft Existing Conditions Memo Existing Conditions Purpose of the memo The purpose of this memo is to summarize existing conditions for the City of Edmonds, providing a basis of information for analysis, decision -making, and planning. The memo presents preliminary findings from September to December 2023, including demographic, economic, and spatial data analysis. This memo also identifies the ongoing or new City initiatives relevant to the comprehensive plan as available. This memo sets the stage to advance draft conceptual growth alternatives. City of Edmonds: Local + Regional Planning Context The City of Edmonds is in south Snohomish County on the western shores of Puget Sound, approximately 14 miles north of Seattle. Situated within the urbanized Puget Sound region, the city encompasses approximately 8.9 square miles (5,700 acres) in area, including five linear miles of marine shoreline. Puget Sound bounds the city on the west, Lynnwood and Mountlake Terrace on the east, unincorporated Snohomish County on the north, and Woodway and the City of Shoreline on the south. The unincorporated area of Esperance, located in the city's southeast corner, is an enclave of Edmonds. A. State Framework Goals The Washington Growth Management Act (GMA) establishes a framework for jurisdictions to manage and accommodate growth. The GMA sets requirements for comprehensive planning to guide future growth towards shared goals and ensure consistency and coordination between jurisdictions. Per the GMA, Edmonds is projected to grow by 13,000 people over the next twenty years. The City of Edmonds Comprehensive Plan updates are responsive to the capacity needs of this growth and are in accordance with the requirements of the GMA. The GMA contains statewide planning goals intended to guide the development and adoption of comprehensive plans. B. Regional Goals The Puget Sound Regional Council (PSRC) is a Regional Transportation Planning Organization under chapter 47.80 RCW. The City of Edmonds is a member of PSRC. VISION 2050 provides a framework for how and where development occurs and how the region supports efforts to manage growth. "VISION 2050 is the shared regional plan for moving toward a sustainable and more equitable future. It encourages decision -makers to use existing resources and planned transit investments wisely while achieving the region's shared vision. VISION 2050 sets forth a pathway that strengthens economic, social, and environmental resiliency while enhancing the region's ability to cope with adverse trends such as climate change and unmet housing needs. As the region experiences more growth, VISION 2050 seeks to provide housing, mobility options, and services in more sustainable ways. Most importantly, VISION 2050 is a call to action to meet the needs of a growing population while considering the current needs of residents. VISION 2050 recognizes that clean air, health, life expectancy, access to jobs, and good education can vary dramatically by neighborhood. VISION 2050 works to rectify past inequities, especially for communities of color and people with low incomes. " 2 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 6 3.1.a Draft Existing Conditions Memo C. Planning Policies New state housing bills have been passed to address long-term state trends around housing availability in single-family zones in the Puget Sound Region. These bills are intended to promote housing supply, choice, and affordability. HB 1110 requires at least two homes to be allowed per lot. HB 1337 requires at least two accessory dwelling units (ADUs) per lot must be permitted in attached or detached configurations. The Edmonds Comprehensive Plan will address changes based on these specific regulations. More information on implementing these policies and regulations will be included in the Draft Housing Element, the Draft City of Edmonds Land Use Capacity Analysis, and its subsequent Growth Scenarios. D. Community's Vision for the City of Edmonds: Following extensive public outreach in the summer of 2022 and subsequent review by the Edmonds Planning Board, the following vision statement was developed for the Comprehensive Plan. "Edmonds is a charming and welcoming city offering an outstanding quality of life for all with vibrant and diverse neighborhoods, safe streets, parks, and a thriving arts scene shaped to promote healthy lifestyles, climate resiliency, and access to the natural beauty of our community." The consultant team held community meetings in December 2023, focusing on seven different geographic areas within Edmonds. Notable themes heard from the community are summarized below. The community's feedback and the city's common vision statement will be used to develop the City of Edmonds's growth alternatives. • Improve access, safety, and walkability to and within neighborhood commercial areas and centers... We heard ideas about increasing bus frequency, improving bus shelters, optimizing parking (reducing its impact and visibility), and creating connective pedestrian pathways that address missing crosswalks and incomplete sidewalks and mitigate high-speed traffic. • Introduce selective elements for place -making ... We heard community members discussing the need for more places to gather within the public realm and access to outdoor comfort and activities- e.g., seating, canopies, and heating. Community centers (public uses) and mixed - use development can be designed and introduced selectively to animate centers. • Protect and expand environmental assets.... Consistent support for more greenspace, trees, and nature within the built environments; desire to keep waterfront natural, protect the marsh, and reduce the visual impact of surface parking. • Grow mindfully.... Provide options for the neighborhood's commercial areas to grow and enhance existing assets. This includes introducing a range of services not currently available and exploring compact, diversified housing while keeping things low rise. People like the modest scale of Edmonds. • Preserve and enhance Edmond's uniqueness... through more attention to aesthetics, architectural styles, and local culture, and (maintaining) the experience of key City viewsheds to the water. Public art and popular businesses are intrinsic to what it means to be in Edmonds. Celebrate the identity of each neighborhood center. 3 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 7 3.1.a Draft Existing Conditions Memo E. City of Edmonds Key Initiatives: The Comprehensive Plan Update is an opportunity to integrate new components, including an updated Parks, Recreation and Open Space (PROS) Plan, Comprehensive Plans for Water system, Sanitary Sewer, and Storm and Surface Water management. In addition, aspects of the city's key initiatives can be reflected in updated goals and policies. Initiatives and approaches are summarized below: Climate Action Plan of 2023: This plan identifies actions the city and community can take to remain on target through 2035. This plan examines some of the ways climate change is likely to affect Edmonds. It identifies steps needed to understand and prepare for changes to rainfall and snowpack, summer heat and drought, and sea level rise. This Plan provides a roadmap and a few indicator metrics to help the community know how they are doing. The Comprehensive Plan will include climate -responsive policies and update the city's goals in the community sustainability element of the document. Growth alternatives may adopt sustainable land uses and transportation strategies that support mixed -use and transit -oriented development in neighborhood commercial centers to encourage close -to -home local shopping and employment opportunities. The comprehensive plan update is also an opportunity to introduce the subject of equity in the discussion of climate change. Climate action and equity can be applied as one of the comparative metrics for the growth alternatives. Reimagining Neighborhoods + Streets: Creating Community Spaces Together: This project is an opportunity to plan what the streets of tomorrow will look and feel like. New street typologies will consider vehicle movement and ensure that street design serves social, environmental, and economic needs and functions. Public space typologies will be designed to optimize the existing right of way by enabling social hubs, expanding connectivity, and improving environmental outcomes. Policies in the Comprehensive Plan will reflect these changes and city priorities. • Accessory Dwelling Unit Code Amendment to allow for Detached Accessory Dwelling Units: The city is currently developing a new policy approach to expand housing options by easing barriers to the construction and use of accessory dwelling units in accordance with HB 1337. The core objectives are to: • Allow DADUs in the City of Edmonds. • Align with HB 1337 in terms of development standards. • Provide clear and objective guidance for those who add ADUs or DADUs to their property. • Provide code standards for height, floor area, parking, utilities, etc. The comprehensive plan will coordinate and align with these objectives and resulting policies. • Tree Code Updates: Tree protection ordinances are one of the ways cities balance urban growth with preserving a healthy, sustainable, and livable community. In 2020-2021, Edmonds' tree code was updated to support the Urban Forest Management Plan (UFMP) Goal I to reduce development impacts on the urban forest. In early 2022, Edmonds completed a Tree Canopy Assessment measuring tree 4 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 8 3.1.a Draft Existing Conditions Memo canopy cover to guide canopy -enhancing strategies such as tree planting programs, public education, and tree code updates. The tree code updates are still in process. Growth projections in Edmonds Snohomish County produces a "Buildable Lands Report" based on Countywide population projections, most recently adopted in 20211. A detailed methodology defined by the county determines the "baseline" capacity available for growth within each City. The Buildable Lands report does not account for the assumed increase in available capacity resulting from the House Bills 1110, 1337, and 1225. This has shifted the context for planning in single-family residential areas to enable Accessory Dwelling Units and encourage "missing middle housing types." 2020 Target 2044 Growth Population 42,853 55,966 13,113 Housing Units 19,005 28,073 9,068 Jobs 14,174 17,232 3,058 1 https://snohomishcountywa.gov/1352/Buildable-Lands 5 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 9 3.1.a Draft Existing Conditions Memo Existing Land Use Much of the city is characterized by detached single-family residential lots, representing about 75% of the total land area and 85% of the land area containing residential units. Edmonds is lower scale and suburban; its corresponding zoning prescribes height limits. Three stories are allowed for much of the city — this is slightly lower on downtown shopping streets and slightly higher in select areas, except for 75' along the Hwy 99 corridor (as defined in the Highway 99 Sub Area Plan). The 2020 Comprehensive Plan Future Land Use Map resembles the existing land use pattern. It focuses future development into two defined "activity centers": • The MedicaUMighway 99 Activity Center Hotel and healthcare uses are clustered along Hwy 99 The Downtown/Waterfront Activity Center Hosts a variety of commercial and non- residential uses, including an Arts District. Beyond downtown, commercial and mixed -use areas are spread across the city. Parks and Open Spaces Existing Land Use Detached Residential Accessory/Attached - S-Plex Residential. 91 Units Residential` General Commercial & Office y Parks and Open Space Public Services Healthcare - Education r �" Utilities and Industrial~ Hotel Vacant Historic _ R'^ "Including ground i� . ■� - floor mixed use ^•_ a A t' T�]msc � ■^ ■ 0 1 2 Miles 1' - 500' 4 Figure 1: Existing Land Use Data Source: 2021 Snohomish County Buildable Lands Study The 2022 PROS Plan is the six -year, functional plan for the Parks, Recreation, Cultural Arts and Human Services Department, serving as the blueprint for the management, enhancement, and growth of the City of Edmonds parks and recreation system and anticipates the programming and capital infrastructure investments necessary to meet the community's need for parks, recreation, open space, trails, and arts and culture. Key recommendations from the 2022 PROS Plan include the following: Acquisitions to Fill the Park System Gap to address inequities in parkland distribution. Park Development & Enhancements (Like Yost Pool replacement), which will also be part of the Capital Facilities element of the Comprehensive Plan Document. Trail Connections including sidewalk and bike lane improvements. ADA, Accessibility & Other User Convenience EnhancementsFindings in the Plan inform the 2024 Comprehensive Plan update, aiming to facilitate ways for more people to enjoy existing parks and identify actions to expand park facilities. 6 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 10 Draft Existing Conditions Memo 3.1.a Environmentally Critical Areas RCW 36.70A.030(5) defines five types of critical areas in Washington State: • Wetlands. • Areas with a critical recharging effect on aquifers used for potable water. • Frequently flooded areas. • Geologically hazardous areas (e.g. steep slopes) • Fish and wildlife habitat conservation areas. Steep slopes in Edmonds are located primarily in the northern and central edges of the city, creating a physical separation of its neighborhoods to the east within the downtown. Significant vegetation is at Yost Park, Pine Ridge Park, Maplewood Park, Southwest County Park, and east of Edmonds Marsh. Almost all the waterfront and a small part of south downtown are in a 100-Year Floodplain and Liquefaction Zone. In 2024, the City of Edmonds is developing a Critical area Aquifer Recharge site designation, which will be referenced in the Comprehensive Plan and might impact future areas of change. Hazards Moderate Risk Liquefaction Zone High Risk Liquefaction Zone 100yr Flood Zone Stream / Shoreline Figure 2 Liquefaction risk and flood map for Edmonds Waterfront Area Data Source: USGS 7 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 11 Draft Existing Conditions Memo 3.1.a I_1 City of Edmonds WASHINGTON y. ;.: w r ',,I''. Single Family Zoning & Critical Areas Figure 3 Single Family Zones and Critical Areas Source: City of Edmonds 8 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 12 Draft Existing Conditions Memo 3.1.a Housing As noted, Single-family residences are the predominant land use within Edmonds. Figure 4 illustrates the location and percentage of units by building type. About 60% of the city's population is housed in single- family units, taking up 85% of the land area containing residential units. About one -quarter of the city's population is housed within the purple areas of the map clustered downtown, Westgate/along SR 104 in buildings larger than 12 units. Most of the city's residential lots contain 1 unit, with few duplexes. 51-100 Unit, 13-50 5-12 Unit, 6.70% lex, 3.10% Duplex, 4.40% Single Family, 59.80% 101-300 Unit, 5.90% Unit Count �2 3-4 5-12 13-50 51-100 101-300 N 0 1 2 Figure 4 Distribution of housing types across City of Edmonds Data Source: 2021 Snohomish County Buildable Lands Study Housing and household statistics for the City of Edmonds: ■ Miles 1"=500' 4 Housing units, 2020 47,023 Owner -occupied housing unit rate, 2020 71.6% Median value of owner -occupied housing units, 2018-2022* $761,300 Median gross rent, 2018-2022* $1,821 Households, 2018-2022* 18,269 Persons per household 2.29 Source: Housing Characteristics and Needs in Snohomish County Report 2023 *2022 data from https://www.census.qov/guickfacts/facbtable%dmondscitywashington 9 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 13 Draft Existing Conditions Memo 3.1.a Cost burdened households: There are more homeowners in Edmonds than renters. Total renter -occupied households: 28.4% In Edmonds, rental housing is strongly associated with multifamily and is clustered in the areas shown in the figure at right. Renters also comprise more cost -burdened households defined as >30% of income on rent/mortgage. Edmonds contains: • 45.6% of renter households (est. 37% regionally in 2020) are cost burdened. • 29.9% of owner households are cost -burdened. • 90% of subsidized units are in multifamily with smaller units and infrastructure costs. Miles 1-500' N 0 1 1 4 Figure 5 Renter occupied households Data Source: 2020 Census 10 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 14 Draft Existing Conditions Memo 3.1.a Age of Housing Stock: Much of the existing housing stock is now aging. Year Buit It was built between 1949 and 1972, placing 1872- 1%4 many lots within the city in position for ® 1905- 1918 replacement and potential redevelopment. -1934 19191919- 1948 1949-1957 1958 - 1964 1965-1972 1973-1983 1984-1997 1998 - 2013 City Lim Rs R1' � it I.nrp r Y L r • 4 L O 42 Figure 6 Age of Housing stock Image from Housing Profile of City of Edmonds by the Alliance for Housing Affordability, 2015 Data Source: Snohomish County Assessor, 2012 11 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 15 3.1.a Draft Existing Conditions Memo Lot Sizes Lot sizes in Edmonds generally correlate to the location and age of development. The smallest lots are located closer to downtown, while the largest are in the northern neighborhoods and along the waterfront. The average lot size is about '/4 acre. A Changing Context e� — Miles 1"=500' u 0 1 2 4 Figure 7 Lot size in Single Family Zones Data Source: 2021 Snohomish County Buildable Lands Study Edmonds Citizen's Housing Commission, initiated in 2019, was tasked with providing a fresh look at Edmond's housing policy in the context of the ongoing housing crisis. A package of policy recommendations was submitted to the Council in 2021. The Commission recommendations outline best practice mechanisms to support housing affordability and provide greater access to housing choices for renters and homeowners of all incomes. The Citizen's Commission explored practices to introduce infill, ground -oriented housing units that fit within existing neighborhoods. Ground -oriented housing constitutes accessory dwelling units, duplexes, triplexes, and quadraplexes, often complemented by nearby small-scale retail. Reintroducing these forms of walkable, low -impact housing has been popularized under the term "missing middle."" These units have been found to a) increase rental and homeownership options in desirable neighborhoods, b) make efficient use of existing municipal infrastructure, and c) not impact the scale or character of neighborhoods. The Citizens Housing Commission supports sensitively placed housing— e.g., adding a secondary dwelling unit or replacing a single-family detached home with a fourplex or duplex. The Commission also 2 https://mrsc.org/explore-topics/planning/housing/missing-middle-housing 12 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 16 Draft Existing Conditions Memo 3.1.a includes supporting statements for new "urban villages" within accessible areas to share growth more equitably. Residential Permit Data for the City of Edmonds is included in the following. 140 120 100 80 60 40 20 0 Housing Permits Issued in the City of Edmonds by Type Single Family—2 to 4 Unit Structures —5+ Unit Structures 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Housing Permits Issued, City of Edmonds, 2012- 22 2 to 4 Unit Structures, 6^ 6% Single Family, 406.37% Figure 8 Housing permits issued in Edmonds by housing type Data Source: U.S. Department of Housing and Urban Development (HUD); https://www.huduser. goy/portal/datasets/socds.html 13 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 17 Draft Existing Conditions Memo 3.1.a Housing Displacement Risk As part of the VISION 2050 plan update, the PSRC has developed the Displacement Risk Mapping tool that combines data on local community characteristics into an index that classifies areas as having lower, moderate, or higher risk of displacement based on current neighborhood conditions and data from economic and local demographic pressures. Identifying specific areas with a heightened risk of displacement helps achieve more equitable outcomes in planning by supporting local communities and focusing mitigation programs and strategies toward these areas. Although the City of Edmonds falls under the "Lower" risk category, the risk shown is relative to the Puget Sound region. It does not identify the potential risk of displacement at a geographic scale finer than the U.S. Census tract. The comprehensive plan will consider multiple ' studies and data points to reflect the City's equity goals and propose policies that help mitigate displacement risks. Displacement Risk Data Lower Moderate H-gher Figure 9 Housing Displacement Risk �I Source: https://www.psrc.orglour-work/displacement- risk-mapping 14 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 18 Draft Existing Conditions Memo 3.1.a Environmental Health Disparities WA State Department of Health's environmental health disparities map provides a weighted equity benchmark. It estimates a cumulative environmental health impact score for each census tract, reflecting pollutant exposures and factors that affect people's vulnerability to environmental pollution. The model is based on a conceptual formula of Risk = Threat * Vulnerability, where threat and vulnerability are based on several indicators. The threat is represented by indicators that account for the pollution burden, a combination of environmental effects, and environmental exposures in communities. Vulnerability is defined by indicators of socioeconomic factors and sensitive populations for which there is clear evidence that they may affect susceptibility or vulnerability to an increased pollution burden. The data on the map includes 19 indicators not limited to: • Exposure to Environmental Pollutants • Environmental Effects such as proximity to hazardous waste treatment etc • Educational Attainment • Cost -Burdened Households • Poverty Rate • Population with a Disability • Life Expectancy Figure 10 Environment Health Disparities Map Source: https://doh.wa.gov/data-and- statistical-reports/washington-tracking- network-wtn/washington-en vironmental- health-disparities-map 15 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 19 3.1.a Draft Existing Conditions Memo Housing Affordability Household income is another important determinant of housing demand, especially regarding affordable housing. For the county as a whole, the median annual household income is slightly over $89,000 (Source: American Community Survey (ACS)). This is the county median income, distinct from the Housing and Urban Development Area Family Median Income (AMI) for Snohomish County, part of the Seattle Bellevue Metro Area. For affordability analysis, the Housing and Urban Development Area Family Median Income (AMI) for Snohomish County value is used, which is $113,300 for 2020 (Source: Housing Characteristics and Needs in Snohomish County Report, Pg 33) Income level definitions in RCW 36.70A.030: Extremely low income: 0-30% of AMI Very Low Income: 30-50% of AMI Low Income: 50-80% of AMI Moderate income: 80-120% of AMI Equitable Housing Policy Median Household Income ($) C 0 Q 1 - 10000 10001-75000 - 75001 - 100000 _ 100001 - 158750 0 0.5 1 N i Wes I Graph. u o(land USFWS Figure 11 Median Houshold Income (at Census block group level) Source: US Census The goal of the Comprehensive Plan update is to set conditions in place to encourage the market to develop housing that is affordable to all members of the community. Achieving equity in housing is crucial for creating inclusive and diverse communities. Existing comprehensive plan policies within the Housing element include equity supportive strategies such as allocating a density bonus for low-income senior housing, low-cost housing type provisions, and housing financing strategies. Based on guidance from House Bill 1220 and extending the City's focus on equitable distribution of housing and jobs, an updated Housing element may more intentionally address racially disparate impacts, exclusion, and displacement risk in housing through policies and regulations. The housing analysis will be updated with a description of household diversity, affordable housing concerns, household income trends, and more detail regarding housing type and size diversity. 16 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 20 Draft Existing Conditions Memo 3.1.a Economic Development Commuting and Employment Patterns In 2020, 92% of employed Edmonds residents commuted elsewhere for their jobs. Historically, a significant part of economic development in Edmonds has been to provide residents with a great community so they can access jobs located elsewhere. Jobs in Edmonds are concentrated in the Medical Activity Center/Swedish Medical Center, Downtown, Highway 99, and other locations. Out of—19,300 employed residents of Edmonds, 17,900 commute out of Edmonds. Only 1400 both live and work in Edmonds. 11,800 people commute to Edmonds for their jobs. Employment Sectors in Edmonds vs Comparison Cities Location of Jobs Figure 12 Location of Jobs in Edmonds Source: US Census, LEHD On The Map, 2021 Healthcare and social assistance are the largest source of jobs for Edmonds' employees and residents. Manufacturing is the mostly absent sector. Industry Category Edmonds vs Bothell & Woodinville Health care and education 2.9% Construction 2.2% Edmonds has Finance, insurance, and real estate 1.9% more jobs than Arts, recreation, accommodation and food services 1.6% comparison cities. Transportation and warehousing, and utilities 0.8% Retail trade 0.7% Other services 0.1% Public administration 0.0% Agriculture, forestry, and mining -0.1% Wholesale trade -0.5% Information (including technology) -1.8% Edmonds has Manufacturing -2.8% fewer jobs than Professional, scientific, management, & other services -5_0% Comparison cities. Figure 13 Employment sectors in Edmonds vs Bothell and Woodinville Source: US Census and American Community Survey Data via PSRC Community Profiles. 17 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 21 3.1.a Draft Existing Conditions Memo A second "tier" of industries provides a significant number of jobs for Edmonds residents and employees: • Retail • Professional, Scientific and Technical Services • Accommodation and Food Service (more commute in to do this) • Education Working from Home Statistics The COVID pandemic has changed where Americans work. Work from home rates vary widely across the country. Large metro areas with high employment rates in professional and technology fields, such as Puget Sound, Portland, and the San Francisco Bay Area, have high rates of remote work. In contrast, smaller cities and rural areas have low rates of remote work. Before the pandemic, around 5 percent of the nation's workforce worked from home on a given day. As the pandemic ended, that number settled to about 25 to 30 percent —five times the pre -pandemic amount. In 2022, data from the American Community Survey (ACS) / U.S. Census Bureau indicated that 25.3% of workers in the Edmonds area were working from home or remotely. Share of Workers Age 16 + who Worked Remotely in 2022 < 6.9% 6.9%-9.9% E 9.9%-13.2% 13.2%-17.1 % "7.1 %-21.9r-b 21.9%-28.8% ■ z 28.8% Figure 14 Share of Remote workers Age+16 in 2022 Source. Economic Innovation Group, American Community Survey (A CS) - U.S. Census Bureau, https://eig.org/remote-work-in-20221 18 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 22 3.1.a Draft Existing Conditions Memo Impact on Land Use and Economic Development Policy: • With more people working from home, there may be a renewed focus on local community spaces and services, revitalizing neighborhood centers and local businesses. There could be an increased emphasis on local retail, neighborhood amenities, and delivery services to serve residents working from home. • The Comprehensive Plan can adopt flexible land use policies to accommodate the changing work dynamics, e.g., mixed -use developments can create co -working spaces within residential areas. Area Profiles The Consultant team assessed a set of neighborhoods and conducted a series of Neighborhood Community meetings to understand the opportunities and challenges in each area. These discussions help to inform plan alternatives and will underpin future policy development. The profiles below are not intended to be comprehensive of the Community Meetings. All Community Meeting Presentations are available on the City of Edmonds website, including "key themes." A. Downtown Key characteristics: • Mixed Use Core • Shifting grid of streets, oriented to waterfront • Variety of lot sizes & historic properties • Ferry traffic and the railway act as barriers to accessing the waterfront Dayton Ave: Looking west 19 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 23 Draft Existing Conditions Memo 3.1.a e ti.:+ ew Centerfor -. T f�1 the Arts %.11i .y�y jw- Arts Corridor Civic Playfield V Municipal. Complex \ ' Salish I Main Street - Theater/ Library '7 W -Crossing Dayton St - Harbor Treatment Plant. Square c \ \ a � Y- { Marsh F ; City Park 4th Avenue South Streetscape r r 4y 20 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 24 3.1.a Draft Existing Conditions Memo Opportunities Challenges Dayton Ave is a critical connection between the Ferry Traffic and Railroad are barriers to the Waterfront, Downtown, and the transit station. Waterfront. Explore opportunities for streetscape design and infill development. Edmonds downtown is one of the two economic The community's input is conservative on centers of the city. It has the capacity to support facilitating change to downtown: Build on what more economic activity and hence support local is here already, improve what exists, and infill Businesses. Explore the potential for appropriate with new opportunities that maintain existing policies, e.g. modest, strategic height, or density character. bonuses in exchange for desired land uses and public benefits/amenities. How do we create a "Sense of Place" and Vibrancy without change? B. Waterfront The Port of Edmonds is in the southern portion of the city's waterfront. The Port owns and manages 33 upland acres and a small boat harbor and marina, with space for 1,000 boats (approximately 11 acres). Various services and marine -related businesses are located on the Port's properties. Waterfront Today: There are multiple projects planned around the waterfront and the Marina. A brief status update for the projects is summarized below. 21 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 25 Draft Existing Conditions Memo 3.1.a OEdmonds Crossing New Ferry Terminal Project Cancelled ©Marsh Restoration Dependent on Unocal Property Clean Up © Transfer of Unocal Property Site clean up almost complete OMissing Pedestrian Walkway link Still under litigation ©Bulkhead Reconstruction Construction estimated to begin in 2025 OSound Transit Station Access Projects relayed O BNSF Railway Double Tracking Part of multi year capital investment plan. Timeline unknown QMarina Beach Park improvements Design ano construction occurring 2024 - 2026 (independent Masterplan) With the removal of the Edmonds Crossing project, the comprehensive plan update will include a `vision for the waterfront', including potential changes to land use designation. The Waterfront can be divided into t Area 1: Ferry Terminal Zone Area 2: Salish Crossing & Harbor Square Area 3: Marina & Waterfront Promenade Area 4: Edmonds Marsh 22 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 26 3.1.a Draft Existing Conditions Memo Area Opportunities Challenges Area 1 • Crafting a new vision for the Ferry • Mitigating Ferry Traffic impacts Ferry Terminal Area Terminal • Improve Public Access to the Waterfront Zone Area 2 • Dayton Street, with pedestrian • Publicly owned parcels with transit and improvements, can be developed as a key parking uses Salish link between Waterfront and Downtown •Strong opposition to increases in height Crossing & . Infill development along Dayton St. allowances reduces the likelihood of Harbor Square private sector investment that can help • More Uses for Salish Crossing Parcel pay for infrastructure upgrades • Existing uses within Harbor Square can be preserved; explore additional uses to support waterfront activity Area 3 • Repair the Marina Seawall and Replace • Regulation barriers to new commercial the Portwalk with a Sustainably development Marina & Designed Surface. (Current Port Waterfront Initiatives) Promenade • Increase Public Enjoyment and Usability of Port Property. Area 4 • Protect & Enhance the Marsh for Future • Transfer of Unocal Property to the City Generations of Edmonds Edmonds . Create Flood Protection Measures to get • Daylighting of Willow Creek Channel Marsh ahead of future sea level rise for Salmon Habitat • Initiate Environmental Restoration • Establish Funds for Marsh Restoration Educational Opportunities C. Westgate Key Characteristics: • Established retail center at the crossroads of 100t1i Ave /Edmonds Way • Central location between Downtown and SR-99 • Serves South Edmonds neighborhoods (instead of traveling Downtown or 1-99) • On Route to and from the ferry terminal • Served by Bus transit 23 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 27 Draft Existing Conditions Memo 3.1.a Opportunities Challenges Explore adding new housing — adjust design Car -oriented, traffic impacts, need for traffic standards to support building forms that can calming measures. Improved pedestrian better integrate with the public realm and networks around the intersection revitalize the neighborhood Explore means encouraging more visible and Steep slopes form a natural boundary around accessible public spaces, e.g., pocket parks, the commercial center, act as a limit on lighting, and landscaping. Consider expansion streetscape and prioritize placing the public realm "up front" at the street edge. Explore the potential for new civic spaces, such as a community center, to act as a broader neighborhood catalyst. D. Five Corners Key Characteristics: • Five -way intersection connects neighborhoods, intersection with iconic roundabout. • Local restaurants, cafes, and services — unique and community -oriented spaces. • Adjacent multi -family. • Node located west of the I-99 corridor, served by bus transit. • Connects to Main Street leading to Downtown. • Serves central Edmonds neighborhoods. 24 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 28 3.1.a Draft Existing Conditions Memo Opportunities Challenges Create new public spaces, e.g. explore the Need for traffic calming measures. Improved reconfiguration of the 5-corners intersection. pedestrian networks around the main intersection Enhance multi -modal transportation and Concern for universal access, which is extend bike routes. Pedestrian amenities: currently inconsistent throughout the center widen sidewalks and crosswalks; bring forward the natural environment with connections to green spaces and trails. Explore means to ensure future development Surface parking areas detract from the can be oriented to the street edge and place character parking behind. Explore means to attract anchor businesses; increase types of businesses and destinations, e.g. east of roundabout along 212, capturing students from high school Explore select urban development to give Five -Corners a destination and create a "sense of place" E. Firdale Village Key Characteristics: • Originally established in 1966 as an arts center, Firdale Village Shopping Plaza features over 25 businesses operating out of a colonial -style building. • Phoenix Theater and surrounding businesses provide a foundation of social infrastructure and neighborhood culture; Existing buildings offer a unique character. • Serves south Edmonds neighborhoods (instead of traveling Downtown or 1-99); Served by bus transit. 25 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 29 Draft Existing Conditions Memo 3.1.a • Adjacent multi -family residential development. Opportunities Challenges Connect to existing residential land uses with Need for traffic calming measures: improved pedestrian pathways, pedestrian -friendly pedestrian networks, missing sidewalks, attributes on streets stairways. Explore selective housing (re)development, Constrained by steep slopes at one end with some small-scale commercial use at Firdale Village and in selective areas of North Firdale Consider ways to reconfigure/redevelop Missing opportunities to stop and stay, surface parking to create new public space including coffee shops, gathering spaces, or and amenities more cultural destinations Explore selective locations to add affordable housing, mixed -use, and missing middle housing F. North Bowl Key Characteristics • Acts as a gateway location to North Bowl & Seaview residential neighborhoods • Convenient stop with local restaurants, shops, & gas station • Adjacent to Edmonds Elementary School • Views of Puget Sound, Sunlight, with southwest exposure • Bus transit, close drive to Downtown 26 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 30 3.1.a Draft Existing Conditions Memo Opportunities Challenges Explore policies that "connect" North Bowl Need for traffic calming measures. Improved to existing residential (e.g. pedestrian pedestrian networks around the main pathways) intersection Support community health through Constrained by steep slopes at one end preservation/expanding green space; explore dual use of playfield Explore adding selective density, low-rise Stormwater management, downhill apartments, and other ground -oriented conditions, concern around landslides housing to improve housing equity in the City of Edmonds and support local business Create a new sense of place for the neighborhood along Puget Drive, leverage Elementary School G. Perrinville 27 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 31 3.1.a Draft Existing Conditions Memo Key Characteristics • Newer commercial development in Lynnwood • Unique community character • Steep slopes and forested areas naturally limit this area • Local bus service Opportunities Challenges Build on Perrinville's unique environment to Unsafe pedestrian crossings make a walkable street edge Explore opportunities to add housing choices leveraging the good accessibility to commercial uses in Lynnwood. Highway 99 Subarea Plan Highway 99 occupies a narrow strip of retail and commercial uses bounded by residential neighborhoods. To improve planning for the future of the corridor, the City undertook a subarea planning process, resulting in the adoption of a Highway 99 Subarea Plan. Supported by an extensive public participation process, this plan refined the district concepts for the corridor and provided more in-depth plans for transportation and the built environment, especially its design and relationships to surrounding residential areas. At the time of adoption in 2017, the Subarea Plan was supported by the Planned Action Ordinance (PAO)3. 3 A planned action involves detailed State Environmental Policy Act (SEPA) review and preparation of EIS documents in conjunction with sub -area plans, consistent with RCW 43.21C.031 and WAC 197-11-164 through WAC 197-11- 172. Such up -front analysis of impacts and mitigation measures then facilitates environmental review of subsequent individual development projects. Source: https://mrsc.org/explore-topics/planning/land-use-administration/planned-action 28 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 32 3.1.a Draft Existing Conditions Memo Future development proposals that are consistent with an adopted planned action ordinance and meet the conditions of the PAO (and will not have impacts that exceed those included in the FEIS) complete a SEPA checklist and are not subject to SEPA appeals when consistent with the planned action ordinance, including specified mitigation measures. However, the PAO was rescinded by the City Council in November 2023. The consultant team has summarized the existing conditions for the subarea plan in the attached appendix. Comprehensive Plan's Influence on Highway 99 Subarea Plan As per the 2020 Comprehensive Plan, the Subarea Plan will be referenced with no significant land use changes to the area within the boundary. However, the plan will explore gaps and potential policy tools to help solve concerns identified by the community for areas adjacent to the subarea plan boundary. 29 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 33 3.1.b PERKINS - EASTMAN MEMO McLaughlin, Susan <susan.mclaughlin@edmondswa.gov> Perkins Eastman Architects DPC ate Project Name 2/8/2024 Edmonds Comprehensive Plan Update Subject Draft Land Capacity Analysis Methodology From Perkins Eastman s.malu@p@perkinseastman.com To Susan McLaughlin City of Edmonds, Planning & Development Director susan.mclaughlin@edmondswa.gov cc: Jeff Levy, Navyusha Pentakota, Todd Tatum Attachments: None This memo outlines the consultant team's proposed method and assumptions that will be used to develop the City of Edmonds' Land Capacity Analysis' (LCA) for the Everyone Edmonds 2050 Comprehensive Plan Update. The method responds to the GMA targets for new jobs and housing and assumes minimum compliance with recently adopted Washington State legislation addressing the region's acute housing shortage: • House Bill 1110 (Increasing middle housing in areas traditionally dedicated to single-family residential detached housing) • House Bill 1337 (Expanding housing options by easing barriers to the construction and use of accessory dwelling units) • House Bill 1220 (Supporting emergency shelters and housing through local planning and development regulations.) This bill updates the housing goals of the Growth Management Act to include planning for and accommodating affordable housing. It requires jurisdictions to address moderate, low, very low, and extremely low-income housing in the housing element of the comprehensive plan. It also requires jurisdictions to address racially disparate impacts and displacement in the housing element of the comprehensive plan Sections 1 and 2 of this Memo describe housing requirements. Employment targets are discussed in section 3. 1 Washington State defines the LCA as "a comparison between the collective effects of all development regulations operating on development and the assumed densities established in the land use element." The LCA is how the city measures the number of housing and jobs that would be accommodated by a growth alternative. Packet Pg. 34 3.1.b PERKI NS EASTMAt The Memo is organized as follows: 1.0 Growth Management -Context ................................................................................................2 1.1 City of Edmonds Housing Targets..........................................................................................3 2.0 Housing Capacity Calculations - Closingthe Gap..............................................................6 2. 1 Lower Density Residential Areas............................................................................................7 2.2 Low -Rise and Mid -rise Multi -family Areas..............................................................................8 3.0 Jobs Capacity Overview..............................................................................................................9 3.1 Jobs Capacity and Land Use..................................................................................................10 3.2 Jobs Capacity and Remote and Hybrid Work.....................................................................10 1.0 Growth Management - Context The Growth Management Act (RCW 36.70a) was created to contain urban growth and encourage sustainable development patterns. The stature growth is accommodated within the designated urban growth boundary; the State assigns population and job targets to counties, which are assigned to cities Cities must plan for adequate capacity to meet these targets. The Puget Sound Region is growing rapidly, and housingsupply has not kept pace with demand. This has led to a housing affordability crisis, displacement, homelessness, and hardship for many. Historic patterns of racial exclusion and inequity have also aggravated the crisis.Z,3 To address this, the WA state legislature passed a suite of bills that togetherreduce obstaclesto housing production — with a renewed focus on enabling the types of housing that tend to be more affordable.' These bills both modify the GMA and work in tandem with it. Each city must provide their fair share of housing and jobs capacity to meet the region'sgoal. Municipal Governments are now workingto understand how to apply these bills to their Comprehensive Plan updates. HB 1220 substantially amends the housing -related provisions of the Growth Management Act (GMA). It strengthened the GMA housing goal from "Encourage the availability of affordable housing to all economic segments of the population" to "Plan for and accommodate housing affordable to all economic segments of the population of this state." It is also important to frame the context for growth. The Comprehensive Plan process is an opportunity to tailor how and where growth occurs to maximize community benefit, foster economic development and to increase quality of life. Tailored growth is critical to achieving the vision for Everyone's Edmonds and the actions outlined in the Edmonds' Climate Action Plan. Additional investment in housing choices and mixed land uses can make healthy lifestyles more feasible by bringing supporting services and 2 https://www.psrc.org/about-us/media-hub/new-report-shows-housing-region-continues-cost-too- much 3 https://mrsc.org/explore-topics/planning/housing/affordable-housing-background 4 https://mrsc.org/stay-informed/mrsc-insight/july-2023/major-changes-to-washington-housing-laws Packet Pg. 35 3.1.b PERKI NS EASTMAt amenities closer to home and funding street, sidewalk, and park improvements to allow for walking and biking. Growth is also critical foreconomic development, supporting a thriving arts scene and increasing the number and health of local businesses. Additional tax revenue and impact fees can allow for more significant investments in city services. By increasing housing choice and affordability, growth can foster a more diverse and inclusive community. The Comprehensive Plan Goal is to distribute employment and housing equitably. In Edmonds, the City must consider applying this change to its ongoing assumptions about its existing capacity and the affordability level of its housing types — particularly in its single-family residential land use areas. 1.1 City of Edmonds Housing Targets Snohomish County's HO-5 Report (adopted May 2023)5 relates to the City of Edmonds' housing targets Edmonds has 19,000 housing units and a future land supply established in 2021 of 5,148 (see Figure 1).1 Future Land Supply Status Buildable Acres Single- Family Townhouses Multi- Family Senior Apartments Total Pending 17 49 15 561 0 625 Vacant 44 115 7 422 31 575 Partially Used 21 62 0 0 0 62 Redevelopable 231 -24 63 3,508 340 3,887 City 313 201 84 4,491 3711 5148 Figure 1. Source: The Housing Characteristics and Needs in Snohomish County report 2023 (HO 5 Report) In this planning cycle, to accommodate population growth, the City must increase its unit capacity by 3,921 for 9,069 housing units. These 9,069 units must be distributed according to the requirements and affordability levels designated in HB 1220 (see Figure 2). For each Snohomish County City, the HO-5 report provides a similar graph. Seven classifications are expressed as a percentage of the median income a household would have to make for housing to be affordable. Housing is considered "Affordable" when a family spends less than 30% of their income on rent or a mortgage. The units of housing that Edmonds must plan at each classification's affordability level are designated atthe top of the column. For more information, reference the HO-5 report, Section 4. a Housing Characteristics and Needs in Snohomish County Report prepared pursuant to Countywide Planning Policy HO-5 by The Planning Advisory Committee of Snohomish County Tomorrow May 2023 https://snohomishcountywa.gov/6039/Housing-Characteristics-and-Needs-Report 6 Snohomish County Buildable Lands Report (2021) see p. 9 httos://snohomishcountvwa.gov/DocumentCenter/View/84919/Letter-to-Dept-of-Commerce--Snohomish- County-Buildable-Lands-Report?bid Id= Packet Pg. 36 3.1.b PERKI NS EASTMAt The Department of Commerce translates these housing classification levels into building types. The Department of Commerce guidance also considers how these building types are impacted by the underlying cost of land with separate tables for "moderate cost communities" and "higher cost communities," helping to address disparities at the regional scale. The City of Edmonds falls into the "higher cost community" category due to the high average sale price for a "Moderate Density unit" (townhomes, duplex, triplex, quad) unit at> 120% AMI. Fifty of the most recent "Moderate Density" unit sales in Edmonds average an estimated $720,000, with no sales below $590,000.7 According to the Department of Commerce recommended Fannie Mae calculator, these sale prices would need to be below $400,000 to correspond to a rent or mortgage payment considered affordable at <120% AMI. Figure 3 describes housing types applicable to each income classification. The column titled "Zone Category" definesthe housing type or categories. In contrast, the column titled "Assumed Affordability Level for Capacity Analysis" describes the assumed affordability level of that housingtype to be used in a City's capacity assessment. Note that two rows do not currently apply to Edmonds. Per HB 1110, "Detached Single Family Homes;" in Edmonds are too populous to plan for this density level as a maximum within its residential areas. The second is High-Rise/Tower because Edmonds highest building height is 75' along Highway 99 (corresponding to Mid -Rise Multi -family). Method C: 2020-2044 Housing Allocations by Income, City of Edmonds (Apr-13-2023 PAC) 3 000 2.500 2000 1,500 1479 1000 500 142 126 0 0-30% Non-PSH 0-30% PSH >30-50% >So-80% >80-100% >100-120% >120% Percent Distribution: 21% 1 11% 27% 1 16% 22% 1 2% 1 1% (of2010-2044 Change) 32% Percent Distribution: 2% 1 0% 8% 1 18% 13% 1 20% 1 40% (of 2020 Housing Stock) 2% Figure 2. 2023 Housing Characteristics and Needs ReportAppendix G breaks down Edmonds' total housing capacity requirement 9,069 by affordability classification. See: 7 Costs are sourced from townhomes sold in Edmonds between March 2022 and January 2024, Redfin and realtors based in Edmonds with 47 data points. Metric is based on Department of Commerce guidance to reference the rents orsale prices of newly developed homes. Although these costs relative to area median income may decrease overthe 20-year horizon, this is considered by the Department of Commerce to be outside the scope of a Land Capacity Analysis. Vouchers and other ways to subsidize housing, although effectively increasing housing affordability, are also outside the scope of the Land Capacity Analysis. Packet Pg. 37 3.1.b PERKI NS EASTMAt https.11snohomishcountywo. goy/DocumentCenter/View/108870/HO-5-Report--Combin ed-Appendices page G-6. Low Density Detached single family homes Higher income Not feasible at Higher income (>120% (>120%AMI) scale AMI) Moderate Density Townhomes, duplex, triplex, Higher income Not typically feasible Higher income (>120 % quadplex (>120 % AMI) at scale* AMI) Low -Rise Multifamily Walk-up apartments, condominiums Moderate Extremely low, Very income (>80- low, and Low-income Low income (0-80% (2-3-floors) 120 % AMI) (0-80 % AMI) AMI) and PSH Moderate Extremely low, Very Low income (0-80% Mid -Rise Multifamily Apartments, condominiums income (>80- low, and Low-income AMI) and PSH 120%AMI) (0-80%AMI) High-Rise/Tower Apartments, condominiums Higher income Moderate income Moderate income (>120%AMI) (>80-120%AMI) (>80-120%AMI) ADUs (all zones) ADUs on developed residential lots Moderate income (>80- N/A Moderate income (>80-120 % AMI) 120% AMI) Figure3. Department of Commerce Guidebook for Applying HB 1220 - Translating housing type to affordability level (for high cost communities) see: https.11www.commerce.wa.gov/serving- communitieslgrowth-mcinagementlgrowth-mancig men t-topics/planning-for-housing/upd atin q-gma- housing-elements/ Edmonds' designation as a "high -cost community" impacts the required allocation for types of housing units. When matched to income brackets shown in Figure 2, the housing capacity Edmonds must plan for is: • 6,814 units at the Low 0-80% AMI Income level - Low -Rise or Mid -Rise Multi -family, e.g. walk-up apartment buildings — this is the largest category of need in Edmonds. • 2,129 units at the Moderate <80-120%AMI Income level — these may be ADUs. • 126 units at the High -Income level - these may be Moderate Density (duplex, quad, triplex) Edmonds current supply comprises 5,148 units, of which 201 units are single-family detached, 84 units are Moderate Density (e.g., duplex, triplex, quad), and 4,862 units are Low-rise or Mid -Rise Multi -family (walk-up apartments), Note that ADUs were not assessed by the BLR.$ During the 2024 update cycle, the City of Edmonds must provide a net capacity change of the following as shown in Figure 4: • A net increase of at least 1,952 units in the low- or Mid -rise multi -family apartment category. • A net increase of at least 2,129 ADUs, or that are in the Low-rise or Mid -rise multi -family apartment category. 8 Buildable Lands Studies have not assessed the feasibility of ADUs, making this capacity that is effectively unaccounted for. As the City'sgrowth targets reference and build from the County's BLS, the Consultant team proposes to count all ADU capacity created through implementing HB 1337 legislation toward the ADU target. Packet Pg. 38 3.1.b PERKI NS EASTMAt A net increase of at least 42 units that are Moderate density, ADUs, or in the Low-rise or Mid - rise multi -family apartment category. 7000 6000 5000 4000 3000 2000 1000 Low -Mid Rise Apmts, Condos ■ Required Units 2129 126 ADUs Existing Capacity (BLR) Figure 4 Net capacity change by Housing type 2.0 Housing Capacity Calculations — Closing the Gap Townhornes, Duplex, Triplex, Quadplex Units To be added* There are two categories of land for which a net change in capacity will be calculated. The first is Edmonds' single-family/low-density Residential land use areas making up much of the City's land area, and the second is its denser multi -family and mixed -use land use areas. Under HB 1110 and 1337, single-family residential/low-density Residential land use area capacity assumptions must shift. Effectively, the State no longer allows one -family detached zoning. As such, Edmonds' single-family residential/low-density residential land use areas may be assumed to have the ability to (re)develop to any one of the following density scenarios: • two additional ADUs in attached or detached configurations • two units in any configuration • four units in any configuration if one unit is affordable, i.e., rented or purchase price restricted and limited to lower income tenants or purchasers These (re)development scenarios are not additive (i.e., a parcel need not have a minimum entitlement of two units in any configuration plus two ADUs). Rather, we assume each parcel has the potential to (re)develop to the minimum provisions of each Bill, but at a "realistic level" of participation by applying a) feasibility/market factors and b) a process that designates and screens out parcels unlikely to have redevelopment potential. A reduction factor has been included to account for potential "double counting" resulting from the interaction between the two calculation methods. Packet Pg. 39 3.1.b PERKI NS EASTMAt Findings' related to local land value, recent real estate transactions, and likelihood/thresholds for (re)developmentguide assumptions aboutwhich and how many of each of the above (re)development scenarios are applicable and can contribute to assumed capacity. The Comprehensive Plan Action Alternatives and Draft Housing Element, now in process, will further modify these assumptions and the City's policy approach to promote particular types of housing growth. A policy framework that identifies and removes barriers to realizing the Land Capacity Analysis is also required per HB 1220. HB 1110 also provides that four units in any configuration are allowable by right in a low -density residential zone within a 1/4 mile of a defined "major transit stop." The City of Edmonds has two SWIFT BRT Stops on Hwy 99 and a Sounder Rail Station that qualify. Edmonds Sounder Rail Station area contains no parcels that would be affected, and the Hwy 99 stop area includes 70 parcels that would be affected. 2. 1 Lower Density Residential Areas Method and Assumptions for calculating a new capacity — ADUs: 1. Identify all single-family residential land use designated parcels. 2. Conduct Screening based on the Buildable Land Report (BLR) and Department of Commerce Guidance: o Remove environmentally critical areas (as designated in 2021 Snohomish County BLR). o Remove publicly owned and tax-exempt parcels (as identified in BLR, such as schools, parks, and churches). 3. Conduct high-level feasibility screening; remove parcels with less than 6,000 SF11 of buildable area remaining after deducting environmentally critical areas. 4. Apply capacity of two (2) ADUs on remaining parcels (minimum allowed per HB 1337). 5. Reduce the capacity of resultant ADUs by 90% by applying the 10% maximum "participation rate." The Department of Commerce has set this rate and accounts for feasibility considerations not already captured by this method, as well as a reasonable upper limit of the ratio of property owners who would be interested in redevelopment. Method and Assumptions for calculating a new capacity assumption - Moderate Density (duplex, triplex, quad) capacity: 1. Identify Single Family land use areas. 2. Conduct Screening based on BLR and Department of Commerce Guidance: o Remove environmentally critical areas (as designated in 2021 Snohomish County BLR) o Remove publicly owned and tax-exempt parcels (as identified in BLR, such as schools, parks, and churches) 3. Conduct feasibility screening: Remove parcels with less than 4,000 SF of buildable area 9 Forum Placemaking (consultant) market research 10 Assumed effective lot area needed to add two ADUs to a parcel with an existing principal structure, retaining reasonable lot coverage and tree retention restrictions. Lot area needed to add one ADU is assumed to be within the margin of the participation rate, and how specific development regulations would affect feasibility. Packet Pg. 40 3.1.b PERKI NS EASTMAt remaining" 4. Remove parcels with an existing land value exceeding $450,000.12 5. Apply capacity of two (2) units for each remaining parcel (e.g. duplex). 6. Subtract existing units.13 7. Reduce capacity by 5%14. This factor accounts for any unique interactions between site conditions, market, and development regulations that hinder site feasibility. 2.2 Low -Rise and Mid-rise15 Multi -family Areas The following outlines the method to calculate a net capacity change within existing Multi -family and Mixed -Use areas. The method distinguishes between areas that are proposed for change in Action Alternatives and Low-rise and Mid -Rise multi -family areas that will not be affected by Action Alternatives. The methodology follows these general steps: • For parcels without change in a proposed land use alternative, apply capacity assumptions in the BLR. For parcels where a change is proposed, and there is already current capacity assumed in the BLR, identify net capacity changes by removing existing capacity and adding "ideal proposed capacity" building from market research related to the new land use designation (see tables 2 and 3 following). A "net capacity" change will count toward closing the capacity gap. For parcels where a change is proposed and no current capacity is assumed in the BLR, confirm if the change would make redevelopment feasible. If so, assume an "ideal proposed capacity." If not, use the current BLR assumption of zero capacity. Edmonds' Market Studies have been conducted to provide the following development feasibility thresholds and yields associated with Low-rise and Mid -rise multi -family development. Figure 5 below shows the assumed density yield associated with multi -family (re)development by building height. Height limit can be used to approximate density yield on a D/U basis. Figure 6 shows assumed thresholds forthe maximum parcel purchase price that could be feasibly re -developed to the associated height. Figure 5 — Assumed DU/Acre by Height _ Floors DU/Ac. "Assumed minimum area to achieve a redevelopment of the principal structure to duplex, accounting for reasonable lot coverage and tree retention restrictions. 12 Parcels over $450,000 are screened from the capacity calculation. These parcels are assumed to be beyond the threshold forfeasibility, e.g. land cost is too expensive to allow for redevelopment to duplex per consultant economic research. 13 This step assumesthe ability to create a duplex by either removing an existing single-family home and building a duplex or expanding or dividing an existing single-family home. 14 Consultant's professional judgment 15 Low-rise and Mid -rise classification for the Apartments and condos is an intensity classification, not construction type. Packet Pg. 41 3.1.b PERKI NS EASTMAt 3 36 4 70 5 109 6 140 (Source: Consultant Market Economic Research, Forum Placemaking). Figure 6— Feasibility Threshold Floors $/SF 3 <$34 4 <$57 5 <$80 6 <$103 (Source: Consultant Market Economic Research, Forum Placemaking) Low-rise and Mid -rise Multi -family Method and Assumptions: 1. Identify Eligible Land Use Areas: o Currently, multi -family or mixed -use properties are being redesignated in away to impact future capacity significantly. o Land use area not currently designated multi-family/mixed-use, redesignated to an eligible multi -family and mixed -use type. 2. Subtract capacity associated with proposed land use designation changes may reduce development capacity from what is assumed by the BLR. 3. Conduct screening: o Remove environmentally critical areas (as designated in 2021 Snohomish County BLR). o Remove publicly owned and tax-exempt parcels (identified in BLR, not countable toward capacity per BLR and Department of Commerce guidance). 4. For areas with development potential identified per the BLR, apply density yield assumptions corresponding to the proposed height limit (Figure 5). 5. For areas designated as not re -developable per the BLR, apply a threshold test to confirm if the parcel may become re -developable under the new designation (Figure 6). If it becomes re - developable, apply density yield assumptions (Figure 5). 3.0 Jobs Capacity Overview Edmonds must provide a total capacity of 3,058jobs. The Snohomish County Tomorrow steering committee set the growth target and now exists in the Snohomish County Code. The city must provide capacity to meet this target to comply with state growth management statutes. Per the Snohomish County Buildable Lands Study, Edmonds has an existing capacity for 2,548jobs. Therefore, Edmonds must show a net addition in capacity for 510 jobs for the 2024-2044 planning period. A combination of two factors will meet this net new capacity. The first is calculating the change in capacity associated with proposed land use changes. This is discussed in section 3.1. The second is calculating the difference in capacity not associated with land use — that is, adequate capacity associated with workingfrom home. This is discussed in section 3.2. Due to the large job capacity created this way, land use policy decisions regarding employment (includingthe future land use map from which zoning Packet Pg. 42 3.1.b PERKI NS EASTMAt will be derived) will be driven by the city's economic development goals rather than meeting capacity requirements. The actual capacity change of a proposed future land use alternative will be calculated by combining the net capacity change from future land use changes described in section 3.1 and the remote and hybrid work strategy described in section 3.2. 3.1 Jobs Capacity and Land Use The method for calculating job capacity, much like the method for calculating housing capacity, starts with assumed capacity per the Buildable Lands Report (BLR). Then, for parcels where a change in future land use is identified, a change in net jobs capacity is calculated for those parcels if they are considered (re)developable. For more information on how a parcel is considered (re)developable and therefore countable toward capacity, please see section 2.2 of this memo. Ground floor retail is assumed to accommodate 10jobs per acre for capacity associated with low-rise and mid -rise re -development. This figure is based on the yield of recent local mixed -use developments. 3.2 Jobs Capacity and Remote and Hybrid Work Supporting work from home is a critical part of Edmonds' growth strategy, accomplishing multiple objectives, including encouraging sustainable transportation, supporting local businesses, and growing vibrant neighborhood centers. As local amenities and quality of life increase, a segment of Edmonds residents will continue to choose hybrid and remote work in the coming decades. There are twofactors that contribute to employment capacity created through remote work. The first is employment capacity effectively created — and filled - by remote workers as new residents move to Edmonds. The second is current work from home capacity that has not yet been accounted for in growth planning. The population of Edmonds is expected to grow by more than 13,000 between 2020 and 2044. Edmonds labor participation rate is assumed to be 60%, similar to the current statewide average of 65% (It is assumed to be lower due to the relatively large proportion of retirees). This implies that the number of employed Edmonds residents is expected to grow by more than 7,800 over the next two decades. Considering the current trends, many new residents will work from home. Figure 8: Employment growth by demographic trends Population growth, 2020-2044 13,113 Labor Participation Rate 60% Growth in the number of employed Edmonds Residents, 2020- 2044 7,868 Source: Labor Participation Rate: Federal Reserve Bank of St. Louis, https.Ilfred.stlouisfed. orq/seriesILBSNSA53 Packet Pg. 43 3.1.b Work from home rates vary widely across the country. Large metro areas with high employment rates in professional and technology fields, such as Puget Sound, Portland, and the San Francisco Bay Area, have high rates of remote work. In contrast, smaller cities and rural areas have low rates of remote work. Figure 9: Share of workers age 16- Source: Economic Innovation Grou, - U.S. Census Bureau; https.Ileig.( PERKI NS EASTMAt <6.9% 6.9%-9.9% N 9.9%-13.2% N 13.2%-17.1% 0 17.1%-21.9% N 21.9%-28.8% 2:29.8% 1 Snohomish County 4 (Southwest) --Edmonds, Lynnwood & Mountlake Terrace Cities PUMA: Washington -hare WFH: 25.346974142 2 55597 % L I In 2022, data from the American Community Survey (ACS) / U.S. Census Bureau indicated that 25.3% of workers in the Edmonds area were working from home or working remotely. Assuming contingencies and changes in trends, we assume that work from home rates in the future (2044) will be about 20%, down from 25% today. According to the Economic Innovation Group, "[ACS] data shows remote work is stable over the last year [2021 to 20221, and if anything, has increased slightly. There is no sign that return -to -office is gaining steam on a national scale." Packet Pg. 44 CONCEPTUAL GROWTH ALTERNATIVES Council Study Session April 09, 2024 C [` Op5 EDM MT97:wAm 1. How did we find CENTERS and HUBS 2. Defining Centers and Hubs I Feedback from Citywide Forum + OOH 4. Potential changes to consider 5. Policy Framework to support compact, mixed -use development (Alt A and Alt B) 6. Discussion 3.1.c __________________________________________________________________________________ City of Edmonds Comprehensive Plan Update I I Packet Pg. 46 3.1.c c 0 .y d Q N L r �L Q Q c 0 N '0) V/ 0 U N d 0 C L w Q 3 0 'L^ V C d E L V Q Packet Pg. 47 HOW DID WE FIND CENTERS AND HUBS? Legend City Boundary ® MUGA Boundary Market Ready Land Status Church Constant/Replacement Partially -Used Pending - Redevelopable - School Special Vacant Packet Pg. 49 I � � I ♦ r � ■ r� :a� �■ - ■ 1 OVL- -� ' 1 •rl r Wr z. . L--------- ----ram=�- 3.1.c Packet Pg. 50 a s 0 I L- 0 f .';• ♦ 3.1.c Packet Pg. 52 HOW DID WE FIND CENTERS AND HUBS? • Building Lands Report (BLR) • Redevelopable Parcels • Mixed -Use/ Multi -Family Land Use • Along Transit Lines • DT and Hwy 99 Activity Centers • Overlay Critical Areas I I g A � .... q�A • �r 0 i qp ................... s • lb 3.1.c Packet Pg. 54 c O y d O. N 0 Q Q c O U) a> CO 3 CO I • AND HUBS? r_r,4 .......................: rinville • �P(orth . East �eaview ; Downtown/ •� • Waterfront • ;• Activity Center Y o ne' . 3.1.c a Ballinger Packet Pg. 55 L EDMOS 0,[cm Re • Request to emphasize Citizen's Housing Commission recommendations • Concern with urban heat island effect impacting denser areas • Frustration around state directives • Need for clarification around where growth was proposed and how guaranteed it was to occur Ah's a YAK • Confusion around 15 min city concept and specifically around land use designations within that 15 min boundary. • Interest in curating neighborhood uses — grocery store, coffee shops, etc. • Concern over 5 floor possibility in neighborhood centers • Support of the Medical District expansion • How will infrastructure, transportation,& parking be factored into decision making 1001■i1:I:I910 3.1.c ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 56 3.1.c C � Np EDM�, • Explore Hubs at ✓ 226th St. SW /15th & Edmonds Way intersection ✓ Church at 196th and 84th, east of North Bowl ✓ 76th & 205 intersection • Make International District a "neighborhood hub" with more focus on walkability and community benefits. • Opportunity of creating the medical district as a "New Edmonds Uptown", making it a center for community activities. • Focus growth centered around schools New Hub ideas ---------------------------------------------- Downtown/ Waterfron Activity Center// North Bowl i j - -`% Firdale North, Perrinville East Seavie% i Highway c Subarea Packet Pg. 57 Online Open House V,n99R tntal ci irvPv rPcnnncPc ac of ni /9R/9A Do you agree with the approach in Alternative A to put more density in Neighborhood Centers while keeping changes minimal in Neighborhood Hubs? 100 0 M 40 20 n .(es N° o� sine yet N Packet Pg. 58 Online Op en House 110"..'PI, 99A total ci irx/ax/ racnnncac ac of ni /7k/7d Do you agree with the approach in Alternative B to have density more evenly distributed throughout the Neighborhood Centers and Hubs? .e 40 all 0 des W No` Sete yet Packet Pg. 59 Online Op en House 110"..'PI, 99A total ci irx/ax/ racnnncac nc of ni /7k/7d Which alternative best aligns with the Comprehensive Plan Vision Statement? so 60 40 20 0 000sea G . P&e . ors«ra��ed _ . Not 50e 10- Packet Pg. 60 5 C Np EDM�, • Majority of Edmonds is 25' in height (mostly 2 stories). • Westgate is a mix of 3 and 4 stories with a few 2 story parcels on the periphery (see insert below). • Firdale Village is currently allowed 4 stories on the majority of site. >--z --- / 3 3 3 3 3 ,CGS- \ 3 3 3 3.i�� \ 4 3 3 o 4 I Protected slope areas: 3 I \ 3 3 i See 22.110.070 `- 4 3 Protected slope areas _ See 22.110.070 t g 3 2 Step back any 3r° or 4ih floor development at least 30 feet from intersection ROW J 2I212 ]T // 132ND T S 1 i 4 Parcels eligible for potential 4" story height bonus. ® Parcels limited to three (3) stories in height. l 2 Parcels limited to two (2) stories in height. Building Height 25' BP; BN; BC OR RM-3; RM-2.4; RM-1.5; RM-EW RS-6; RS-8; RS-10; RS-12; RSW-12; RS-20; RS-MF Building Height 30' CW BD1; BD2; BD3; BD4; BD5 Building Height 35' MU MP1 BC-EW Building Height 45' VIP 2 Building Height 75' = CG Other FVMU WMU P; OS Zoning Designations by Maximum Building Height n� hrw 2s ,u � r.a.. r � w �� this map a a ragrcuntellon of Ne olllclel xMlrp mep +., Hain �a ss it,nw o. w».nr uy .-r of eM City of Edmonds. pl— Nark with the 6� rcllaye 2a City of Edmonds Pi,nnfN DMsmn Mn arelying w the xonlny Inlormation descrihed oe this mep. eM Xet/e fflp Mep r 1l ditto: 16.2024 few, w,,. �•..,.u„a v.,... �,. Jenpary 2ani,0024 1656. x0 n n.sya ae orth`"oll -� Westgate FJ 3.1.c N O Per Ville � L 1 r East S aview Q Five Corners L-- ,�` Firdale North I 1. Me ��SOUt Packet Pg. 61 511 1n co 3 Cn Firr�alp �/illaup Policy Framework EDM0NPSRC's Multi County Planning Policies Development Patterns Goal: The region creates healthy, walkable, compact, and equitable transit - oriented communities that maintain unique character and local culture... MPP-DP-1 Develop high -quality, compact urban communities throughout the region's urban growth area that impart a sense of place, preserve local character, provide for mixed uses and choices in housing types, and encourage walking, bicycling, and transit use MPP-DP-3 Enhance existing neighborhoods to provide a high degree of connectivity in the street network to accommodate walking, bicycling, and transit use, and sufficient public spaces. MPP-DP-22 Plan for densities that maximize benefits of transit investments in high -capacity transit station areas that are expected to attract significant new population or employment growth. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 63 �� 5Snohomish County Planning Policie 3.1.c EDMON- Goal: The cities, towns, and Snohomish County will provide livable communities for all residents by directing growth into designated urban areas to create urban places that are equitable, waIkable,compact, and transit oriented, preserve and create open space, and protect rural and resource lands. Jurisdictions should encourage the use of innovative development standards, design guidelines, regulatory incentives, and applicable low impact development measures to provide compact, high - quality communities. Jurisdictions should develop high quality, compact urban communities that impart a sense of place, preserve local character, provide for mixed uses and choices in housing types, and encourage walking, bicycling, and transit use. DP-10 ...... promote well -designed and transit -oriented developments that enhance economic development opportunities for all residents, address environmental goals, and reduce vehicle miles traveled and greenhouse gas emissions from transportation. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 64 C � Np EDM�, S«011110 Plan Pol-lev Ll Land Use Element: Commercial Land Use Goals & Policies A.3 The proliferation of strip commercial areas along Edmonds streets and highways and the development of commercial uses poorly related to surrounding land uses should be strongly discouraged. B.3 Create mixed -use, walkable, compact, economically viable, attractive, and community -friendly. B.4 Improve connectedness for pedestrian and bicycle users in a transit - friendly environment. 3.1.c C.3 Permit uses in neighborhood commercial areas that are intended to serve83 the local neighborhood. Mixed -use development should be encouraged within neighborhood commercial areas._______________________________________________ ------- -------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 65 • .I,,. How is Housing Growth distributed Factors considered while allocating the housing units to I 30000 each city: 25000 • Housing Needed to Eliminate Baseline Renter Cost Burden. • Housing Needed for Homeless Population. 20000 • Additional Housing to Accommodate Population Growth 15000 Share of Affordable Housing 10000 • County allocates same shares of new affordable housing growth to every jurisdiction. 5000 • Adjusts the allocation within affordable income bands by local factors that increase housing choice in places 0 3.1.c Housing Units r - 1----I 4,0 9100q 5100q Existing Current Required Units Capacity Capacity Edmonds was not contributing its fair share of affordable housing units until now and hence was allocate a number not only attributed to growth but also for the city to become more affordable. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 66 3.1.c lnrr STEP 1 Washington State Office of financial Management t (OFM) prepares range of possible population growth SKAGITCOUNTY <•'^'•"••"•'•""•"'•""••'•••"'••" scenanosfor Washington counbesparticipaUngmGrowth 'rail raw .c`y. Management Act (GMA). County officials, by law, are responsible for selecting the growth target. For Snohomish County, it is the Snohomish County Tomorrow Steering Committee. A." A00D ARLUJG 1r r SrAN, `I 4(A1?YSVKLE LAKE WrT 13,113 Population Growth Target Snohomish County Tomorrow Steering Committee recommended 30'k, population growth rate for Edmonds for next 20 years 9,069 Housing Growth Target Snohomish County Tomorrow Steering Committee - "O-S Working Group recommended 5.4% of county's housing growth to be a:localed to Edmonds. twaam�e STEP 4 �+ 1 STEP 2 Snohomish County Tomorrow Steering Committee selected the 20-year GMA planning target from within the 3000NOe191/ county range of high and low prepared by OFM. Snohomish County Tomorrow Steering Committee recommended the subcounty allocation as per Puget Sound Regional Council s Regional Growth Strategy (RGS). The process also considered each community's vision and its regional role as described in the RGS. STEP 5 Snohomish County Tomorrow Steering Committee - HO.S Working Group recommerded the subcounty allocation. The process adjusted the allocation within affordable income bands by local factors that increase housing choice In places whid currently offer fewer affordable housing options. - SNOHOMISH STEP 3 J Snohomish County Tomorrow Steering Committee. CHELAN HO-5 Working Group calcwated the housing forget as per COUNTY Department of Commerce guidance. Some of the key assumptions: Average Household Size: 2.48 increase In vacancy rate 1n 2044 se 4 1,079,441 Population Growth Target JM Sources: www.ofm.wa.gov Countywide Planning Policies for Snohomish County 1i (Last amended July 2023) KING COUNTY Housing Characteristics and Needs In Snohomish County= Report prepared pursuant to Countywide Planning Policy HO-5 by The Planning Advisory j Committee of Snohomish County Tomorrow, May 2023 Packet Pg. 67 3.1.c c 0 .y d Q N L r �L Q Q c 0 N '0) V/ 0 U N d 0 C L w Q 3 0 'L^ V C d E L V Q Packet Pg. 68 3.1.c C � Np EDM�, 91miWO11110 Enhance the overall quality of life for residents and visitors • Being climate -change responsive Emphasis on mixed land use, pedestrian -friendly infrastructure, and efficient public transportation. Conduct environmental impact analysis of each area of growth to collect the data and determine the environmental impacts to make certain no harm is done to the environment. • Creating walkable neighborhoods: Most daily necessities and services can be easily reached by a short walk, bike ride, or public transit ride. • Supporting mobility for people, not just vehicles Implementing Multi -modal Level of Service (MMLOS). Edmonds can better prioritize investments in transportation infrastructure, promote sustainable and equitable transportation options. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 69 3.1.c D • EDMpND5IonCenters Centers 1. Redevelopment to meet community goals + enhance public realm. 2. Has retail and other commercial businesses. 3. Moderate scale multifamily residential land uses. 4. Increase maximum heights one floor by right, and possible two floors with incentives in some areas (5 floors max.). 5. Good multimodal access with existing transit service. ---------------------------------------------- Discussed at Neighborhood meetings in December 2023. Downtown/ Waterfron Activity Center Westgate Firdale Village F V1L East Seavi Five Corners I it Medica istr Highway c Subarea Packet Pg. 70 ED , Hubs O ,.-. M Perrinville � 1. Redevelopment to meet co m m u n ity goa Is + N L enhance public realm. North Bowl East Seam% Q 2. Smaller scale. Includes some mixed land Downtown/ .N uses, e.g. retail or commercial businesses. Waterfron activity �, 3. Low rise apartments or missing middle Center U) housing. 0 4. Increase maximum heights one floor by > right, and possible two floors with incentives L w 7 in some areas (4 floors max.). a 5. Good multimodal access with L Highway existing transit service. Subarea � ---.; ; Firdale North South Ballan; a r ---------------------------------------------- Discussed at Neighborhood meetings in December 2023. Packet Pg. 71 3.1.c c 0 .y d Q N L r �L Q Q c 0 N '0) V/ 0 U N d 0 C L w Q 3 0 'L^ V C d E L V Q Packet Pg. 72 C � Np EDMO,� 0 An This alternative is non -compliant with Washington State Growth Management Act requirements. Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, cluadplexes (only with one affordable unit), stacked flats, cottage style and Courtyard apartments Transit Routes Bus Stop High Capacity BRT Route Doi Wa1 Acti d N O a 41, 1%, 27801 St. 01ympic View 0r. 196th St. Jllth It 1 1 Highway Subarea et Pg. 73 +r•' I � s EDM�N, 0I41IE.` M«7rs Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Neighborhood Center 19 Mid -scale mixed -use: Apartments or condos with retail/ commercial/offices on ground floor in select locations Neighborhood Hub Low -scale mixed -use: Apartments or condos with retail/ commercial/ offices on ground floor in select locations Transit Oriented Housing 4 Floors* Max. 3 Floors Max. *In select locations, Community Benefit Incentives will allow +1 floor for 5 Floors Max. --------------------------------------------- �'�Transit Routes connecting the Centers and Hubs Bus Stop e��~ High Capacity BRT Route Downtown/ Waterfront Activity Center ti Firdale Village L�1%,11-.1 Olympic View Dr. 196th St. Medical District Expansion Five Corners Main St. :Szth St... Q . r ; t 220th St. Westgate 4. t Q 3.1.c _ 0 .N W 4- 0 a L 0 •L a Q 0 U) v� 3 co o ♦ U L Highwai Q Subarea s i' o Packet Pg. 74 � s EDM�N,t Distributed Cara C Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Neighborhood Center Mid -scale mixed -use: Apartments or condos with retail/ commercial/offices on ground floor in select locations Neighborhood Hub Low -scale mixed -use: Apartments or condos with retail/ commercial/ offices on ground floor in select locations Transit Oriented Housing Transit Routes connect Bus Stop o��~ High Capacity BRT Rot, 3 Floors* Max. Doi Wal 3 Floors* Max. Act *In select locations, Community Benefit Incentives will allow +1 floor for 4 Floors Max. --------------------------------------------- *Maplewood Hub cannot count towards GMA Capacity North Bowl Maplewood' 196th St. Medical District Expansion J` Five Corners Main St. Fo. 220th St. West Edmonds Way Westgate ,'•. 8th St. a Firdale North _ Firdale Village _ Q t 3.1.c 0 N Perrinville z Q. to L 0 L Q Q East Seavie% c 0 vi • 3 fn v #Highwai O U W L Subarea s 3 0 C E t V t4 r r Q South L Ballinger I Packet Pg. 75 1 3.1.c C 10 EDM�, • 410 Aft=�1■■AK Areas of Change Alt A: Focused Growth No of Units An 6111[Ah W Alt B: Distributed Growth No of Units Hubs 150 900 Medical Center Expansion 1000-1200 1850-2000 TOTAL 2700-3000 3600-4000 *Total numbers forAlt B: Distributed Growth represents unit countifADUs are limited to 1 per lot based on HB 1110 & HB 1337 interaction. Perrinville, 6% Westgate, 34% 5 Corners, 40% "%hh' rdale Village,14% Seaview East 18% Firdale North,15% Perrinville, 11% Westgate,17% r 5 Corners,17% North Bowl, 8% Firdale Village, 14% Medical Center Expansion Seaview East Expansion 1850-2000 2% North Bowl, 2% 1000-1200 00 Firdale North, 2% Q ---------------------------------------------------------------------------------- Metrics are approximate, conceptual onlyand subject to change with further study. City of Edmonds Comprehensive Plan update I IPacket Pg. 76 Medical Center 3.1.c C � Np EDM�, 1. Be consistent with the GMA, PSRC Vision 2050, and Snohomish County countywide planning policies 2. Implement State Housing Bills 3. Create opportunities for the City to achieve Community's vision :ATIO r Edmonds is a charming and welcoming y offering outstanding quality of life for all with vibrant and diverse neighborhoods, safe streets, parks, and a thriving arts / scene shaped in a way to promote healthy lifestyles, climate resiliency, and access to the natural beauty of our community." ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 77 3.1.c C � Np EDM�, • The DEIS contains: • Information about the alternatives 1� • Potential impacts A 0 A • Mitigation • This information helps decision makers choose how to do the project. • The FEIS may contain the preferred alternative and response to comments on the Draft EIS. • The City's Comprehensive Plan can be adopted after the Final EIS is issued. 1� ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 78 • .�,.. Finalizing the Alternatives for the Draft EIS � "Pens Down" The EIS team needs bookends of alternatives to • For Growth Alts" analyze. April 13-20 Transportation FinalAlternatives i • April 13 "Pens Down" April 22 Env. analysis • The EIS team will begin the analysis of i May- mid June Environmental Impacts. Alternatives assessed for DEIS • Any changes may result in additional i by Herrera analysis, delays in schedule, and budget � Mid June -July anal Y Y g City to review Env analysis increases. August 22 DEIS Issued • August 22 DEIS issued by the city with a � discussion of potential impacts for the No � Aug 22 -Sept 20 DEIS Comment period Action Alternatives and two Action Alternatives. • DEIS Public Hearing • The Preferred Alternative results from Notice issued 10days prior the comments of DEIS. Final EIS in Nov with the final plan. Preferred Alternative based on comments. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 79 3.1.c C Np EDM�, r-I I 11 • Two Action Alternatives plus the No Action Alternative are a good fit for this EIS process. • There would be no benefit to adding a third Action Alternative. • Adding alternatives does not always make an EIS "better," but more alternatives are always longer and more expensive. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update I Packet Pg. 80 3.1.c c 0 .y d Q N L r �L Q Q c 0 N '0) V/ 0 U N d 0 C L w Q 3 0 'L^ V C d E L V Q Packet Pg. 81 Ir�1Ti11'�1req Arts Corridor Live -work 3.1.c (3 Floors) aP Multi-famil,, „ Ali= (3 Floors) Opportunityto leverage Edmonds Creative Civic Field Arts District status: Edmonds Library and Francis Anderson -- Center • Incentivize "Live -work" land uses along Dayton — Main Sr. Street and Arts Corridor. __ Dayton St.. • Live -work spaces can vary in scale from mixed - use developments with residential units above Q Dayton St. Live -work ground -floor shops to smaller home offices or M (3 Floors) studios. • They are proposed to be flexible to accommodate a range of business types, City Park including creative industries, professional services, and artisanal production. Wj Multi -family (3 Floors) Single Family Residential Multi -family Housing Commercial Downtown Core Retail Arts Corridor Bus Stop Packet Pg. 82 Ir�1Ti11'�1req Opportunityto support Downtown's vibrancy • Downtown population supports a variety of businesses and services, including shops, restaurants, and cultural institutions. • Edmonds' downtown is already a 15-minute neighborhood. By adding more multi -family adjacent to existing multi -family uses, more residents can easily access amenities and services, leading to improved public health outcomes and a higher quality of life. • The plan is exploring expansion of multi -family land uses near City Park and along Wh Avenue. Single Family Residential Multi -family Housing Commercial Downtown Core Retail --------------------------- Arts Corridor Bus Stop City Park Q I Arts Corridor Live -work 3.1.c (3 Floors) aP Multi-famil,, „ AAM � (3 Floors) c o_ Civic Field Mn Edmonds Library and Francis Anderson N -- Center L Main St. L Dayton St.. CL -- Q Dayton St. Live -work (3 Floors) Multi -family (3 Floors) Packet Pg. 83 C � Np EDM�, Ole •Y.1 rAn W Opportunity to encourage better transitions into 212thSt. residential neighborhoods • Explore a strategy of shifting heights within the subarea plan Q! boundary to enable a transition zone on selected parcels. This is not necessarily for every parcel along Hwy 99. I • It entails increasing the heights allowance for some parcels I adjacent to Highway 99 from 75' to 85' and reducing those J maximum heights for some parcels beyond Highway 99 adjacency to 55'. • This will not impact the net growth capacity of Highway 99 Variable heights subarea but create better design outcomes for the residential within subarea areas next to the subarea. boundary to create transition zone Highway 99 Subarea Plan Boundary i Max Ht - 75' r--- _ I r Transit Oriented Housing I 4 Housing units on parcels within 1/4 mile radius of BRT Stop I ti — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — L D Packet Pg. 84 3.1.c DS EDM6N, No Action Neighborhood Commercial Existing Multi -Family (3 floors) Existing 3-4 Floors o, s 2281 Alt A: Focused Growth Neighborhood Commercial Existing Multi -Family (3 floors) Up to 4 floors (5 with incentive) Up to 4 floors Fa3 Q s� a Oy 1 Mixed -Use Neighborhood Residential Neighborhood Commercial Multi -Family (Housing Bills Compliance) School Middle housing: Duplexes, Triplexes, ADUs, townhomes, Bus Stops quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments 2281 am Alt B: Distributed Growth Neighborhood Commercial Existing Multi -Family (3 floors) Up to 3 floors (4 with incentive) v Q r rn ;140", am Metrics are approximate, conceptual only and subject to change with further study. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update I Packet Pg. 85 • .I,,. Neighborhood Center: Five si •»21A& : 3.1.c L No Action Alt A: Focused Growth Alt B: Distributed Growth Mn Neighborhood Commercial Existing Multi -Family (3 floors) Existing Multi -Family (3 floors) Existing Multi -Family (3 floors) N Up to 4 floors (5 with incentive) Up to 3 floors (4 with incentive) N ■ Up to 4 floors Up to 3 floors C 0 .N o. A M N VJ 212th St. I 212th sr. V i . . 212th SL U W N 1 1 1> C L w 4 Q a Q 01 C9 -S E Mixed -Use Q Neighborhood Commercial U Neighborhood Residential Metrics are approximate, conceptual only and Multi-FamilyU (Housing Bills Compliance) subject to change with further study. School Middle housing: Duplexes, Triplexes, ADUs, townhomes, _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Bus Stops cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments City of Edmonds Comprehensive Plan Update I Packet Pg. 86 3.1.c C Np EDM�, "ndical LI No Action Neighborhood Commercial Existing Multi -Family (3 floors) Mixed -Use Neighborhood Commercial Multi -Family School Bus Stops Alt A: Focused Growth ' Existing Multi -Family (3 floors) Up to 4 floors (5 with incentive) Up to 4 floors 5 corners expansion F__I Neighborhood Residential U (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Alt B: Distributed Growth Existing Multi -Family (3 floors) Up to 3 floors (4 with incentive) Up to 3 floors ■ ESPERANCE II / I Q Metrics are approximate, conceptual only and subject to change with further study. --——————————————————————————————————————— City of Edmonds Comprehensive Plan Update I Packet Pg. 87 3.1.c D EpMOND , , • • • No Action Neighborhood Commercial Existing Multi -Family (3 floors) Q P. SS 61.161MRaNIEin : 1001210 Alt A: Focused Growth Existing Multi -Family (3 floors) Up to 4 floors (5 with incentive) Up to 3 floors Mixed -Use Neighborhood Residential Neighborhood Commercial Multi -Family (Housing Bills Compliance) School Middle housing: Duplexes, Triplexes, ADUs, townhomes Bus Stops cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments E a • low 1[: Alt B: Distributed Growth Existing Multi -Family (3 floors) Up to 4 floors (5 with incentive) Up to 3 floors (4 with incentive) Up to 3 floors Q Metrics are approximate, conceptual only and subject to change with further study. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update I Packet Pg. 88 D EpMONIo V 05 VI on ,Neighborhoos si No Action Neighborhood Commercial Existing Multi -Family (3 floors) E 3 I v o � I R; 196th St. _ r � t Q � � � r i7i►C�Tii7Mori Alt A: Focused Growth Existing Multi -Family (3 floors) Up to 3 floors a ¢' r Mixed -Use Neighborhood Residential Neighborhood Commercial Multi -Family (Housing Bills Compliance) School Middle housing: Duplexes, Triplexes, ADUs, townhomes Bus Stops cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments 196th St. Alt B: Distributed Growth Existing Multi -Family (3 floors) Up to 3 floors (4 with incentive) Up to 3 floors =o E 3 o, o� 3.1.c Metrics are approximate, conceptual only and subject to change with further study. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update I Packet Pg. 89 5 D EpMON� , , � • • • • • • No Action Neighborhood Commercial Existing Multi -Family (3 floors) Alt A: Focused Growth Existing Multi -Family (3 floors) Up to 3 floors Mixed -Use Neighborhood Residential Neighborhood Commercial Multi -Family (Housing Bills Compliance) School Middle housing: Duplexes, Triplexes, ADUs, townhomes Bus Stops cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Ah Alt B: Distributed Growth Existing Multi -Family (3 floors) Up to 3 floors (4 with incentive) 3.1.c Metrics are approximate, conceptual only and subject to change with further study. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update I Packet Pg. 90 3.1.c 5 EpMOND, , • • • • • • No Action Neighborhood Commercial Existing Multi -Family (3 floors) •m W: Alt A: Focused Growth Existing Multi -Family (3 floors) Up to 3 floors Mixed -Use Neighborhood Residential Neighborhood Commercial Multi -Family (Housing Bills Compliance) School Middle housing: Duplexes, Triplexes, ADUs, townhomes Bus Stops cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments :r: \VI [Alk : Alt B: Distributed Growth Existing Multi -Family (3 floors) Up to 3 floors (4 with incentive) Up to 3 floors Metrics are approximate, conceptual only and subject to change with further study. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - City of Edmonds Comprehensive Plan Update I Packet Pg. 91 3.1.c C Np EDM�, a101210I0]0210ISIO No Action Neighborhood Commercial Existing Multi -Family (3 floors) 63101610 Mixed -Use Neighborhood Residential Neighborhood Commercial ED Multi -Family (Housing Bills Compliance) School Middle housing: Duplexes, Triplexes, ADUs, townhomes Bus Stops cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments 1 Ah i Alt 6: Distributed Growth Up to 3 floors fdm��w4Y .00N, do 3 \fit n NE 205th St. A Lake Ballinger Metrics are approximate, conceptual only and subject to change with further study. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update I Packet Pg. 92 3.1.c JID 5 EDM�,� a101210I0]0210ISIO No Action Neighborhood Commercial Existing Multi -Family (3 floors) Mixed -Use Neighborhood Commercial Multi -Family School Bus Stops CNeighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments 0 011,1101219 Alt 6: Distributed Growth Up to 3 floors , Q Metrics are approximate, conceptual only and subject to change with further study. --——————————————————————————————————————— City of Edmonds Comprehensive Plan Update I Packet Pg. 93 April 13 'Pens Down' for Growth Alternatives April 13 -20 Neighborhood Transportation final alternatives I Meetings April 22 Env. Analysis Transportation Outreach April June Waterfront Vision workshop April p 09 June 12 Growth Alternatives May 08 Env. analysis preliminary findings Policy discussion. April 26 Waterfront Vision May 30 ADB Urban Design Element ADB Urban Design Element EIS Workflow DEIS by • Plan Elements Workflow Waterfront Vision Transportation Outreach Aug July 24 All Camp Plan elements Utility Analysis Transportation impacts W4 May W1 (June Finalize Land Use July W3 April W3 Review May W3 Finalize Community Culture Review Housing Land Use Review Community June W3 & Urban Design Culture & Urban Design Finalize Eco Dev. April W4 P May W2 y June W2 July W2 Review Eco Dev. Review Review Utilities & Capital Facilities Finalize Community Sustainabillty. Community Sustainabildy Finalize: Housing Utilities & Capital Facilities Aug 22 UF!c� Is�t—j Draft Plan Issued by the city SEPA DEIS 6omment Period Online Open House Sept 6 DEIS Public Hearing Sep 241 DEIS Waterfront Vision Oct Oct 231 Preferred plan, FEIS [ Community Engagement Planning Board Meetings City Council Meetings Elements Review & Update ADB Meeting • Transportation EIS Oct 29 Preliminary FEIS Finalize preferred plan Dec 20 Final Plan, FEIS Issued Dec City's Comprehensive Plan adopted after the Final EIS is issued. Packet Pg. 94 i QUESTIONS ? Q COMMENTS?. Email us @ everyonesedmonds@edmondswa.gov For more updates, visit edmondswa.gov/everyonesedmonds City Forum Boards March 23, 2024 3.1.c r,�r% ��- . �DMOIOS p Greenhouse Gas Mitigation Sub -Element This sub -element must plan to reduce overall greenhouse gas (GHG) emissions from transportation and land use, and per capita vehicle miles traveled (VMT). The element must prioritize reductions that benefit overburdened communities to address environmental injustices. HB 1180 requires GHG emissions reach net -zero by 2050 - consistent with both Washington's statewide target and Edmonds' 2023 Climate Action Plan. Pathway 1 os..l.o AHnr.sua,. p..W WPw"-wnp G„nN — Emnai... Foam.. Ec.b"fr.n,-wf Palhway 2 MiN at• g-'s cuu..a v.neff ffA.. T..w.a ppp eM paKH.. a+. fnn.Aonecw..mnmwn and pohclea Into RLM B.* orrv.fwrm s .r. waure. c n1wehen;i.e plan Pathway u...aP GHG0.11.N 0w1. r f Erneron. I—.Y an c-- n.m!ory m d .np rts:nc —46 n: :1FL 7nfn 104k 711, -i o,.rn,etl R!ou:.lidnf • dMl EmlfelRnf +�vvnf Em.awns � �:!Iu.Ntl 6�11 Em LLtions 2023 Climate Action Plan GHG annual emissions forecast Resilience Sub -Element Using a common planning framework, this sub - element will prepare Edmonds for climate -related natural hazards. The sub -element must: • Address natural hazards created or worsened by climate change • Identify. protect, and enhance natural areas that foster resilience to climate change hazards • Identify, protect. and enhance community resilience. including economic and built environment factors, with a focus on environmental justice sung s..P2 - sf.sa Dvtm WM PLi Meer PVrm. P.¢ .r ex*ui. ad P.Idu VWferahiMf wl. inn i n.uclf eM A�fl, rN�, ief . +.arJ.M'..rAA� f.a1Yp • owl, .,,. n,u:w i.l,lfwl.n M- Inundation expected from five feet of sea level rise, the forecasted 1% scenario by 2100 2023 Climate Action Plan Among the top five actions the City must take to achieve climate neutrality is supporting mixed -use and transit -oriented development in neighborhood commercial centers - our centers and hubs. Investing in our centers and hubs supports the most vital climate actions our community must take. This land use model reduces vehicle trips in favor of transit ridership, active transportation, or telecommuting, which conserves energy from fossil fuels. One third of Edmonds' local climate pollution results from passenger vehicle travel. Relevant Actions from the CAP: TR-1.2 Develop code supporting mixed -use and transit - oriented development in neighborhood commercial centers TR-1.4 Allow commercial uses in more locations or reducing parking requirements in areas served well by transit TR-3.5 Require bike parking and e-bike charging in new commercial and multifamily development IMPLEMENTED Ord. 4277, 2022 Packet Pg. 97 Now— MoHpsHow Did We Get-16 1 v •c�',Q• VTR 4n SKAGIT COUNTY <, ................................ ......... Q �� . �'yl 188A �``y. 1,3 STEP 4 Snohomish County Tomorrow Steering Committee recommended the subcounty allocation a� per Puget Sound Regional Council's Regional Growth Strategy (RGS).The process also considered each community's vision and its regional role as described in the RGS. STEP 5 Snohomish County Tomorrow Steering Committee- HO-S Working Group iecornrnenr the subcounty allocation. The process adjusted allocation within affordable income bands by to factors that Increase housing choice in places �i STEP 1 Washington State Oflice of Financial Management (OFM) prepares range of possible population growth scenarios for Washington counties participating in Growth Management Act (GMA). County officials, by law, are responsible for selecting the growth target For Snohomish County, it is the Snohomish County Tomorrow Steering Committee. STEP 2 Snohomish County Tomorrow Steering Committee selected the 20-year GMA planning target from within the range of high and low prepared by OFM a1Ct-3 Snohomish County Tomorrow Steering Committee - HO-S Working Group calculated the housing target as per Department of Commerce guidance. Some of the key assumptions: • Average Household Sae: 2.48 Increase in vacancy rate in 2044 Removal of seasonal units from 2020 base 1.079,441 Population Growth Target I 167,443 Housing Growth Target n CHELAN COUNTY Sources: www ofm.wa. g ov Countywide Planning Policies for Snohomish County (Last amended July 2023) Housing Characteristics and Needs In Snohomish County: Report prepared pursuant to Countywide Planning Policy 1-10-5 by The Planning Advisory Committee of Snohomish County Tomorrow, May 2023 3.1.c Packet Pg. 98 e` ONpS EDM *If R11111119 Complying with HB 1220 • Requires cities to differentiate between housing types per affordability levels. • Have sufficient capacity for each housing type. • The capacity target by housing types is provided by Snohomish County Housing Requirements Report as per Department of Commerce guidance. 23.6%ADUsor 1.4%middlr_ 75%uniL.mu�rje low-rise, mid -rise housing or low-rise, or mid -rise apartments/ condos similar type apartments/ condos Total Unit Capacity Housing distribution by Area Median Income (AMI) • Subtracting Existing Capacity Total Units Needed (per Snohomish County growth targets): 9,069 Existing Capacity Per BLR on Hwy 99: (4,100) Additional Existing Capacity per BLR: (762) Total Remaining Units Required: 4,207 4,862 41207 Existing Remaining per BLR I F Required 9,096 Total Unit Capacity Remaining Capacity Required Total Remaining Units Required: 4 207 ADU Capacity Filled by HB 1337: (1,642) Capacity Filled by HB 1110: (42) Remaining Capacity Required in Edmonds: 2,523 With an added Buffer: BLR: Buildable Lands Report 2,700 units* `Must be low-rise, or mid - rise apartments/ condos 3.1.c Packet Pg. 99 • RTIT1= 01116 Ab • 3.1.c I aw r r4 � r------- lb r r- -1 4i r •? , Perrinville / I East S aview .... _�'..................... ti I 1 5 Corners M 6 Di s ._ Hwy 99 District c. Firdale North to 1iv southi �'Firdale Village , Ballinger Packet Pg. 100 � 0- - �v DMONp ED _., Areas of Change dr 40 Alt A: Focused Growth No of Units Alt B: Distributed Growth No of Units 3.1.c Hubs 150 900 Medical Center Expansion 1000-1200 1850-2000 TOTAL 2700-3000 3600-4000 " Total numbers for Alt B: Distributed Growth represents unit count if ADUs are limited to 1 per lot based on HB 1110 & HB 1337 interaction Westgate, 34% 5 Corners, 40% Seaview East 18% Firdale North, 15% North Bow 8% Perrinville, 6% Seaview East 2% Firdale North, 2% North Bowl, 2% nter GAvcsl 1]Iu" 1000-1200 Perrinville, 11% Westgate, 170,„ ical Center pansion 50-2000 j s 40 Metrics are approximate, conceptual only and subject to change with further study. Packet Pg. 101 L`D� EDMON Action • islo, plan This alternative is non -compliant with Washington State Growth Management Act requirements. Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes. Triplexes, ADUs, townhomes, cluadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Transit Routes Bus Stop #Po High Capacity BRT Route Downtown/ Waterfront Activity Center V"a tltth St. v t V T � pG W zzotn St. 5 a ustn St. Highway 99 i Subarea 9 Packet Pg. 102 L p5Ex! EDM_ • Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Neighborhood Center Mid -scale mixed -use: Apartments or condos with retail/ 4 Floors* Max. commercial/offices on ground floor in select locations Neighborhood Hub Low -scale mixed -use: Apartments or condos with retail/ 3 Floors Max. commercial/ offices on ground floor in select locations Medical District Expansion 4 Floors* Max. 15 Minute Neighborhoods Most daily necessities and services can be easily -3/4 Mile' reached by a 15-minute walk, bike ride, or transit from - any point in the neighborhood. / Transit Oriented Housing *In select locations, Community Benefit Incentives will allow +1 floor for 5 Floors Max. Transit Routes connecting the Centers and Hubs Bus Stop High Capacity BRT Route Downtown/ Watertront Medical District i Activity Center e� Expansion Five Corners Ago S �•y Westgate Firdale Villa9 a 3.1.c Highway 9 Subarea Packet Pg. 103 IN Alternative 13'. `Distributed Grc Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Neighborhood Center Mid -scale mixed -use: Apartments or condos with retail/ commercial/offices on ground floor in select locations Neighborhood Hub Low -scale mixed -use: Apartments or condos with retail/ commercial/ offices on ground floor in select locations Medical District Expansion 15 Minute Neighborhoods Most daily necessities and services can be easily 3/4 Mile reached by a 15-minute walk, bike ride, or transit from any point in the neighborhood. Transit Oriented Housing 3 Floors* Max. 3 Floors* Max. 3 Floors* Max. *In select locations, Community Benefit Incentives will allow +1 floor for 4 Floors Max. ' Transit Routes connecting the Centers and Hubs 40 Bus Stop �•~' High Capacity BRT Route I Firdale North Perrinville r' l - East Seaviey. . f%OhSt. Medical District Expansion Five Comers K 110USG ~ � Westgate Highway Subarea Firdale Village Packet Pg. 104 Voices Vision . Plan Edmonds' Online Open House Open Through April 1, 2024 https://edmonds2044.infocommunity-org Email us @ everyonesedmonds@edmondswa.gov For more updates, visit edmondswa.gov/everyonesedmonds 3.1.d MEMORANDUM To: Edmonds City Councilmembers & Mayor Rosen From: Edmonds Planning Board Date: REVISED April 3, 2024 (Revised underlined) CC: Edmonds Planning Board, and Planning and Development Staff Re: Comprehensive Plan Draft Growth Alternatives — Planning Board Recommendation Mayor Rosen and Councilmembers, The Edmonds Planning Board is pleased to present this memorandum summarizing our recommendation for the growth alternatives to be considered and analyzed by Herrera as part of the State Environmental Policy Act (SEPA), Environmental Impact Statement (EIS) process for "non -projects". The EIS is required to identify and analyze alternative approaches to meeting the goals of a proposal, and in the case of the Comprehensive Plan, these represent different growth strategies. The Alternatives should represent a diverse range of options that can highlight the impacts of different potential choices. The Alternatives should be broad enough that the final preferred alternative, which is included in the final plan, will fall within the range of the alternatives studied. SEPA requires a "no action" alternative which considers existing policies and land -use regulations to establish a benchmark to compare the proposed Alternatives to. This recommendation does not favor one draft Alternative over another, or finalization of land -use as they relate to building heights. This recommendation is to set the study parameters of the EIS and include an adequate area of influence, a.k.a. "bookends" to understand environmental impacts and mitigation measures to reduce or eliminate adverse environmental impacts. Also, this recommendation is only looking at where growth should be studied from a land -use perspective but should also take into consideration the other Comprehensive Plan elements that complement the growth scenarios such as: Transportation, Economic Development, Climate Change and Resilience (Adopted Climate Action Plan), Utilities, and Capital Facilities Plan, all of which should be cohesive to one another. Below is a summary of the touch points that Planning Board had in relation to the Comprehensive Plan, and specifically how they influence growth Alternatives: Background & Evolution of the Recommendation: ➢ Vision Statement (not required by GMA) —(concurrent with touch points below) —February 8, 2023 November 8, 2023. ➢ February 22, 2023 — The Planning Board's first look at the Comprehensive Plan framework commenced at our 2023 retreat where the basics of Growth Management Act (GMA), prominent house bill 1220, and multi -and countywide planning policies, specifically Puget Sound Regina[ Council housing policy and Snohomish countywide planning policy HO-4 for guiding local plans was presented (2/22/23 PB Packet Pages 3-22). Packet Pg. 106 3.1.d ➢ July 12, 2023 — The Planning Board reviewed a Comprehensive Plan update that reviewed the city's consultant, VIA Perkins Eastman and Herrera's draft Scope of Work that also included a summary review and recommendation of the Highway 99 SEPA analysis to be incorporated into the whole Comprehensive Plan EIS (7/12/23 PB Packet Pages 54-66). ➢ November 8, 2023 — The Planning Board held a joint meeting with the Economic Development Commission (EDC), and with Via Perkins Eastman for a briefing to review and have discussion on the existing conditions, projected growth targets, existing capacity, key themes, public engagement overview and Community Champions, EIS scoping update, transportation element overview, and project schedule overview. Initial meeting to review conceptual ideas around neighborhood centers and hubs (11/8/23 PB Packet Pages 12-86). ➢ November 29, 2023—January 24, 2024— Detached Accessory Dwelling Unit (DADU) intro to HB 1337 and code development. (11/29 PB Packet Pages 68-146, 12/13/23 PB Packet Pages 20-98, 1/10/24 PB Packet Pages 32 — 64, 1 /24/24 PB Packet Pages13 47). o The Planning Board understands that the DADU's only fulfills a certain percentage of the missing middle housing and income allocation and was subsequently supported by direction from Commerce. ➢ February 14, 2024— *First Review of Draft Growth Scenarios to the Planning Board* Comprehensive Plan Existing Conditions Memo, Regarding State Framework Goals, Regional Goals, Planning Policy, Community's Vision for Edmonds, Edmonds Key Initiatives, Growth Projections, Critical Areas, Existing Housing Metrics (housing stock, cost burden households, changing context, displacement risk, environmental health disparities, housing affordability and equity, and economic development, with a presentation on the Draft Conceptual Growth Alternatives (2/14/24 PB Packet Pages 10 — 85). ➢ March 6, 2024 — *Second Review of Draft Growth Alternatives* Comprehensive Plan Draft Growth Alternatives, growth projections, and implementation of 1220, 1110, and 1337 (3/6/24 PB Packet Pages 3 — 71). ➢ March 13, 2024 — *Third Review of Draft Growth Alternatives* Joint meeting with Economic Development Commission to review existing conditions, draft growth alternatives, and draft EDC policy goals (3/13/24 PB Packet Pages 11 —110). ➢ March 23, 2024— Staff & PB Open House on Draft Growth Alternatives (public forum) March 27, 2024 — *Fourth Review of Draft Growth Alternatives* Draft Growth Alternatives, Revisions and Recommendation for EIS Study Area (3/27/24 PB Packet Pages 14 — 82, updated presentation slides 1-49). Deliberation & Recommendation: The initial growth scenario recommendations outside of the "no action" Alternative were as follows: Packet Pg. 107 3.1.d 1. Initial Alternative A "Focused" Growth a. Characteristics: Primarily in neighborhood centers with changes to both land use and extents. Additional capacity in neighborhood hubs and Medical Center expansion. Housing types would be mixed -use, 4-stories within neighborhood centers and medical center extension, with potential bonus height incentives in exchange for public space improvements and affordable housing units. Establishment of four neighborhood Hubs with 2-3 story mixed use buildings. 2. Initial Alternative B "Distributed" Growth a. Characteristics: Additional capacity in neighborhood centers with changes to land use. Additional capacity in neighborhood hubs with changes to land use and boundary expansion. Expansion of the Medical District greater than Alternative A. Housing types would be mixed - use in neighborhood centers and mixed -use or multi -family in neighborhood hubs. Building heights in all areas would be limited to 3 stories with bonus heights in exchange for public space improvements and affordable housing units. 3. Planning Board Initial Feedback The Planning Board's review of the initial draft alternatives, given the timeline from presentation (2/14) to pencils down (4/13),provided feedback in regard to needing more variability between the two Alternatives A "Focused" and B "Distributed" growth scenarios as a means to broaden and provide a diverse range of options that could meet our goals, as well as understand environmental impacts and required mitigation. Additional concerns were building heights in Hubs and Centers that have not seen the type of building height proposed to date and reviewing what could be done with the "bookends" to be able to work with these building heights to make them more manageable. Select feedback from the Board included expansion of neighborhood hubs, additional hubs, expansion along arterials, expansion along HWY 104, etc. to provide flexibility in the "bookends" for land -use, building heights — and policy creation post DEIS. Initial feedback brought the proposed Alternative A growth scenario that outlined 4-6 stories with incentives (2/14 PB packet), down to 4-5 stories with incentives (3/6 PB packet). Also, there was requests that wanted to look into the total gross existing capacity + proposed growth distribution by neighborhood within the Alternatives that hadn't been derived and we were unable to take into account this data point as part of our recommendation. 4. Revised Growth Scenarios and Planning Board Recommendation Followingthe Februaryand March work sessions, and March 23 d Open House, staff applied feedback to expand the growth scenario B "distributed" to include additional neighborhood hubs. Staff also presented a revision of the Alternate A "Focused" Growth Scenario that limited building heights to 4 stories in the Centers. Corridor growth suggestions in whole, or as part of a hybrid of corridors and hubs, were discussed and subsequently not fully supported. There was also feedback in regards to visionary goals at Centers and Hubs to include a "town center" type theme, but time did not allow to further discuss or develop the themes. Packet Pg. 108 3.1.d After deliberations, the Planning Board voted as follows: ✓ Voted 4-2 in favor of including the initial Alternative A "Focused" growth as the high -intensity density bookend ✓ Voted 5-1 in favor of including the revised Alternative B "Distributed" growth with additional hubs as the low -intensity density bookend 5. Rationale The Planning Board did what it could within the timeframe given. The rationale for these alternatives is they give a reasonable range that looks at high -intensity density and low -intensity density within the confines of good planning principles. This range of neighborhood center and hub choices would give worst- and best -case scenarios for mitigation measures of each intensity and provide a degree of flexibility to work between the 3-5 story building height ranges and continue to evaluate where they best make sense as we continue to develop the Comp Plan and the City conducts additional neighborhood level meetings. It should be noted that the city can achieve its required growth targets and housing types with all 3-story structures, 4-story structures, 5-story structures, or combination of the three. Final determination of land -use decisions should not be made until the environmental impacts and mitigation is reviewed and understood. Planning Board Recommended Alternative A— Focused Growth Diagram Alternative • Transit Routes connecting the Centers and Hubs . Bus Stop DNS �' High Capacity aRT Route Focused Neighborhood Residential o (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments- Centers •Neighborhood Mid -scale mixed -use: Apartments or condos with retail/ 4 Floors* Max. r commercial/offices on ground floor In select locations Neighborhood Hub Downtown/ watefront Medical District Low -scale mixed -use: Apartments or condos with retalV 3 Floors Max. Acti°ity Center ti r Expansion commercial/ offices on ground floor In select locations Frve corn.,= ' Medical District Expansion 4 Floors* Max. 15 Minute Neighborhoods Most daily necessities and services can be easily ; 1-fighway99 „_ _ - subarea `3/4 Mile "...... reached by a 15-minute walk, bike ride, or transit from any point In the neighborhood. O Transit Oriented Housing Westgate ) _. *In select locations, Community Benefit Incentives will allow +1 Floor for 5 Floors Max. --—— ————————————————————————————————————————— n t r Firdele Village Packet Pg. 109 3.1.d Planning Board Recommended Alternative B - Distributed Growth Diagram Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Neighborhood Center Mid -scale mixed -use: Apartments or condos with retail/ commercial/offices on ground floor In select locations •Neighborhood Hub Low -scale mixed -use: Apartments or condos with retail/ commercial/ offices on ground floor in select locations is Medical District Expansion 15 Minute Neighborhoods `r Most daily necessities and services can be easily 3/4 Mil@ reached by a 15-minute walk, bike ride, or transit from - any point in the neighborhood. Transit Oriented Housing T`.-r .,t Ra.,it:.,,,. .., 111,1 t C,., tr i. ., ir. H.;r.. Bi 5t>,, High C.,;, r, Iy BRT R,, 1. 3 Floors* Max. Downtown/ Waterfront 3 Floors* Max. Ac-,ly eemer 3 Floors* Max. *In select locations, Community Benefit Incentives will allow +1 floor for 4 Floors Max. Firdale North --------------------------------------------- Firdale Village P...... ... j...... North Bowl y Medical District a, Five Corn.R.,nsio 11 i 3 H,gh—, 99 S� Westgate ,r r Planning Board Recommended Alternative B Continued —Additional Hubs Diagram Explore Hubs at Perrinville ✓ 226th St. SW /15th & Edmonds Way intersection - ✓ Church at 196th and 84th, east of North Bowl North Bowl East Seaview ✓ 76th & 205 intersection • Make International District a "neighborhood hub" with Downtown/ waterfront Activity more focus on walkability and community benefits. center • Opportunity of creating the medical district as a "New - Edmonds Uptown", making it a center / for community activities. • Focus growth centered around schools Highway 99 Subarea Firdale North (_} New Hub ideas ---------------------------------------------- _ i End of Memo Packet Pg. 110 3.2 City Council Agenda Item Meeting Date: 04/9/2024 Other Possible Growth Alternatives for Council Deliberation Staff Lead: City Council Department: City Council Preparer: Beckie Peterson Background/History Recommendation The council will deliberate other possible growth alternatives that were not part of the staff recommendation. Narrative One such alternative is generally described in the attached white paper from Councilmember Dotsch. Attachments: DEIS Growth Alternatives Packet Pg. 111 3.2.a Developing a Draft Environmental Impact Statement For the Projected Growth Requirements in the Edmonds 2024 Comprehensive Plan Update Contents PROCESS.......................................................................... HOUSING GROWTH ALTERNATIVES ................................. SCENARIOS FOR DEFINING A PREFERRED ALTERNATIVE. ASSUMPTIONS................................................................ APPENDIX........................................................................ .........................................................1 .........................................................2 .........................................................4 .........................................................5 .........................................................6 This whitepaper assumes the reader has a basic understanding of the comprehensive planning process and associated environmental impact analysis. The purpose of the Draft Environmental Impact Statement (DEIS) is to analyze the merits and impacts of at least 2 alternatives and compare those to a Do Nothing alternative. The City's EIS consultancy, Herrera, will receive the 2 bookends in April 2024 that define 2 growth alternatives and provide the Council a Preliminary DEIS report in June on the impact of future growth. The bookends must be realistic, and distinct from each other. In other words, they study different parcels and different land uses in the City. Then Council will discuss, analyze, and define the Preferred Growth Alternative. The DEIS report will then elaborate the Preferred Alternative and define the mitigations to the impact of growth from several dimensions as required in the State Environmental Protection Act (SEPA). See the Venn diagram in Appendix 3. It illustrates that the preferred alternative may be an amalgam of the elements in the bookends or may be one of the bookends. The DEIS development, public engagement, and finalization process is controlled by the SEPA regulation. For 2024, the comprehensive plan update will include a city-wide EIS analysis. Edmonds is now designated to be a High Capacity Transit (HCT) community and has been allocated a significant portion of the total growth planned for Snohomish County. Therefore, this planning cycle is unlike any past Comp Plan update and plans for 30% population growth. Although the planning timeline is 20 years, the land use decisions will conceivably affect Edmonds neighborhoods for the next 80 years. This is not an academic planning exercise. It has the potential to permanently change the current Edmonds way of life by the urban planning methods we use to prepare to welcome our new neighbors. Planning for increased density because of HCT transit designation sets up the inherent complexity of complying with the development regulations in environmentally critical areas. Development regulations must preserve the existing functions and values of critical areas per the GMA (WAC 365-196-830). "Avoidance is the most effective way to protect critical areas. If development regulations allow harm to critical areas, they must require compensatory mitigation of the harm. Development regulations may not allow a net loss of the functions and values of the ecosystem that includes the impacted or lost critical areas." Distributed via email on April 4, 2024 to Edmonds City Council Packet Pg. 112 3.2.a Page 2 The challenge to City leaders is to make judicious land use changes so that even though Edmonds could be transformed into a denser city over decades, it continues to offer a high quality way of life that is anchored in the immense environmental riches we have. This whitepaper discusses the growth alternatives for housing units and is not comprehensive of all the elements in the Comp Plan. Here is a high level look at the result we are driving to in Dec. 2024 when viewed through the lens of the environmental riches of Edmonds and the sense of place that we have in the business districts. The update includes the following: 1) Updating the Land Use Map to allow for the County allotted increased housing estimates of 9000 units in a manner compliant with the 3 recent State of Wash. housing bills 2) Updating the current Land Use Map to prevent over -development from: a) Damage to environmentally sensitive areas including critical habitat areas, aquifers used for drinking water, Shoreline Management Act areas, and tree canopy and wildlife corridors. b) Exceeding the capacity of current City infrastructure including, but not limited to, sewage transport and processing in accordance with State law; stormwater infrastructure and preventing damage to homes, creeks and Puget Sound; roadways, parking, sidewalks, and parks. c) Impacting the "Edmonds Way of Life" whose drivers are: a. Access to Puget Sound beaches, streams, and a Lake Ballinger which are as healthy as we can make them b. Low rise buildings c. Mature conifers of over 80 feet in height d. Access to parks e. Outdoor market for small vendors, creative district, an arts festival f. Business districts with human scale architecture (Westgate, Downtown, 5 Corners, Perrinville, Firdale Village, the International district of Hwy 99 corridor) 3) Updating the Land Use Map to protect and encourage small businesses (services, retail, grocery, food and beverage, office space) and public amenities that create a sense of place. 4) Updating the Comprehensive Plan and Land Use Map to change out-of-date priorities in the current Plan: the defunct Edmonds Crossing on the site owned by Unocal. 5) Updating the Comprehensive Plan and Land Use Map to accommodate the changes set forth by the Growth Management Act for managing displacement risk. 6) Adding new land use designations required to be compliant with the 3 recent housing bills HOUSING GROWTH ALTERNATIVES The toughest housing bill to plan for in Edmonds is HB 1220 which requires planning for housing at all affordability levels. Therefore the housing types that the Department of Commerce guidance has defined for incomes below 80% of the average median income are the focus of this whitepaper (and have been the focus of the growth alternatives presented to the City Council in Mar. 2024). See the appendix titled " Do the Math" for a reconciliation to the 9000 housing units to plan for in this cycle. This whitepaper proposes bookends that represent the capacity for 2750 additional housing units for residents in the <80% AMI income range. The other 6250 planned housing units are briefly described in the appendix. A key neighborhood representing approximately 3000 of the 6250 units is the Highway 99 subarea. It is discussed in the section below titled "Scenarios for defining a preferred alternative". The reader needs to keep two Packet Pg. 113 3.2.a Page 3 metrics in their head at the same time: capacity for 9000 new planned housing units to be distributed around the whole city, and 2750 of those housing units are for those earning < 80% of AMI. The 2024 land use map will describe the 9000 units. The most analysis to date has appropriately been about the locations for the 2750 units. The do-nothing alternative is represented by the current land use map and zoned densities. The DEIS analysis will show how and where it is not compliant with current regulations. The 2 growth alternatives analyzed in the EIS are called bookends. This paper will refer to them as Distributed Alternative A and Focused Alternative B. This whitepaper is not recommending that either alternative be adopted as policy. But they are intentionally designed to address some concerns expressed by residents, include the assumptions made by Council when the Hwy 99 Supplemental EIS was not prepared in 2023, and the focused alternative is a bold scenario for a new Edmonds Uptown that can easily be pared back when the preferred alternative is defined. A motivator to bring forth a new set of bookends is to have a better DEIS from which to make decisions. This planning cycle for 9000 housing units (housing 13,000 new residents) is a remarkable opportunity to plan for a new mixed use neighborhood. The use of corridors, the Church parcels, and the notion of an Uptown Town Center have created alternatives that are more distinct from each other than the bookends previously discussed at the Council meeting in Mar. 2023. There is no notion of neighborhood hubs in these bookends. Alt A: Distributed Growth Alternative. Distribute growth along 3 state highways and major arterials, Business Districts, and Churches where the following resources currently exist: sidewalks, schools, parks, commercial businesses, and services that create a sense of place. Upzone large church parcels from single family to multi family 2 story. Also make modest increases to density or extent in 4 business districts. a) Firdale Village used changed to no higher than 5 story Mid Rise Mixed Use buildings b) 5 Corners use increased to no higher than 3 story Multifamily and Mixed Use buildings c) Westgate district land use and heights unchanged, but extent increased to add 2-3 parcels to the district along 100th. (see item f below for Hwy 104) d) Downtown has modest growth of 50-75 units. e) Reclassify six large church parcels (at least 2 acres) to 1-2 story Multi Family for 700 additional units These are fairly evenly distributed across the city and are often on arterials. See list of locations in the appendix. This is not a new idea. It enshrines in the land use map the actual trend of church congregations subdividing and selling part of their land to developers. f) Increase height from 2 story multi family to 3 story multi family on the following transportation corridors: i) Hwy 104, Hwy 524 (196th St) ii) 2121h street iii) 244th Street iv) 84th street north of Esperance towards 5-Corners v) 761h Ave 2) Alt B — Focused growth Alternative. Focus growth in Business Centers, and anew Uptown Town Center that is based on the Council's strategic decision made in 2017 to site planned growth along the Hwy 99 corridor. Estimated housing units in this section need to be verified. a) An estimated 2 high rise (90 ft) multi family or mixed use projects in the Uptown Town Center are required in order to plan for a large number of housing units Uptown: 2000. Building height changes Packet Pg. 114 3.2.a Page 4 from 90ft at the core to 55ft and then to 35ft provide a transition to less intensive surrounding neighborhoods. Photos in appendix 9 show high rise and mid rise projects. A High rise overlay already exists in part of this neighborhood. b) The new Edmonds Uptown encompasses the Hospital District, the International District, and 5- Corners. It's capacity is an estimated 2000 housing units. It is bounded by: i) South- 228th ii) North-208th iii) East- Hwy 99 iv) West- 84th (to 220th ) and around the 5-corners Multi Family area c) Uptown Density has building heights that transition to prevent a canyon effect of tall buildings along a corridor. i) 90' building heights near the hospital, Mixed Use type. This is the area most likely to have public amenities 'paid for' by developer incentives. A 90 ft. building height is already allowed in the hospital district. ii) Reduce to a 35' building height in the grocery, retail and food and beverage International District, to maintain human scale and generous sightlines. (The view of Mt. Rainier on the clear winter days is valued and is an element of the Edmonds Way of Life). Consider changing type to "Business" to prevent retail and service business from being redeveloped as Multi family buildings. iii) 5-Corners has Mixed Use with 3 stories and an estimated capacity of 300 units. d) 55' -75' buildings would be allowed in the other parts of the current CG areas (MF or Mixed Use type). e) Add the same growth to the Business Centers that is defined in the Distributed Alternative. SCENARIOS FOR DEFINING A PREFERRED ALTERNATIVE The preferred alternative in the DEIS will likely include elements of both bookends for growth. To illustrate this crucial decision making process, the following examples of decisions are provided for information. It is recommended that 3D simulation software for urban planning be used in the Council work session to define the preferred alternative so that the mass of the planned large buildings can be put in context with the surrounding neighborhood, and the whole city. The reader can evaluate the usefulness of the bookends by testing whether the elements of their desired preferred alternative are contained within the range the bookends create, and whether the mitigations in the preliminary DEIS are achievable. 1) Regulate the minimum housing units per acre in MF and MU projects, not the maximum as is the current practice. Let the marketplace decide the apartment square footage. 2) Reduce max. building height in the Gateway district of Hwy 99 from 75' to 55' and redistribute units to other neighborhoods. 3) Require mix of uses in any project with more than 250 housing units (e.g. The Shoreline Council passed an ordinance in Dec, 2023 requiring mixed use after evaluating the high number of new multi family projects that left those neighbors with no nearby shopping.) 4) Carve out stretches of corridors from increased growth because the DEIS proves issues with traffic congestion of parking congestion. Carve out stretches of corridors because the DEIS proves issues with noise and air pollution. 5) Downzone existing large grocery stores from CG- 75 ft in the hwy 99 corridor to discourage redevelopment. Such stores contribute to a sense of place and are a requirement of a healthy Packet Pg. 115 3.2.a Page 5 neighborhood. (Edmonds has lost 4 grocery stores in the City at Salish Crossing, Downtown Ace Hardware, 5 Corners Barq, and Edmonds Goodwill.) 6) Define the support for residents who will be displaced by development, and who provides the support. The following are examples of decisions that cannot be made in developing the preferred alternative since it was not in either of these bookends. 1) Increase building height on Landmark 99 project site to MF- High Rise 2) Upzone large church parcels to 3 story MF in order to plan for 1150 housing units 3) Give height bonuses in excess of the heights in the bookends in exchange for affordable units or a public amenity. The following decision cannot be made in developing the preferred alternative (since it's not in either bookend) if using the bookends developed by the Comp Plan consultants or the Planning Board. 1) Decrease the building height to 55' in any parcels in the highway 99 subarea. ASSUMPTIONS This section describes the assumptions used in defining the growth alternatives. 1) Remove Perrinville from any land use changes because of the long running flooding problem, the long period of time to design and build a solution, and recognition that the root cause is outside our control in Lynnwood. 2) Unocal parcel on the waterfront — downzone from master planned development to open space per Council's priority for having options in future estuary restoration and integration with the Edmonds marsh. 3) Remove parcels within 200 feet of Puget Sound or Creeks (such as Holy Rosary Church) since avoidance of redevelopment is the stated best way to protect critical areas. (ref. GMA) This is an impactive assumption that is designed to not only be compliant with regulations but protect the "Edmonds Way of Life". 4) New housing is planned for where there is currently at least 3 of the following resources and amenities: sidewalks, parks or large school district campuses, stormwater network capacity, grocery stores. 5) Two ADU/DADU's are allowed per residential parcel. 6) The most effective way to preserve the 80-100 ft conifers is to put future housing where the trees have already been logged: corridors, business districts, Hwy 99 subarea, large church parcels. 7) The building height in the book end descriptions is the max. allowed height. If Council wants the flexibility to offer height incentives in certain locations or building uses, the estimated housing units can be reported as a range. (e.g. 400-450 units in an 8 story MF) and the stated building height is after the height bonus. 8) Current bus routes do not have to be a driver of future density locations. Transit systems move their routes to where their customers are. The exceptions to this assumption are 1) Swift Blue Line route on Hwy 99, 2) park and ride lot in the medical district, 3) bus, train and ferry connections on the waterfront. The Uptown alternative relies on the Swift bus line and proximity to a link light rail station. 9) There is no change to the 25 ft. height for the residential units that were zoned single family in the 2020 Comp Plan. Packet Pg. 116 Page 6 3.2.a APPENDIX The following documents, tables, maps, and images are in the appendix. 1) Marked up Edmonds map for: Alternative A— Distributed growth Alternative B — Focused growth 2) Venn diagrams of bookends and the preferred alternative. 3) Edmonds Sidewalk Map 4) List of Churches with parcels greater than 2 acres 5) Existing housing capacity map for Edmonds from the Snohomish County Buildable Lands report 6) "Do the Math" on the number of housing units to plan for 7) Link to the City's GIS map which has layers for critical areas, watersheds, roadways, storm and sewer networks, and other resources that are germane to land use planning decisions per the GMA-mandated process. 8) Photographs of multifamily and mixed use projects that have been permitted in surrounding local jurisdictions. Packet Pg. 117 3.2.a Appendix 1: Maps of 2 growth alternatives Distributed A Focused growth A N growth alternative alternative 1 4r 5 F +• .ow.. n. . �' ...won. e `+LNo `+ 1 , . ..,...... 7M" FS + Alt A — Distributed Growth Alt B — Focused Growth Distributed via email on April 4, 2024 to Edmonds City Council Packet Pg. 118 Page 8 3.2.a Appendix 2: Venn diagrams illustrate the "construction" of a Preferred Alternative in the DEIS Distributed Alt A Preferred Alt Focused Alt B Figure 1: Preferred alternative is amalgam of both alternatives Preferred Alternative Distributed Alt A Focused Alt B Figure 2: Preferred Alternative has land uses and parcels not studied in the prelim. DEIS and is therefore not SEPA- compliant. Preferred Alternative Focused Alt B Distributed Alt A " Figure 3: Preferred alternative is subset of Distributed Alternative A Preferred Alternative Distributed Alt A Focused Alt B Figure 4: Preferred alternative is subset of Focused Alternative B Packet Pg. 119 Page 9 3.2.a Appendix 3 — Edmonds Sidewalk Map from Nov.2, 2023 Planning Board meeting packet. Sidewalks build community, and are a highly valued resource by Edmonds residents. They mostly exist on state highways, routes to schools, major arterials, and downtown. LEGEND A Sidewalk N Regional Trails Railway Edmonds City Limits iuT»sTsw b I' �IIiN fTSW -WTI ST S W f wsswd / / I a i 1 F MILES 0.5 1 r.J_ `�� _ �u TN STsw a. j sssT ITS TN TT SW = 99 = 7NIN ST SNV INTN fT SW 7 ITN ST fW s rrr.. 4 TISTNSTSW 3 ; k . s Q Packet Pg. 120 Page 10 3.2.a Appendix 4 - List of Churches, parcel size, estimated housing units if redeveloped to 2 story multifamily units. Discussion: Only parcels greater than 2 acres are included in the distributed growth alternative. Two Churches have one half the total acreage in this table: United Methodist and Westgate Chapel. Holy Rosary Church in the Bowl is not included due proximity to Shell Creek and the GMA guidelines about handling sensitive areas. The factor for number of apartment units per acre (30) is from the land use definitions in the 2020 Comp Plan for low rise multi family buildings. Church Name Address Acres NOTES In 5 corners district- don't CALVARY CHAPEL 8330 212th St SW 1.96 double count same address as Mosiac Edgewood Baptist Church 20406 76th Ave 3.02 Community Church North Maplewood Presbyterian 19523 84th 2.73 Church same address as Iglesia Olympic Baptist Church 8713 220th 3.68 Cristiana Cristo Vive In 5 corners district - don't St Albans Parish 21405 82nd PI W 2.39 double count United Methodist Church 828 Caspers 6.17 WESTERN WASH SEVENTH -DAY same address as Edmonds 8625 196TH ST SW 2.94 ADVENTISTS Adventist includes parking area on north Westgate Chapel 22901 Edmonds Way 5.02 side of 228th 23.56 total acres without St. Albans, Calvary 30 factor for units per acre 700 rounded number of housing units Packet Pg. 121 Page 11 3.2.a Appendix 5 - Existing housing capacity map from the Snohomish County Buildable Lands report, 2019. This maps 4862 housing units, about 3000 of which are in the Hwy 99 corridor. It is derived from the city's current zoning map. It is not a reflection of future policies on where density can be added. Additional Housing Unit Capacity DRAFT Additional capacity calculated as of April 1, 2019 Ma's S r 1 o � � a o Critical areas, buffers, and easements Additional Housing Unit Capacity o 0.25 0.5 0.75 t Miles MUGA Boundary 0 1:13,813 .:; J City Boundary DRAFT Major Roads 6-10 _ x, Capechies of Individual par cls are nAa"�'dao" m w�M �,^�n•�oreaw �w?nae generalizetl into low -to -high color ranges for map -�� dkplay purposes only. Exact capacity values for individual parcels are available upon request. 51, Jmonds MUGA Packet Pg. 122 3.2.a Page 12 Appendix 6 — Do the math on the number of housing units to plan for. Edmonds regularly plans for housing growth. In 2017 the Hwy 99 corridor was upzoned from 35 ft or 60 ft to 75 feet and the land use designation was changed to the most flexible category in the city: CG — Commercial General- to accommodate the City's allocation of housing growth for future Comp Plan cycles. This table puts the capacity in the Hwy 99 corridor in perspective with the rest of the city. It is also a stepping off point for recommendations in this whitepaper to exclude environmentally sensitive areas from both growth alternatives. Number of housing units Description 9000 allocation from County level planning process -3000 estimated capacity in Hwy 99 subarea. Some of these could be redistributed. -1862 estimated capacity from 2021 buildable lands report that is not in Hwy 99 subarea 4138 subtotal of additional units to plan for, before the effect of the State housing bills 1642 HB 1337 on ADU's; two per parcel 42 HB 1110 on middle density housing 2454 HB 1220 on planning for all affordability levels. (this is the most impactive housing bill for Edmonds density planning) 4138 sub total of units to plan for within the constraints of the State housing bills Recommended exclusions due to environmental sensitivity. These units must be planned for in other neighborhoods. 50 Estimated Perrinville growth in buildable lands report. 246 Unocal site rezone from Master Plan development to Open Space 296 Subtotal of units to plan for in addition to the housing bill requirements. Housing Units to plan for in the 2 growth alternatives 2454 See HB 1220 line above. 296 housing units in 2 environmentally sensitive areas to redistribute 2750 Total housing units planned in each growth alternative bookend. Packet Pg. 123 3.2.a Page 13 Appendix 7 —link to GIS map application httos://maos.edmondswa.iaov/Html5Viewer/?viewer=Edmonds SSL.HTML The reader can navigate to the city's GIS map and manipulate the layers to examine the stormwater pipe network (and observe parcels with no pipe or catch basin), the sanitary sewer system, the critical areas, the large number of watersheds, and other physical features of the city. (Refer to the appendix in this document for the sidewalk map since it is not a GIS map overlay.) Discussion: Such examination of the physical features of Edmonds will inform the reader of the need to use more of a 'scalpel' approach rather than a 'cleaver' approach in planning for increased housing density, and the resultant capital budget demands for expanding the capacity of the utilities. It is a core principle of Washington's Growth Management Act (GMA) that growth is planned in the areas that already have the resources that are necessary. It is not in keeping with the intent of the GMA to spread density all over the city, itemize the new capital investments needed to mitigate the impact of that growth in the Final EIS, and then in the future declare that the city has inadequate fiscal resources to make the investments so that the mitigations are never delivered. Appendix 8 — Photo Gallery This is a gallery of High Rise Multi family, High Rise Mixed Use, Mid Rise market rate, and Mid Rise Affordable buildings in the region. These projects are either built or permitted as of the date of this whitepaper. These photos are not a substitute for visiting completed projects in Mountlake Terrace, Lynnwood, or Shoreline and experiencing the mass of the tall building from the sidewalk. There are low rise multifamily apartment buildings in most every neighborhood of Edmonds and it is assumed the reader does not need photos in order to visualize that land use type. They are not included. These photos illustrate the pro's and con's of the mass of High Rise buildings in a potential Uptown Town Center. There is a marked difference in the street appeal of the building photos in Kirkland versus South Everett. But it is outside the scope of this white paper to discuss site and building design requirements that yield attractive buildings with human scale features at the sidewalk level. Packet Pg. 124 +'4 S / '000 AI I `` i ■ .+u Ir vow 3.2.a Page 15 Swyft, Kirkland. High Rise Mixed Use_8-16 story_313 units and medical offices Shoreline III at 1451" St light Rail station. High Rise Mixed Use_8 story_360 units Packet Pg. 126 Page 16 3.2.a Polaris, Kirkland. Affordable housing_High Rise Mixed Use-8 story_440 units Q Packet Pg. 127 3.2.a Page 17 3 photos of Modera Shoreline. Midrise_Multi Family_7 story_400 units A step back design in Modera rising to 7 stories with an entry designed to transition to the surrounding R4/R6 parcels Packet Pg. 128 3.2.a Page 18 Modera Shoreline Issaquah Town Center has Midrise Mixed Use buildings (est. 50 feet) abutting single family homes a 0 0 L , V! W _ E Q Packet Pg. 129 Page 19 3.2.a Hillsboro, OR_Midrise MF_3 story_58 unit townhome rentals Gresham, OR Midrise MU-4 story_318 units_public plaza at train station Packet Pg. 130 3.2.a Page 20 Seattle's Northgate Bus/Light rail station has a Midrise MU_235 unit —affordable housing project with a day care center on the ground floor (no parking spaces) Four Corners building is Midrise MF affordable housing_6 story_430 units at Hwy 526 and Evergreen Way (the Boeing Everett Plant's neighborhood) Packet Pg. 131 3.3 City Council Agenda Item Meeting Date: 04/9/2024 Audience Comments on Comprehensive Plan - Growth Alternatives Staff Lead: Council Department: City Council Preparer: Scott Passey Background/History N/A Recommendation Take audience comments on the Comprehensive Plan - Growth Alternatives. Narrative N/A Packet Pg. 132 3.4 City Council Agenda Item Meeting Date: 04/9/2024 Resolution Providing Direction for Comp Plan Draft Growth Alternatives Staff Lead: Council President Olson Department: City Council Preparer: Beckie Peterson Background/History Council was briefed on the Comprehensive Plan Draft Growth Alternatives on March 19, 2024. The City hosted an in -person public forum this topic on March 23, 2024. The city has also hosted an online open house for public input on the draft growth alternatives from March 11 - April 2. The Planning Board met March 27, 2024 and provided Growth Alternative recommendations (minutes not yet published). Council's initial direction on the Draft Growth Alternative Options, with inputs from the planning board, the EDC, the public and in keeping with state, regional and county requirements, will help to guide staff and consultants. These alternatives show different ways that the city could meet its forecasted population growth. The goal of the SEPA EIS process is to provide Council with information that they need about environmental impacts so that they can make a future project decision. Council will eventually vote to adopt a 2024 Comprehensive Plan Update considering the impacts that were disclosed in the EIS. The decision could be to adopt one of the action alternatives or to create a blend of the two, as long as all potential impacts have been analyzed in the EIS. During the April 2, 2024 meeting, Council directed the city attorney to draft a resolution providing a framework for Council's anticipated direction during the April 9 Special Meeting regarding Draft Growth Alternatives. Recommendation A motion to approve the resolution, as amended to indicate Council's direction regarding Draft Growth Alternatives. Narrative Council's direction on the Draft Growth alternatives is not an adoption of these alternatives, rather guidance for the purposes of the EIS analysis. Council will make future decision on whether to adopt a preferred alternative in the FEIS. Packet Pg. 133 3.4 The Comp Plan Timeline indicates a "pencils down" for Growth Alternatives on April 13. Consequences to a delay to this timeline will be discussed, but include changes to contractor's scope, cost and schedule. Staff and the consultant team need certainty that changes will not be made to the draft growth alternatives once the DEIS analysis has been initiated. Attachments: 2024-04-04 resolution for growth alternatives (2) Packet Pg. 134 3.4.a RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, PROVIDING DIRECTION FOR THE GROWTH ALTERNATIVES TO BE EVALUATED IN THE ENVIRONMENTAL IMPACT STATEMENT FOR THE PERIODIC UPDATE TO THE CITY'S COMPREHENSIVE PLAN. WHEREAS, the City of Edmonds is expected to adopted a periodic update to its comprehensive plan by December 31, 2024; and WHEREAS, the Washington State Department of Commerce and Snohomish County have assigned a growth target to the City of Edmonds pursuant to HB 1110 and RCW 36.70A.070; and WHEREAS, RCW 36.70A.070(2) requires the city's comprehensive plan to "include a plan, scheme, or design for ... [a] housing element ensuring the vitality and character of established residential neighborhoods that: (a) Includes an inventory and analysis of existing and projected housing needs that identifies the number of housing units necessary to manage projected growth, as provided by the department of commerce, including: (i) Units for moderate, low, very low, and extremely low-income households; and (ii) Emergency housing, emergency shelters, and permanent supportive housing; (b) Includes a statement of goals, policies, objectives, and mandatory provisions for the preservation, improvement, and development of housing, including single-family residences, and within an urban growth area boundary, moderate density housing options including, but not limited to, duplexes, triplexes, and townhomes; (c) Identifies sufficient capacity of land for housing including, but not limited to, government -assisted housing, housing for moderate, low, very low, and extremely low- income households, manufactured housing, multifamily housing, group homes, foster care facilities, emergency housing, emergency shelters, permanent supportive housing, and within an urban growth area boundary, consideration of duplexes, triplexes, and townhomes; (d) Makes adequate provisions for existing and projected needs of all economic segments of the community, including: (i) Incorporating consideration for low, very low, extremely low, and moderate - income households; (ii) Documenting programs and actions needed to achieve housing availability including gaps in local funding, barriers such as development regulations, and other limitations; Packet Pg. 135 3.4.a (iii) Consideration of housing locations in relation to employment location; and (iv) Consideration of the role of accessory dwelling units in meeting housing needs; (e) Identifies local policies and regulations that result in racially disparate impacts, displacement, and exclusion in housing, including: (i) Zoning that may have a discriminatory effect; (ii) Disinvestment; and (iii) Infrastructure availability; (f Identifies and implements policies and regulations to address and begin to undo racially disparate impacts, displacement, and exclusion in housing caused by local policies, plans, and actions; (g) Identifies areas that may be at higher risk of displacement from market forces that occur with changes to zoning development regulations and capital investments; and (h) Establishes antidisplacement policies, with consideration given to the preservation of historical and cultural communities as well as investments in low, very low, extremely low, and moderate -income housing; equitable development initiatives; inclusionary zoning; community planning requirements; tenant protections; land disposition policies; and consideration of land that may be used for affordable housing; and WHEREAS, the city intends to comply with these state mandates; and WHEREAS, the city intends to prepare an environmental impact statement (EIS) for the purposes of analyzing various policy alternatives that would allow the city to meet its growth target by 2045; and WHEREAS, the policy alternatives analyzed in the EIS bookend the possibilities for the comprehensive plan that will be adopted later this year; and WHEREAS, the policies available for adoption into the comprehensive plan later this year will not be limited to the precise package of policies that formed the alternatives studied in the EIS, but could draw from a range of possibilities between the packages of policies that established the parameters for environmental review; and WHEREAS, pursuant to WAC 197-11-442, the city is not required under SEPA to examine all conceivable comprehensive plan policies, designations, or implementation measures but should cover a range of such topics; and WHEREAS, pursuant to WAC 197-11-440, the city is required to include analysis of a "no action" alternative in its EIS; and Packet Pg. 136 3.4.a WHEREAS, the city council wants to ensure that the range of alternatives being analyzed in the EIS are broad enough to encompass the policy choices that it may want to deliberate later in the year, while still meeting its growth targets and complying with other state laws, most notably, HB 1110 and HB 1337; and WHEREAS, not counting the required "no action" alternative, the administration has formulated and sought public input on two growth alternatives known as: 1) Alternative A: Focused Growth; and 2) Alternative B: Distributed Growth; now therefore, THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: Section 1 [OPTION I—STAFFRECOMMENDATI0IVI. The two growth alternatives formulated by the administration ("Alternative A — Focused Growth" and "Alternative B — Distributed Growth") are broad and inclusive enough that the city council will likely be able to adopt a comprehensive plan containing policies that are reasonably consistent with the range of policies to be analyzed in the forthcoming EIS. Section 1 [OPTION 2 — STAFF RECOMMENDATION WITH SOME MINOR (ZHANGESI. The two growth alternatives formulated by the administration ("Alternative A — Focused Growth" and "Alternative B — Distributed Growth") are broad and inclusive enough that the city council will likely be able to adopt a comprehensive plan containing policies that are reasonably consistent with the range of policies to be analyzed in the forthcoming EIS, PROVIDED THAT, the city council would specifically like to make the following changes for the purposes of environmental review: 1) Alternative A should be modified to [add/subtract] the following policies: a) [insert policy change #11; b) [insert policy change #21; c) [etc.]. 2) Alternative B should be modified to [add/subtract] the following policies: a) [insert policy change #1]; b) [insert policy change #21; c) [etc.]. Section 1. [OPTION 3 —MAIOR CHANGE TO STAFFRECOMMENDATIONI. The two growth alternatives formulated by the administration ("Alternative A — Focused Growth" and "Alternative B — Distributed Growth") are NOT broad and inclusive enough for it to be likely that the city council would able to adopt a comprehensive plan containing policies that are reasonably consistent with the range of policies to be analyzed in the forthcoming EIS, THEREFORE, the city council would like to eliminate Alternative [insert A or B] for the purposes of environmental review and replace it with the following new growth alternative: 1) New Growth Alternative, which contains the following policies (generally outlined): Packet Pg. 137 3.4.a a) [insert new policy #1]; b) [insert new policy #2]; c) [etc.]. Section 1. [OPTION 4—MAI0R ADDITION TO STAFFRECOMMENDATIONI. The two growth alternatives formulated by the administration ("Alternative A — Focused Growth" and "Alternative B — Distributed Growth") are NOT broad and inclusive enough for it to be likely that the city council would able to adopt a comprehensive plan containing policies that are reasonably consistent with the range of policies to be analyzed in the forthcoming EIS, THEREFORE, the city council, in addition to analyzing Alternatives A and B, would like to add the following third alternative to expand the scope of policies for the purposes of environmental review: Alternative C, which contains the following policies (generally outlined): a) [insert new policy #11; b) [insert new policy #2]; c) [etc.]. Section 1. [OPTION 5 — MA [OR CHANGE AND MA [OR ADDITION TO STAFF RECOMMENDATION. The two growth alternatives formulated by the administration ("Alternative A — Focused Growth" and "Alternative B — Distributed Growth") are NOT broad and inclusive enough for it to be likely that the city council would able to adopt a comprehensive plan containing policies that are reasonably consistent with the range of policies to be analyzed in the forthcoming EIS, THEREFORE, the city council would like to eliminate Alternative [insert A or B] for the purposes of environmental review and replace it with the following new growth alternative: 1) New Growth Alternative #1, which contains the following policies (generally outlined): a) [insert new policy #11; b) [insert new policy #2]; c) [etc.]. In addition to analyzing the two growth alternatives described above, the city council would like to add the following third alternative to expand the scope of policies for the purposes of environmental review: 2) New Growth Alternative #2, which contains the following policies (generally outlined): a) [insert new policy #1]; b) [insert new policy #2]; c) [etc.]. RESOLVED this day of , 2024. Packet Pg. 138 3.4.a CITY OF EDMONDS MAYOR, MIKE ROSEN ATTEST: CITY CLERK, SCOTT PASSEY FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: RESOLUTION NO. Packet Pg. 139