Ordinance 35420006.90000
WSSI@z
3/10/05
ORDINANCE NO. 3542
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, ADOPTING 2004 ANNUAL AMENDMENTS
TO THE COMPREHENSIVE PLAN INCLUDING THAT
PORTION OF THE PLAN RELATING TO DOWNTOWN
WATERFRONT ACTIVITY CENTER, AND FIXING A TIME
WHEN THE SAME SHALL BECOME EFFECTIVE.
WHEREAS, Chapter 36.70A RCW requires that each City annually review all or
portions of its Comprehensive Plan; and
WHEREAS, during 2004 and concluding in 2005, public hearings were
conducted in accordance with the City's public participation plan as adopted by ECDC Chapter
20.00; and
Council; and
WHEREAS, the Planning Board has made its, recommendations to the City
WHEREAS, the City Council has held public hearings on the amendments, and
based upon the hearings and the Planning Board's recommendations, finds that the proposed
changes are in conformance with the City's obligations under the Growth Management Act, and
upon adoption and development of appropriate development regulations, will be in conformance
both with the Growth Management Act and will be consistent with each other; and
WHEREAS, the City Council adopts the findings and recommendations of its
Planning Board with regard to the amendments to the Comprehensive Plan and to the Downtown
Waterfront Activity Center, amended in, but only in, the following respects:
{WSS595077.DOC;1/00006.900000/} - 1 -
1. The City Council finds and determines that as a policy document, specific
limitations on height are better deferred to the development regulations process;
2. Comments of the City's Historic Preservation. Commission should be
incorporated in order to better clarify that the existing provisions regarding adaptive reuse should
be cross - referenced in other portions of the plan, specifically in the Downtown Waterfront
Activity Center portion of the plan; and
WHEREAS, other portions of the Commission's comments, while worthy of
discussion, were forwarded so late in the process that the City could not practically comply with
its public participation guidelines and therefore, should be deferred to the 2005 Comprehensive
Plan update, NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. The Edmonds Comprehensive Plan, including that portion relating to
the Downtown Waterfront Activity Center is hereby amended to reflect the changes shown on
the attached Exhibit A, which is hereby substituted for and adopted as the City's Comprehensive
Plan.
Section 2. The City Clerk is directed to provide copies of this ordinance and
Exhibit A to the Washington State Department of Community, Trade and Economic
Development within ten (10) days of its adoption.
Section 3. Effective Date. This ordinance, being an exercise of a power
specifically delegated to the City legislative body, is not subject to referendum, and shall take
effect five (5) days after passage and publication of an approved summary thereof consisting of
the title.
{WSS595077.DOC;1 /00006.900000/} - 2-"
APPROVED:
MAY R G AAKENSON
ATTEST /AUTHENTICATED:
CITY CLERK, SANDRA S. CHASE
APPROVED AS TO FORM:
OFFICE OF THE C Y ATTORNEY:
BY
W. SCOTT SNYDER
FILED WITH THE CITY CLERK: 03/11/2005
PASSED BY THE CITY COUNCIL: 03/15/2005
PUBLISHED: 03/22/2005
EFFECTIVE DATE: 03/27/2005
ORDINANCE NO. 3542
{WSS595077.DOC;1 /00006.900000/} - 3 -
SUMMARY OF ORDINANCE NO. 3542
of the City of Edmonds, Washington
On the 15th day of March, 2005, the City Council of the City of Edmonds, passed
Ordinance No. 3542. A summary of the content of said ordinance, consisting of the title,
provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, ADOPTING 2004
ANNUAL AMENDMENTS TO THE COMPREHENSIVE PLAN INCLUDING THAT
PORTION OF THE PLAN RELATING TO DOWNTOWN WATERFRONT ACTIVITY
CENTER, AND FIXING A TIME WHEN THE SAME SHALL BECOME EFFECTIVE.
The full text of this Ordinance will be mailed upon request.
DATED this 16th day of March, 2005.
"d •. e4"-'
CITY CLERK, SANDRA S. CHASE
{WSS595077.DOC;1/00006.900000/} - 4 -
City of Edmonds
Comprehensive Plan
Ak
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2004
Adopted March, 2005
EXHIBIT A
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City of Edmonds
Comprehensive Plan
Mayor: Gary Haakenson
City Council:
Richard L. Marin, Council President
Deanna Dawson
Mauri Moore
Peggy Pritchard Olson
David Orvis
Michael Plunkett
Jeff Wilson
Planning Board:
Jim Young, Chair
Janice Freeman, Vice -Chair
Jim Crim
Virginia Cassutt
John Dewhirst
Cary Guenther
Judith Works
Don Henderson (alternate)
City Staff.,
Duane Bowman, Development Services Director
Darrell Smith, Traffic Engineer
Dan Clements, Administrative Services Director
Stephen Clifton, Community Services Director
Jennifer Gerend, Economic Development Director
Steve Koho, Wastewater Treatment Plant Manager
Noel Miller, Public Works Director
Brian McIntosh, Parks & Recreation Director
David Stern, Police Chief
Tom Tomberg, Fire Chief
Dave Gebert, City Engineer
Don Fiene, Assistant City Engineer
Robert Chave, Planning Manager
Steve Bullock, Senior Planner
Star Campbell, Planner
Diane Cunningham, Administrative Assistant
Meg Gruwell, Senior Planner
Table of Contents
COMPREHENSIVE PLAN - PURPOSE AND SCOPE 1
SCOPE
PURPOSE
EFFECT OF PLAN
GROWTH MANAGEMENT
1
1
2
2
STATE AND REGIONAL CONTEXT 4
STATE GOALS
REGIONAL GOALS
4
5
GENERAL BACKGROUND 6
PLANNING AREA
6
LAND USE PATTERN
6
HISTORICAL DEVELOPMENT
7
POPULATION
8
ECONOMIC FACTORS
10
HOUSING
11
TRANSPORTATION
12
ATTRIBUTES OF THE COMMUNITY
14
PUBLIC PROCESS
14
COMPREHENSIVE PLAN - ELEMENTS 15
ELEMENTS ADOPTED
15
LAND USE ELEMENT 16
SCOPE
16
LAND CAPACITY
18
LAND USE CONCEPTS
24
DOWNTOWN WATERFRONT ACTIVITY CENTER
25
MEDICAL /HIGHWAY 99 ACTIVITY CENTER AND HIGHWAY 99 CORRIDOR
43
MASTER PLANNED DEVELOPMENT
49
RESIDENTIAL DEVELOPMENT
50
COMMERCIAL LAND USE
55
INDUSTRIAL LAND USE
59
OPEN SPACE
60
SOILS AND TOPOGRAPHY
61
ii Purpose & Scope
WATER RESOURCES AND DRAINAGE MANAGEMENT 62
VEGETATION AND WILDLIFE 64
AIR POLLUTION 66
NOISE POLLUTION 66
URBAN GROWTH AREAS 68
COMMUNITY CULTURE AND URBAN DESIGN ELEMENT 70
COMMUNITY CULTURE
URBAN DESIGN: GENERAL OBJECTIVES
70
72
UTILITIES ELEMENT 81
WATER, SEWER AND STORMWATER MANAGEMENT
SOLID WASTE
OTHER UTILITIES
81
81
82
CAPITAL FACILITIES ELEMENT 84
CAPITAL FACILITIES
CONCURRENCY MANAGEMENT
84
87
HOUSING ELEMENT 101
Contents iii
iv Purpose & Scope
List of Tables
Table 1: Existing Land Use
Table 2: Historical and Projected Growth 1940 to 2025
Table 3: Edmonds Employment by Sector— 2000 Census
Table,4: Selected Housing Statistics
Table 5: City of Edmonds Land Supply —1994
Table 6: Development and Capacity of Vacant Land —1994
Table 7: City of Edmonds Existing and Projected Growth_
Table 8: City of Edmonds Housing Growth
List of Figures
7
_9
_11
_12
_18
_19
_23
101
Figure 1: Existing Land Use 7
Figure 2: Edmonds Population 9
Figure 3: Edmonds — City vs. Area Growth 9
Figure 4: Age Distribution of Edmonds Residents and Nearby Cities 10
Figure 5: Taxable Retail Sales per Capita for the City of Edmonds and Surrounding Areas 11
Figure 6: Historical Edmonds Daily Ferry Ridership — 2000 Census 13
Figure 7: General Use Categories by % of City Land Area 20
Figure 8: Edmonds Growth Targets vs. Historical Growth 22
Figure 9: Redevelopment opportunities for existing ferry pier 28
Figure 10: Edmonds Crossing 'preferred alternative' 29
Figure 11: Downtown Design Concepts 30
Figure 12: Highway 99 Focus Areas 45
Figure 13: Projected Affordable Housing Needs 105
List of Maps
Comprehensive Plan Map 17
City of Edmonds Urban Growth Area 69
Contents v
Comprehensive Plan - Purpose and Scope
Scope
The Comprehensive Plan of the City of Edmonds consists of all of the elements set forth or
incorporated in this title, including both text and maps.
Purpose
The Comprehensive Plan has the following purposes:
A. To serve as the basis for municipal policy on development and to provide guiding
principles and objectives for the development of regulations.
B. To promote the public health, safety, order, convenience, prosperity and the general
welfare and values of the community.
C. To anticipate and influence the orderly and coordinated development of land and
building use of the city and its environs, and conserve and restore natural beauty and
other natural resources.
D. To encourage coordinated development and discourage piecemeal, spot or strip zoning
and inharmonious subdividing.
E. To facilitate adequate provisions for public services such as transportation, police and
fire protection, water supply, sewage treatment, and parks.
Purpose & Scope I
Effect Of Plan
A. Private Projects. All private projects requiring city review and approval shall be
consistent with the Comprehensive Plan.
B. Public Projects. No street, park or other public way, ground, place, space, or public
building or structure, or utility [whether publicly or privately owned] shall be abandoned,
constructed or authorized until the Hearing Examiner has reviewed and reported to the
City Council on the location, extent and consistency with the Comprehensive Plan. The
Hearing Examiner's report shall be advisory only. Notice of the hearing by the Hearing
Examiner shall be given in the manner specified in each case by the City Council.
C. Street Vacations and Dedications. The Comprehensive Plan shall be consulted as a
preliminary to the establishment, improvement, abandonment, or vacation of any street,
and no dedication of any street or other area for public use shall be accepted by the city
council until the location, character, extent, and effect thereof shall have been considered
by the Hearing Examiner with reference to the Comprehensive Plan. The Hearing
Examiner's Report on the same will be at the time and part of his or her action on the
vacation and/or dedication.
Growth Management
A. General. Growth management is intended to provide a long -range strategy guiding how
communities develop and how services are provided. State, regional and local
jurisdictions undertaking growth management planning are adopting plans and
implementation strategies that form a coordinated approach to actively plan for the
future. A community such as Edmonds, with attractive natural features, a pleasant
residential atmosphere and proximity to a large urban center, is subject to constant
growth pressures.
Edmonds' 2000 population is 39,515. As part of the cooperative planning process for
the region, Edmonds has established a population planning target of 44,880 for the year
2025. This represents an average annual increase of less than one percent per year
(0.5 %), and is similar to the growth rate experienced by the city during the past two
decades. In part, this moderate growth rate reflects Edmonds' status as a mature
community with a small supply of vacant, developable land. Because current and future
development will increasingly occur as redevelopment or infill, the general philosophy
expressed in the Comprehensive Plan is to maintain the character of the community
while strategically planning for change in specific areas.
It is envisioned that the Comprehensive Plan will be implemented with a broad -based set
of implementation actions. Implementation measures will range from tying plan goals
and policies to budgeting and infrastructure decisions, to making sure that regulations are
coordinated and targeted to achieve expressed policies, to working with both public and
Purpose & Scope
private entities to jointly achieve community goals. However, implementation
approaches must be designed to address not only the differences between neighborhoods
in the city, but also the variation in different situations over time. It is up to the
community to determine its desired growth level and up to the government, particularly
elected officials, to implement the desired policies.
B. Goal. Growth management policies should insure that as a residential community,
Edmonds continues to be heralded as "The Gem of Puget Sound," in accordance with the
following policies:
B.l . Decisions affecting the growth pattern of the community should be made with a
maximum of citizen participation.
B.2. The Comprehensive Plan and its implementation measures should be developed
and maintained in such a manner to guarantee that there are sufficient resources
to insure established levels of community services and that ample provisions are
made for necessary open space, parks and other recreation facilities.
B.3. The role of commercial and industrial enterprises, the attendant tax base and
provision for consumer needs, should be considered as a supporting part of the
residential nature of the area rather than as the dominant activity of the
community.
B.4. Any growth or development should strive to preserve for itself and its neighbors
the following values:
B.4.a. Light (including direct sunlight)
B.4. b. Privacy
B.4.c. Views, open spaces, shorelines and other natural features.
B.4.d. Freedom from air, water, noise and visual pollution.
B.5. Any residential growth should be designed to promote as much as possible a
balanced mixture of income and age groups.
B.6. Edmonds should cooperate with surrounding communities to ensure that the
regional growth policy is consistent with the stated local policy.
Purpose & Scope 3
State and Regional Context
State and regional goals have been adopted to provide a framework for developing local
comprehensive plans and implementation strategies. By addressing these goals, local
governments can be assured that they are also addressing some of the important issues facing the
state and other local governments in the Puget Sound region.
State Goals
A. Urban growth: Encourage development in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner.
B. Reduce sprawl: Reduce the inappropriate conversion of undeveloped land into sprawling,
low- density development.
C. Transportation: Encourage efficient multimodal transportation systems that are based on
regional priorities and coordinated with county and city comprehensive plans.
D. Housing: Encourage the availability of affordable housing to all economic segments of
the population of this state, promote a variety of residential densities and housing types,
and encourage preservation of existing housing stock.
E. Economic development: Encourage economic development throughout the state that is
consistent with adopted comprehensive plans, promote economic opportunity for all
citizens of this state, especially for unemployed and for disadvantaged persons, and
encourage growth in areas experiencing Insufficient economic growth, all within the
capacities of the state's natural resources, public services, and public facilities.
F. Property rights: Private property shall not be taken for public use without just
compensation having been made. The property rights of landowners shall be protected
from arbitrary and discriminatory actions.
G. Permits: Applications for both state and local government permits should be processed in
a timely and fair manner to ensure predictability.
H. Natural resource industries: Maintain and enhance natural resource -based Industries,
Including productive timber, agricultural, and fisheries Industries. Encourage the
conservation of productive forest lands and productive agricultural lands, and discourage
incompatible uses.
4 General Background
Open space and recreation: Encourage the retention of open space and development of
recreational opportunities, conserve fish and wildlife habitat, increase access to natural
resource lands and water, and develop parks.
Environment: Protect the environment and enhance the state's high quality of life,
Including air and water quality, and the availability of water.
K. Citizen participation and coordination: Encourage the involvement of citizens in the
planning process and encourage coordination between communities and jurisdictions to
reconcile conflicts.
L. Public facilities and services: Ensure that those public facilities and services necessary to
support development shall be adequate to serve the development at the time the
development is available for occupancy and use without decreasing current service levels
below locally established minimum standards.
M. Historic preservation: Identify and encourage the preservation of lands, sites, and
structures that have historical or archaeological significance.
N. The goals and policies of the Shoreline Management Act as set forth in RCW 90.58.020.
Regional Goals
Regional goals address the strategy for regional development outlined in the adopted VISION
2020. These goals form a long -range vision for transportation and land use linkages within the
Puget Sound region.
A. Create a regional system of central places framed by open space.
B. Strategically invest in a variety of mobility options and demand management to support
the regional system of central places.
C. Maintain economic opportunity while managing growth.
D. Conserve environmental resources.
E. Mitigate potential, adverse effects of concentrating development by early action.
F. Refine Vision 2020 based upon collaboration among all agencies in the region to ensure
a common vision. Refinements will recognize parallel planning by other public and
private agencies, including ports and emerging countywide growth management efforts.
General Background 5
General Background
Planning Area
w
The City of Edmonds is located in south Snohomish County on the western shores of Puget
Sound approximately 14 miles north of Seattle (Figure 1). Situated within the urbanized Puget
Sound region, the city encompasses approximately 8.9 square miles (5,700 acres) in area,
including 5 lineal miles (26,240 feet) of marine shoreline. Roughly triangular in shape, the city is
bounded by Puget Sound on the west; Lynnwood and Mountlake Terrace on the east;
unincorporated Snohomish County on the north; and the town of Woodway, unincorporated
Snohomish County (the Esperance area), and King County on the south.
Land Use Pattern
Single - family residential uses are relatively evenly dispersed throughout the city and occupy the
majority of the city's land use base. Approximately 3,100 acres, or 55 percent of the City's area is
developed for single - family residential uses. Higher density residential development (including
apartments and condominiums) is primarily located south and north of the downtown; in the
vicinity of the Edmonds - Woodway High School site and Stevens Hospital; and adjacent to 196th
Street, 76th Avenue and Highway 99. Together, single - family and multi - family residential units
comprise approximately 3,400 acres (nearly 60 percent of the total land in the city).
Commercial activity is concentrated in two principal areas -- the Downtown/Waterfront and the
Highway 99 corridor (which includes the retail and medical development in the vicinity of
Stevens Hospital). Smaller commercial nodes that primarily serve adjacent neighborhoods are
located at the intersection of Edmonds Way (SRI 04) and 100th Avenue /9th Avenue (Westgate)
and at 212th Street /84th Avenue (5 Corners).
The Port of Edmonds is located in the southern portion of the city's waterfront. The Port owns
and manages 33 upland acres as well as a small boat harbor and marina, with space for 1,000
boats (approximately I 1 acres). The Port's property is occupied by approximately 80 businesses
including office uses located in Harbor Square.
Approximately 258 acres of parks and open space lands are owned or operated by the City, while
there are another 229 acres of County -owned parks and open space Iand in the Edmonds area.
Regional parks and beaches figure prominently in the City, including Brakett's Landing North,
and South, the Edmonds Fishing Pier, Edmonds Memorial Cemetery, Edmonds Underwater Park,
Marina Beach Park, Olympic Beach Park, local tidelands, and the South County Senior Center.
The Edmonds Marsh is a significant City -owned open space (23 acres), while Yost Memorial
Park is the largest community park owned by the City (48 acres). The largest County resources
are Southwest County Park (120 acres) and Meadowdale Beach County Park (95 acres).
Overall, approximately 96 percent of the city is developed. Table 1 and the accompanying
Figure 1 summarize existing land uses in the city.
General Background
Figure 1: Existing Land Use
Open Space,
Recreation, 4.4%
Community Facilitie
5.0%
Commerc
Multi Family, 4.8%
Single Family, 54.8%
Source: Edmonds Planning Division.
Historical Development
The earliest inhabitants of the area were likely nomadic bands of Native Americans. As
European exploration and settlement in the Pacific Northwest increased, settlers began
homesteading and logging activities in the general area of the present -day city. The community
General Background 7
Table 1
Existing Land Use
Land Use Type
Acres
% of City
Single Family
3,142
54.8%
Multi Family
274
4.8%
Commercial
261
4.6%
Community Facilities
286
5.0%
Open Space, Recreation
250
4.4%
Public, Utility
36
0.6%
ROW
1,102
19.2%
Vacant, Unclassified
378
6.6%
Source: Edmonds Planning Division.
Historical Development
The earliest inhabitants of the area were likely nomadic bands of Native Americans. As
European exploration and settlement in the Pacific Northwest increased, settlers began
homesteading and logging activities in the general area of the present -day city. The community
General Background 7
that became the City of Edmonds grew out of a homestead and logging operation started by
George Brackett in 1876. Logging and shingle- splitting were the dominant economic activities in
the community during the 1880's and 1890's. The town continued to grow as other industries
including box making, pulp mill, a cigar factory, and increased waterfront activities developed.
The Great North Railroad reached the town in 1891 and for many years provided access for
goods and passenger travel to Everett and Seattle as well as to the eastern part of the state.
Although fires destroyed many of the waterfront mills, shingle production continued to be the
primary industry in the city into the 1940s. Ferry service to Kingston began in 1923 when a ferry
terminal was built near the location of the existing ferry dock The present ferry terminal was
built in the early 1950's after acquisition of the ferry system by the State of Washington.
The city continued to grow during the 1940's and 50's, resulting in a more active role of the
municipality in providing water, sewer and streets for the residential and commercial expansion.
The Port District was formed in 1948 and began waterfront improvements. Commercial and retail
businesses within the downtown provided a wide range of services to the community.
Completion of Interstate 5 and increased growth in the Puget Sound region led to a gradual
change in the character of city with more emphasis on residential development and a decline in
the retail importance of the downtown. The city is now primarily a residential community; it also
provides many amenities for residents and visitors including restaurants, and specialized
shopping as well as cultural events such as the annual art festival.
The City of Edmonds was incorporated in 1890 with the original townsite encompassing
approximately 550 acres. The original townsite is now occupied primarily by the downtown and
adjacent residential areas. The city has expanded in area through annexations to approximately
8.9 square miles.
Population
The rate of population growth has been relatively stable over the years with major increases
occurring primarily as a result of annexations in the 1950s and 1960s. Population growth since
1980 has occurred at a
relatively slow rate. Table 2: City of Edmonds
Between 1980 and Historical and Projected Growth 1940 to 2025
1990, the population
increased 1 1.1 percent Edmonds Percent Avg Annual Snohomish Percent
(approximately I Year Population Increase Increase County Increase
percent per year) to 1940 1,288 11% 88,754
30,744. Since 1990, 1950 2,057 60% 4.8% 111,580 26%
this slow growth trend 1960 8,016 290% 14.6% 172,199 54%
has continued, with the
city reaching a 1970 23,684 195% 11.4% 265,236 54%
population of 39,515 in 1980 27,679 17% 1.6% 337,720 27%
2000 (an annual 1990 30,744 11% 1.1% 465,642 38%
increase of 2.5% per 2000 39,515 29% 2.5% 606,024 30%
year during the 1990s). 2025 44,880 14% 0.5%
Even this relatively
Avg Annual
Increase
8 General Background
2.3%
4.4%
4.4%
2.4%
3.3%
2.7%
modest increase during the 1990s was largely due to annexations in the southern portion of the
city's urban growth area (Esperance).
Figure 2: Edmonds Population
45,000
40,000
C 35,000
O
= 30,000
a 25,000
11 20,000
*E# 15,000
O
H' 10,000
4 111'
1,
16.0%
14.0% d
to
12.0% M
L
10.0% _
8.0% M
c
6.0% C
Q
4.0%
2.0% Q
0.0%
1940 1950 1960 1970 1980 1990 2000
Period Ending...
D City Population ■ Avg Annual Increase
Figure 3: Edmonds: City vs. Area Growth
50,000
45,000
40,000
35,000 - --
C
O 30,000
w.
3 25,000 - -- -- - --
sCL
0 20,000
CL 15,000 - ____ City Population
(incorporated)
10,000
5,000
0
1940 1950 1960 1970 1980 1990 2000
Period Ending...
® Edmonds Area ® City Population
General Background 9
Figures 2 and 3 on the previous page summarize the recent population trends in Edmonds and the
surrounding area. Figure 3 makes it clear that while the city's population showed a relatively
higher degree of growth in the 1990s due to annexations, population growth in the overall
Edmonds area has remained at a low level. As of 2004, Edmonds is the 2nd largest city in
Snohomish County, and the 22nd largest city in the state. The city ranks 8th in overall population
density state -wide, with a 2004 estimated population density of 4,382 people per square mile.
The city has a higher percentage of retired persons and senior citizens than its neighboring cities
and Snohomish County as a whole. The median age of the population in 2000 was 42.0 years, up
from 38.3 years in 1990 and 33.5 years in 1980. The population is predominantly Caucasian,
with approximately 4 percent Asian or Pacific Islander, and 3 percent combined African
American, Native American, Eskimo, Aleut, and other.
% of Local
Population
I OOOJo
9046
8046
7046
60%
50?ro
400
3046
2046
10%
0%
Figure 4
Age Distribution of Edmonds Residents and Nearby Cities
0 SS t older j
-,20 -54 j
M19 under j
52E ! 53 `SSkbi ;554b' SARo j 61?S j 57"t' S34b
4b - --
I f
Edmonds shoreline Elnnvraod Mountlake E1"erett Mhell lOrkland King county Snohomish
Terrace County
Source: U.S. Census 2000
Economic Factors
Over the last decade, employment within the city has grown somewhat faster than population.
Between 1980 and 1990, employment increased approximately 2.7 percent per year. In 1990, the
city had an estimated 9,263 jobs with the largest portion of those (38 percent) in finance,
insurance, real estate and services. Retail trade and government accounted for 27 percent and 23
percent respectively. The remaining 12 percent of the jobs were in manufacturing (5 percent);
wholesale trade, transportation, communication and utilities (4 percent); and education (3
percent). By the 2000 census, employment growth had slowed to just under one percent per year,
reaching a total employment of 10,154. As in 1990, the largest sector of employment (39.5
percent) was in finance, insurance, real estate and services. Retail trade and government
accounted for 26 percent and 14 percent respectively. The remaining 20.5 percent of the jobs
were in construction (7.6 percent), manufacturing (1.6 percent); wholesale trade, transportation,
communication and utilities (5.5 percent); and education (5.8 percent).
10 General Background
Table 3
Edmonds Employment by Sector — 2000 Census
Const/Res FIRES Manufacturing Retail WTCU Government Education Total
774 4,010 162 2,667 561 1,396 584 10,154
Source: U.S. Census, 2000.
According to the 2000 Census, the median household income in Edmonds in 1999 was $53,522,
which is equivalent to the median income for King and Snohomish Counties ($53,157 and
$53,060, respectively). Median income in 1990 was $40,515.
Retail trade is a significant employer in the city. However, on a per capita basis, taxable retail
sales in the City of Edmonds are relatively lower than Edmonds' neighbors and other cities of
similar size, as. shown in Figure 5, and roughly the same as Snohomish County as a whole. The
City's location amidst densely populated areas suggests that Edmonds has the potential to attract
higher retail sales comparable to other cities its size.
Figure 5
Taxable Retail Sales per Cap %ta for the City of Edmonds and Surrounding Areas
,(2002.5)
F40,ADD
SISADD
SSD,ADD
S35,OD0
520p0D
$15,000
S10.DD0
SS 0D0
SD
❑2003 T=Ne Pei3i Sal- -- Prr Goom
2Ci72 Pc9_j1a6:,n
7002 Tamble Pct,i 5ai (milixr.)
Mmwd: Lgmmwnad Shmelirm Nbur*b1m Roh- -1 Q.uiei iiMani Ererr_fx SnnhxnGh Kiv,
Terwe Count$ Cnunhf
$?269 $36243 $7,711 (•7,913 £1Q164 59976 $16,377 S UFA3r $7221 59694
3!,W 33,990 52730 M470 30,919 31,810 45,T93 GU50 637,500 1,779000
$297 £1232 $411 $59 $3133 $317 '$730 41,157 U. 917;245
Source Washington Stag Department of (Revenue, Off ce of financial Mana cement
Housing
The city is primarily residential with single - family residences as the predominant land use. Of
the 17,519 dwelling units in 2000, 11,391 were single- family (65.5 percent of the total) and
General Background 11
6,038 were multi - family (34.5 percent of the total). As shown in Table 4, multi family is
continuing to increase its share of total housing stock. In 1990, 65.3 percent of all housing units
were owner- occupied; this increased to just over 68 percent by 2000. Average household size
continues to decrease over time, from 2.59 persons per household in 1980 to 2.32 persons in
2000.
Source: U.S. Census, 2000.
Transportation
The existing transportation system consists of a network of principal arterials, minor arterials,
collectors and local streets. Three major arterials link together state routes or connect the state
route system to major centers and to the ferry system; - SR -104, SR- 524/196th Street SW and
SR -99. SR -104 serves east -west travel on the south end of the city and provides access to the
Edmonds - Kingston ferry and Interstate 5; SR- 524/196th Street SW extends bordering through
the east side of the city. SR -99 carries the highest volume of traffic in Edmonds.
The Burlington Northern Railroad runs adjacent to the city's shoreline and links Edmonds with
Everett to the north and Seattle to the south. The rail line is currently used for freight and
AMTRAK and Sound Transit commuter rail passenger rail service; approximately 37 trains a
day pass through the city. Bus service is provided by Community Transit with 3 regular bus
routes and 4 peak period only commute bus routes.
The Edmonds - Kingston Ferry connects south Snohomish County and north King County with the
northern Kitsap Peninsula and points west on the Olympic Peninsula via the Hood Canal Bridge.
The Edmonds - Kingston ferry route is the fastest - growing route in the state's ferry system.
Figure 6 shows historical growth in passenger and vehicle demand from 1980 to 2000. Ridership
more than doubled during the 1980s, increasing from nearly 1,950 vehicles and more than 4,250
persons daily in 1980 to over 4,500 vehicles and 9,200 persons daily in 1990. Ridership also
12 General Background
Table 4
Selected Housing Statistics
1980
1990
2000
SF Housing Units
7,529
8,550
11,391
MF Housing Units
3,072
4,165
6,038
Mobile Homes
101
230
90
Total Housing Units
10,702
12,945
17,519
% Single Family
71.3%
67.8%
65.5%
% Multi Family
28.7%
32.2%
34.5%
Avg Household Size
2.59
2.41
2.32
Avg Persons/Unit
2.59
2.37
2.26
Source: U.S. Census, 2000.
Transportation
The existing transportation system consists of a network of principal arterials, minor arterials,
collectors and local streets. Three major arterials link together state routes or connect the state
route system to major centers and to the ferry system; - SR -104, SR- 524/196th Street SW and
SR -99. SR -104 serves east -west travel on the south end of the city and provides access to the
Edmonds - Kingston ferry and Interstate 5; SR- 524/196th Street SW extends bordering through
the east side of the city. SR -99 carries the highest volume of traffic in Edmonds.
The Burlington Northern Railroad runs adjacent to the city's shoreline and links Edmonds with
Everett to the north and Seattle to the south. The rail line is currently used for freight and
AMTRAK and Sound Transit commuter rail passenger rail service; approximately 37 trains a
day pass through the city. Bus service is provided by Community Transit with 3 regular bus
routes and 4 peak period only commute bus routes.
The Edmonds - Kingston Ferry connects south Snohomish County and north King County with the
northern Kitsap Peninsula and points west on the Olympic Peninsula via the Hood Canal Bridge.
The Edmonds - Kingston ferry route is the fastest - growing route in the state's ferry system.
Figure 6 shows historical growth in passenger and vehicle demand from 1980 to 2000. Ridership
more than doubled during the 1980s, increasing from nearly 1,950 vehicles and more than 4,250
persons daily in 1980 to over 4,500 vehicles and 9,200 persons daily in 1990. Ridership also
12 General Background
increased appreciably in the 1990s, growing by more than 40 percent to over 6,750 vehicles and
13,000 persons daily during 2000. The 1992 Cross Sound Transportation Study (Booz -Allen and
Hamilton Study Team, 1992) concluded that there was no reasonable alternative to the ferry
service to meet the projected increases in travel demand. The PSRC based its Transportation
Element of Vision 2020 on the Edmonds- Kingston ferry service growing to support the
allocation of population within the region. PSRC Destination 2030 identifies the Edmonds
Crossing project as a ferry project on the Metropolitan Transportation System and thus a crucial
element to the mobility needs and economic vitality of the region.
Figure 6
Historical Edmonds Daily Ferry Ridership
M
l b� 4 tea (4.000) I Wa 42r'a
Pe'.?.ss c ells (I. 76)
1990
Vehd,e Passangwrs (3249) 1 -q�
Mkon
1A5) 14,7
Vah"ZtOS & DMWS 14,508
1980
�Ic jdl� 8 Ddvem 11,945
2)"
Source: Edmonds Crossing Final EIS, November, 2004.
A,
In response to this need, the Edmonds Crossing project is being developed to provide a long -term
solution to current operations and safety conflicts between ferry, rail, automobile, bus, and
pedestrian traffic in downtown Edmonds. The Federal Highway Administration (FHWA), the
Federal Transit Administration [FTA]), the Washington State Department of Transportation
(WSDOT) (including Washington State Ferries [WSF]), and the City of Edmonds, in cooperation
with the U.S. Army Corps of Engineers [Corps], the U.S. Coast Guard, the Suquamish Tribe, the
Tulalip Tribe, the Lummi Nation, the Swinomish Tribe, and the Port Gamble S'Klallam Tribe
propose to relocate the existing state ferry tenninal from Main Street in downtown Edmonds to
another site farther from the downtown core at Point Edwards. In the process, a multimodal
center would be established that would integrate the ferry, rail, and transit services into a single
complex. Access would be provided by a realigned State Route (SR) 104 from its current
intersection with Pine Street. The new complex would provide an upgraded ferry terminal
General Background 13
designed to meet the operational requirements for accommodating forecast ferry ridership
demand; a new rail station designed to meet intercity (Amtrak) passenger service and commuter
rail loading requirements; a transit center that would meet local bus system and regional transit
system loading requirements; facilities for accommodating both vehicular commuters and walk -
on passengers of the available transportation modes (parking, drop -off areas, retail and
concessionaire space, and waiting areas); and a system linking these facilities to allow for the
safe movement of users
Attributes of the Community
The City of Edmonds was a well - established community by the turn of the twentieth century and
the present urban form preserves many characteristics of its historic origins. The community's
location on the west facing slopes of Puget Sound provides many amenities including extensive
views of the water and Olympic Mountains, access to beaches and waterfront parks, and a
compact downtown area. The city provides a wide variety of parks and recreational facilities. An
active arts and cultural community contributes to the strong sense of civic pride widely shared in
the community. There are numerous well -kept residential neighborhoods, a viable economic
base, and an active, involved citizenry.
Public Process
The public process for the 2004 comprehensive plan update included numerous public
workshops, open houses, and televised work sessions both at the Planning Board and City
Council. Three public hearings were held at the Planning Board and two public hearings were
held at the City Council. Interested parties were provided the option to be informed of upcoming
events and hearings via U.S. mail or email, and could track the process online at a special section
of the City's website.
An initial public open house was held on May 26, 2004 to inform the public about the process
and issues related to updates of the comprehensive plan and critical areas regulations. Initial
work sessions were conducted with the City Planning Board and City Council on June 22 and 23,
2004, respectively, to familiarize each entity with the update process and the primary issues
involved. All Planning Board and City Council meetings were publicized and open to the public,
with City Council sessions recorded and broadcast on the local public access television channel.
Throughout the process, the City continually updated its website regarding Comprehensive Plan
and critical areas revisions, including posting of background materials and draft and final
documents. In addition, over 600 letters of notification were sent to property.owners who had
streams on or adjacent to their property, these being the residents most likely to be impacted by
new critical areas regulations. Over 800 letters were sent to property owners in areas of existing
"large lot" zoning where it had been determined that the plan and zoning designations could be
changed to higher density urban designations. These mailings were_in addition to the newspaper
ads, news releases, and other forms of public notice employed during the process.
14 General Background
Comprehensive Plan - Elements
Elements Adopted
The Comprehensive Plan consists of the remaining chapters of this title, and the following
additional elements of the plan which are hereby adopted by reference:
1. Land Use
•
Edmonds Environmentally Sensitive Areas
Map (applies to Shoreline area only)Stevens
Memorial Hospital Master Plan
•
Edmonds - Woodway High School Master Plan
•
City Park Master Plan
•
Pine Ridge Park Master Plan
•
Southwest County Park Master Plan
•
Port of Edmonds Master Plan
•
Shoreline Master Program
2. Community Culture
•
Community Cultural Plan
and Urban Design
•
Public Urban Design and Street Tree Plans
•
Edmonds Economic Development Strategic
Action Plan
3. Utilities
•
2000 Sanitary Sewer Comprehensive Plan
•
2002 Water Comprehensive Plan
•
Stormwater Comprehensive Plan
•
Edmonds Drainage Basin Studies
•
Meadowdale and Perrinville Drainage Studies
•
Southwest Edmonds Basin Study
4. Capital Facilities
Edmonds School District No. 15 Capital
Facilities Plan
5. Housing
(Included in this document)
6. Transportation • City of Edmonds Transportation Element,
2002 Update, including the Walkway Plan
and 2000 Bikeway Comprehensive Plan
7. Parks, Recreation & Open • Parks Recreation & Open Space Plan
Space
Repeal or modification of the text of the original ordinances or resolutions adopting and/or
amending any of the foregoing plans or maps shall not affect the validity of said plans or maps
which are hereby readopted. Said plans or maps subsequently may be repealed or amended by
ordinance or resolution making specific reference to said maps or plans.
Land Use 15
Land Use Element
Scope
Whenever there are references in this plan to categories of land use, they shall apply to areas
shown on the Comprehensive Plan Map as follows:
Plan Map Designation Land Use Type Compatible Zoning Density
Classifications Units /Acre
Activity Center
Corridor Development
Designated Park or School
Site
Single Family, Resource
Single Family, Urban 3
Single Family, Urban 2
Single Family, Urban 1
Multi Family - High Density
Multi Family - Medium
Density
Mixed Use Commercial
Community Commercial
Neighborhood Commercial
Highway 99 Corridor
Edmonds Way Corridor
Westgate Corridor (Planned
Business)
Hospital / Medical
Master Plan Development
Public Use or Park/Open
Space
Mix of uses; refer to specific
See appropriate category below;
plan designations within
also refer to specific activity
activity center
center discussion in plan
Mixed use development
See appropriate category below;
corridor; refer to specific plan
also refer to specific corridor
designations within corridor
discussion in plan
Public Facility
P -zone or appropriate R -zone
compatible with neighborhood.
Single family
RSW -12, RS -12, RS -20
< 4
RS -10
< 4.4
RS -8
< 5.5
RS -6, RS -8
5 -8
Multi family
RM -1.5, RM -2.4
18 -30
RM -2.4, RM -3.0
< 18
Commercial
Mixed Use Commercial or
mixture of zones
BC, BN, or equivalent
BN
CG, CG2; transitional zones as
appropriate
BP, BN or BC; RM zones
BP, BN
Special Use District Hospital or Medical zone
Master Plan Master Plan Overlay or
equivalent classification
Public or Parks P, OS, or equivalent
classification
16 Land Use
Comprehensive Plan Map
(The adopted Comprehensive Plan Map is filed with the City Clerk. Copies can be obtained from
the Edmonds Planning Division, 121 5th Avenue North, Edmonds, WA 98020, 425- 771 -0220.
A reduced version of the official map is contained in an envelope at the back of this book)
Land Use 17
Land Capacity
Background
The City was required to estimate the ability of land within the City of Edmonds to accommodate
targeted population and employment growth under each of the land use alternatives considered at
the time the Comprehensive Plan was adopted in 1995.
Table 5 summarizes available data on land supply in Edmonds as it existed in 1994. Data on
residential and commercial development in 1994 are shown in Table 6.
Overall, approximately 95 percent of the city was developed in 1994. Approximately 75 percent
of the remaining undeveloped land (approximately 173 acres) was designated for residential use:
71 percent for single - family residences and 4 percent for multi - family residences. The remaining
25 percent of undeveloped land was designated for commercial and industrial uses.
Capacity estimates were developed for vacant and under - developed parcels. In general, vacant
land included parcels that currently have no structures; residential parcels were considered
under - developed if they contained less than 50 percent of the allowable density under existing
18 Land Use
Table 5
City of Edmonds Land Supply -1994
(Gross Acres)
Total
Developed
Vacant
Land Use
Acres
Acres
Acres
Residential
Single - Family
2,773.7
2,608.8
164.9
Multi - Family.
202.0
193.5
8.5
Business
Commercial
296.9
284.7
12.2
Industrial
58.4
11.6
46.8
Public Facilities
Government
35.3
35.3
—
Schools
131.8
131.8
—
Parks & Open Space 349.2
349.2
—
Religious
29.0
29.0
—
Streets
867.0
867.0
—
Total
4,743.3
4,510.9
232.4
Source: City of Edmonds Planning Department, 1994
Overall, approximately 95 percent of the city was developed in 1994. Approximately 75 percent
of the remaining undeveloped land (approximately 173 acres) was designated for residential use:
71 percent for single - family residences and 4 percent for multi - family residences. The remaining
25 percent of undeveloped land was designated for commercial and industrial uses.
Capacity estimates were developed for vacant and under - developed parcels. In general, vacant
land included parcels that currently have no structures; residential parcels were considered
under - developed if they contained less than 50 percent of the allowable density under existing
18 Land Use
zoning (for example, a single - family house on a five -acre parcel that is zoned for four units per
acre). The analysis measured the build -out capacity of vacant and under - developed parcels.
As indicated in Table 6, when the city's first GMA- mandated comprehensive plan was adopted
in 1995, development of currently vacant parcels was expected to provide capacity for
approximately 762 additional residential units and an additional 1.35 million square feet of
commercial space.
Given the limited supply of vacant land within the city, capacity estimates were not calculated
strictly on the amount of vacant buildable land, but also on increased densities and intensity of
development within various areas of the city. Two methods of development were targeted to
provide additional residential capacity: accessory dwelling units (ADUs) and mixed use
development. Planned Residential Developments (PRDs) were also targeted as a way of assuring
maximum buildout of single - family -zoned areas while
Following adoption of the 1995 comprehensive plan, the city embarked on an implementation
program to achieve the goals identified in the plan. Many of these implementation measures are
described in the Housing Element under the discussion of "reasonable measures." These
measures were taken by the city to address issues related to both capacity and affordable housing.
A,key feature of Edmonds' comprehensive plan is its emphasis on mixed use development,
which includes both commercial and residential uses on a single lot or combination of lots. For
Land Use 19
Table 6
Development and Capacity of Vacant Land —1994
Existing Development
Vacant/Development Capacity
Residential Commercial
Residential
Commercial
Units Square Feet
Units
Square Feet
Downtown
1,571 943,206
17
506,996
HS Activity
1,914 1,158,633
232
656,407
Center
Highway 99
337 558,912
48
187,930
South
76th and 196th
545
39
RS -6
1,615
65
RS -8
3,659
73
RS -12
2,719
224
RSW -12
51
—
RS -20
362
64
Total
12,773 2,660,751
762
1,351,333
Source: City of Edmonds Planning Department, 1994.
Given the limited supply of vacant land within the city, capacity estimates were not calculated
strictly on the amount of vacant buildable land, but also on increased densities and intensity of
development within various areas of the city. Two methods of development were targeted to
provide additional residential capacity: accessory dwelling units (ADUs) and mixed use
development. Planned Residential Developments (PRDs) were also targeted as a way of assuring
maximum buildout of single - family -zoned areas while
Following adoption of the 1995 comprehensive plan, the city embarked on an implementation
program to achieve the goals identified in the plan. Many of these implementation measures are
described in the Housing Element under the discussion of "reasonable measures." These
measures were taken by the city to address issues related to both capacity and affordable housing.
A,key feature of Edmonds' comprehensive plan is its emphasis on mixed use development,
which includes both commercial and residential uses on a single lot or combination of lots. For
Land Use 19
example, a mixed use development could include a two -story development with residential
dwelling units on the second floor and offices, shops or other commercial uses on the ground
floor. Edmonds is unique in relying to a significant degree on mixed use development as a land
use pattern designed to address potential capacity. Mixed use development is allowed in both of
the city's Activity Centers, and in the Corridor development areas. In the 1995 comprehensive
plan, mixed use development was to be allowed under all the alternatives considered, but would
only be encouraged under the adopted "Designed Infill" alternative. The encouragement of
mixed use development continues as a basic assumption underlying the current comprehensive
plan. The importance of mixed use in the city's land use pattern can be seen in Figure 7.
Master Plan
bevel - -
1
Multi 1
3.:
Single Fal....Y
40.5%
Figure 7
General Use Categories by % of City Land Area
Open Space
5.0% Public
Current Capacity
Single Family Resource
21.1%
leighborhood Commercial
0.4%
fanned- Neighborhood
0.2%
iowntown Districts
1.2%
;ommunity Commercial
0.4%
Edmonds Way Corridor
0.6%
Mixed Use Commercial
2.4%
Corridor Development
3.6%
An updated county -wide capacity analysis was completed as part of the Buildable Lands Report
for Snohomish County, completed in November 2002. This analysis showed a population
capacity for Edmonds of 45,337 and an employment capacity of 12,041. These capacity figures
indicate that with an estimated 2004 population of 39,460, Edmonds can accommodate an
additional 5,877 people and 1,887 jobs. However, the jobs capacity does not take into account
any new implementation actions proposed in the Highway 99 area.
Discussions of land capacity methodology generally acknowledge that an oversupply of land is
needed in growth management systems using urban/rural growth boundaries (DCD, 1992).
20 Land Use
Reasons are generally related to operation of urban land markets, changes in availability over
time, and a need to avoid constraining land supply and causing increases in land cost. The
amount of the oversupply needed is not known with certainty. Too little urban land relative to
targeted needs could increase land cost and housing prices and shift growth pressure to adjacent
areas or jurisdictions.
In order to ensure adequate availability of urban land at all times, some growth management
planning systems have provided for a "safety factor" of land in addition to projected urban area
land requirements. Factors of 1.25 to 2.5 have been used in some growth management systems
(Whatcom County /Bellingham Planning Departments, 1993; Beaton, 1982; Department of
Community Development (DCD), 1992). For the 2002 capacity analysis, reduction factors were
applied to provide a "safety factor" for estimated future capacity. A 15% market availability
reduction factor was applied to vacant land, and at a 30% market availability reduction factor
was used for partially -used and redevelopable land. In addition, an additional 5% reduction was
made for uncertainty related to future infrastructure needs (roads, drainage facilities, etc.).
One adjustment to the capacity analysis completed in 2002 is necessary. Development plans for
the large master - planned multi family development (developed by Triad) at Point Edwards
indicate that nearly 300 dwelling units will be built there, adding approximately 80 dwelling
units to the capacity estimate at that location (the initial capacity estimate was for 220 units).
The specific studies undertaken by the city to update the plans for the Downtown Waterfront
Activity Center and the Medical /Highway 99 Activity Center and related Highway 99 Corridor
have been targeted at clarifying and improving implementation rather than increasing capacity in
those areas.
Relationship to 2025 Population and Employment Targets
The Growth Management Act (GMA) requires that jurisdictions plan to accommodate housing
and employment forecasts for the next 20 years within the Urban Growth Area. Snohomish
County and its cities have worked together with the Puget Sound Regional Council (PSRC) to
arrive at forecasts that each city will use to accommodate its fair share of regional growth. The
City of Edmonds" share of regional growth by the year 2025 is 5,420 additional residents
(approximately 3,079 residential units). By 2025, total population is expected to reach 44,880
residents. A comparison of additional population capacity and the 2025 population target is
presented in Figure 8 and Table 6. The city is able to consider a planning target within a range
(shown as the "high" vs. "low" growth lines in Figure 8). Based on historical trends, the "low"
target appears to be the most reasonable for Edmonds — particularly in light of the relatively high
land values in the city. The land capacity analysis, combined with the goals and policies in the
comprehensive plan, indicates that both the projected targets for population and employment can
be accommodated by the city through 2025.
The City should consider using incentives to achieve redevelopment and infill goals and zoning
incentives or other measures to ensure that land adjacent to infrastructure facilities is utilized to
maximize the economic benefits of that infrastructure.
The land capacity analysis indicates that there is sufficient capacity to accommodate forecasted
residential and employment growth under the Proposed Action and each of the land use
alternatives. Given the extent to which future land use policies, regulations, demographics and
Land Use 21
market forces could affect land capacity estimates, however, it is important that development
trends and remaining land supply within the city is regularly monitored in order to ensure the
continued supply of adequate urban land throughout the 20 -year GMA planning horizon.
Implementation strategies should include development of a long -term program to monitor the
city's progress towards goals contained in the Comprehensive Plan. As part of the monitoring
process, the city should work with the public, environmental and business leaders, interest
groups, cities and other agencies to develop detailed monitoring criteria or "benchmarks" that
could be used to measure progress and identify the need for corrective action.
Specific implementation measures should seek to reduce barriers or impediments to
development. For example, measures that reduce the regulatory compliance burden of the
private sector, if successful, would reduce the cost imposed by such regulations. Similarly,
implementation measures that are designed to encourage flexibility could also help reduce
compliance costs — at least on a case -by -case basis. Specific measures could include: provision
of flexible development standards; density bonuses for site designs that provide public benefits;
and fee waivers or expedited review that lower financial development risks.
O
f �
i 3
I Q
' O
i
50,000
45,000
40,000
35,000
30,000
25,000
20,000
15,000
10,000 J
5,000
0 --
Figure 8
Edmonds Growth Targets vs. Historical Growth
Buildable Lands Capacity (45,207)
1940 1950 1960 1970 1980 1990 2000 2010' 2020' 2025'
Buildable Lands Capacity D Low Growth Target D Historical Growth —s High Growth Target
22 Land Use
Table 7
City of Edmonds Existing and Projected Growth
1990
2000 2025 (Plan Target)
Population
30,744
39,515
44,880
Nominal Change
3,065
8,771
5,365
% Change
11.1%
28.5%
13.6%
Annual %Change
1.1%
2.5%
0.5%
Housing Units
12,945
17,508
20,587
Nominal Change
2,243
4,563
3,079
% Change
21.0%
35.2%
17.6%
Avg HH Size
2.41
2.32
2.26
Avg Persons/Unit
2.37
2.26
2.18
Gross Density 1
2.7
3.1
3.6
Net Density 2
4.9
5.4
6.3
1 Gross Density = number of households per gross acre of land, city -wide. Note that this includes non - residential
land, so the density per gross residential acre is significantly higher.
2 Net Density = number of households per net acre of land, after critical areas and rights -of -way are deducted.
Note that this is includes non - residential land, so the density per net residential acre is significantly higher.
Source: U.S. Census, 2000, and Edmonds Planning Division, 2004.
Land Use 23
Land Use Concepts
The VISION 2020 regional plan establishes a strategy for the Puget Sound region of central
places framed by open space and linked by efficient, high capacity transit. While the history and
character of development in Edmonds does not support its designation as one of these regional
centers, the concepts developed in VISION 2020 are supported in the Edmonds Comprehensive
Plan. The approach proposed in Edmonds is to strategically plan for future development in two
activity centers based on the "Activity Clusters" described in VISION 2020:
"These central places are smaller than the subregional and metropolitan centers
and are not necessarily located on, or directly served by, the regional rapid transit
system. They are not designated to receive a major share of the region's employment
growth, although they will certainly continue to see some new employment and
residential development. Transit service will focus on connecting these places to the
regional rapid transit system and to the adjacent metropolitan or subregional
centers. In contrast with the subregional centers, the growth in employment in an
activity cluster is for services oriented to serving the local residential community. In
contrast with the small towns, activity clusters are part of the urban /suburban
landscape; they are not separated from other areas by open space, agricultural
lands or water. " [Vision 2020, October 1990, page 24]
Activity Centers in Edmonds are intended to address the following goals:
A. Provide a pedestrian- oriented streetscape environment for residential and commercial
activity.
B. Encourage mixed -use development patterns that provide a variety of commercial and
residential opportunities, including both multi - family and small -lot single family
development.
C. Build on historical character and natural relationships, such as historic buildings, slopes
with views, and the waterfront.
D. Encourage transit service and access.
E. Strategically plan for development and redevelopment that achieves a balanced and
coordinated approach to economic development, housing, and cultural goals.
F. Coordinate the plans and actions of both the public and private sectors.
G. Provide a context for urban design guidelines that maximize predictability while assuring
a consistent and coherent character of development.
H. Provide incentives to encourage adaptive reuse as an alternative to redevelopment of
historic structures in order to preserve these resources.
24 Land Use
Downtown Waterfront Activity Center
A. Plan Context. A number of public plans and projects have been taking shape in recent years,
and these will have a profound impact on the future of the city's downtown waterfront area.
Some of these ongoing activities include:
• Transportation planning and the Edmonds Crossing multimodal project which will move
the existing ferry terminal at the base of Main Street to a new multimodal transportation
center at Pt. Edwards.
• Continued development of the city's waterfront parks and walkways into an
interconnected necklace of public spaces.
• The South County Senior Center is undertaking strategic planning to look at its facilities,
programs, and services.
• Public access to the water and the natural beauty of the waterfront figures prominently in
the Port of Edmonds' plans, including new plazas, improved walkways and public art.
Public pedestrian/bicycle access across the railroad tracks to the waterfront, in the
vicinity of the south end of the marina, near Marina Beach Park, should remain a high
priority.
• Arts plans continue to be implemented throughout the downtown, including such
projects as the Edmonds Center for the Arts, the Artworks facility, and the continued
expansion of downtown festivals and events.
• Edmonds Community College has expanded its downtown presence through new
initiatives with the Edmonds Floral Conference Center and is working with the Edmonds
Center for the Arts to enhance overall operations.
B. Downtown Vision. Taken together, the goals and policies for the Downtown Waterfront
Activity Center present a vision for Edmonds downtown waterfront. By actively pursuing the
ferry terminal's relocation, the City has set upon an ambitious and exciting course. It is a course
that holds promise for the downtown waterfront, but it is one that will require concerted action
by the entire community, including local, state and federal public officials, business groups and
citizens. While the challenges presented in this effort are substantial, the possible rewards are
even greater, for with its existing physical assets, future opportunities and the energy of its
citizens, Edmonds has the potential to create one of the region's most attractive and vital city
centers.
Components of the overall vision for the downtown waterfront area include:
The Edmonds Crossing multimodal transportation center provides convenient
transportation connections for bus, ferry, rail, auto and bicycle riders and makes
Edmonds an integrated node in the regional transportation system. The new terminal
reduces negative impacts to downtown Edmonds while still providing a link between the
terminal and downtown Edmonds. The project provides the community with varied
transportation resources and an economic stimulus to the larger community.
Land Use 25
• Downtown is extended westward and connected to the shoreline by positive mixed -use
development as well as by convenient pedestrian routes. Redevelopment of the holding
lanes and SR -104 is pursued after the ferry terminal relocates to Point Edwards.
• The shoreline features a full spectrum of recreational activities, park settings, marina
facilities, and supporting uses.
• There is a more efficient transportation system featuring commuter and passenger trains,
increased bus service, pedestrian and bicycle routes, and adequate streets and parking
areas.
• There is a more active and vital setting for new retail, office, entertainment and
associated businesses supported by both nearby residents and the larger Edmonds
community, and that attracts visitors from throughout the region.
• The downtown supports a mix of uses, including traditional commercial and multi family
development with new mixed -use development types. Single family neighborhoods are a
part of this mix of uses, and contribute to the choice of housing and character of
downtown.
• Opportunities for new development and redevelopment reinforce Edmonds' attractive,
small town pedestrian- oriented character. Pedestrian -scale building height limits are an
important part of this quality of life, and remain in effect.
• Provide incentives to encourage adaptive reuse as an alternative to redevelopment of
historic structures in order to preserve these resources.
• Auto traffic is rerouted to minimize impact to residential neighborhoods.
C. Goals for the Downtown Waterfront Area. To achieve this vision, goals for the Downtown
Waterfront Activity Center include:
• Promote downtown Edmonds as a setting for retail, office, entertainment and associated
businesses supported by nearby residents and the larger Edmonds community, and as a
destination for visitors from throughout the region.
Continue to plan for and implement the Edmonds Crossing multimodal transportation
center at Pt. Edwards — pursuing the design, permitting, land acquisition and
development of the project. The completion of Edmonds Crossing will help address the
competing needs of three regional facilities (transportation, parks and open space —
including the Edmonds Marsh, and the Port of Edmonds) while providing opportunities
for redevelopment and linkage between downtown Edmonds and its waterfront.
Define the downtown commercial and retail core along streets having the strongest
pedestrian links and pedestrian- oriented design elements, while protecting downtown's
identity.
• Identify supporting arts and mixed use residential and office areas which support and
complement downtown retail use areas. Provide for a strong central retail core at
downtown's focal center while providing for a mixture of supporting commercial and
residential uses in the area surrounding this retail core area. Emphasize and plan for links
between the retail core and these supporting areas.
26 Land Use
• Focus development between the commercial and retail core and the Edmonds Center for
the Arts on small -scale retail, service, and multi - family residential uses.
Develop gateway /entrance areas into downtown which serve complementary purposes
(e.g. convenience shopping, community activities).
Explore alternative development opportunities in the waterfront area, such as specifically
encouraging arts- related and arts - complementing uses.
D. Transportation. Primary goals of the City's Downtown Waterfront Plan include integrating
the downtown core with the waterfront, improving pedestrian access and traffic circulation, and
encouraging mixed -use development. Current conditions limit the city's ability to achieve these
plan goals by making it difficult to move between the two areas, thereby minimizing the value of
the shoreline as a public resource and amenity while adversely affecting the potential for
redevelopment.
A number of studies and public involvement projects have been completed to determine how to
meet the variety of transportation needs that converge within Downtown Edmonds. Following an
initial 1992 Ferry Relocation Feasibility Study and a visioning focus group convened by
Edmonds' Mayor in April 1992, the importance of the conflicting transportation needs
culminated in the City of Edmonds, Washington State Ferries, and Community Transit signing a
Memorandum of Understanding (MOU) in November 1993. The MOU called for the cooperative
development of solutions to the conflicts between the City's growth plans and ferry traffic in
particular. In response to that agreement, preliminary engineering and environmental analysis of
alternatives began in late 1993.
In 1994, the Edmonds City Council held public hearings on the possibility of relocating the
existing ferry terminal and incorporating a new terminal within a larger multimodal project. As a
result of the hearings, the Council expressed support for a regional multimodal facility. The
Council also approved the 1994 Edmonds Downtown Waterfront Plan which specifically
supported the facility's location at Pt. Edwards.
Further environmental review and facility definition resulted in a recommendation that an
alternative site (other than the existing Main Street location) should be developed as a
multimodal facility serving ferry, rail, bus, pedestrian, and bicycle travel needs.
Several alternative sites for the relocated ferry terminal and the proposed multimodal center were
evaluated as part of the early environmental screening process. During this screening process,
federal, state, regional, and local regulatory agencies— including affected Tribes— provided
input regarding issues that could impact selecting reasonable alternatives.
Based on this extensive screening process, two alternatives were recommended for further
analysis in the Environmental Impact Statement process. A Draft Environmental Impact
Statement (DEIS) was issued on February 25, 1998, and the Final EIS was issued on November
10, 2004. Pt. Edwards is the preferred alternative for a multimodal terminal site.
In addition to the transportation benefits of moving the existing ferry terminal, a number of
redevelopment opportunities will result within the downtown waterfront area. These range from
park and public access improvements to opportunities for significant redevelopment and
connections between the waterfront and downtown.
Land Use 27
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Integration of the
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surrounding parks will
be a key public benefit
and opportunity.
Edmonds Crossing. Edmonds Crossing is a multimodal transportation center proposed to be
constructed at Point Edwards, the former UNOCAL oil storage facility south of the Edmonds
Marina. This multimodal transportation center will provide the capacity to respond to growth
while providing improved opportunities for connecting various forms of travel, including rail,
ferry, bus, bicycle, walking and ridesharing.
The project is supported by local, regional, and state plans, including the Puget Sound Regional
Council's Destination 2030 Metropolitan Transportation and VISION 2020 plan; Washington
State Ferries' (WSF) System Plan for 1999 -2018; Snohomish County's countywide
Transportation Plan; the City of Edmonds Comprehensive Plan; and the Port of Edmonds
Strategic Plan and Master Plan.
Edmonds Crossing will provide:
• Intersection improvements at Pine Street and SR -104;
• Interconnection of Amtrak service to Chicago and Vancouver, B.C., Sounder commuter
rail service between Everett and Seattle, and other regional transportation modes;
• Connections to the regional transit system with direct bus service to communities
throughout the urban growth area;
• Enhanced ability for people to rideshare, bicycle and walk to connect with travel
opportunities at the multimodal center;
• Improved safety and travel on Edmonds local streets and along SR -104 between the ferry
terminal and I -5.
• Linkage between Navy facilities at Everett and on the Kitsap peninsula.
The project includes:
• A ferry terminal;
28 Land Use
• A train station;
• A transit center for bus and regional transit, as well as the opportunity for riders to
connect to downtown businesses via a local circulator service;
• The flexibility to operate the facility to respond to changing travel demands;
• Safety features including grade separation of train traffic from other modes of travel,
designated vehicle parking and holding areas, and improved passenger waiting areas.
240
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FEIS.
Land Use 29
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Edmonds
Crossing
"preferred
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FEIS.
Land Use 29
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While the Edmonds Crossing project will directly benefit the transportation system, the project
will also provide significant benefits to downtown Edmonds. Completion of the project provides
an opportunity to redevelop the existing ferry terminal facilities and the related holding lanes in
the downtown area. Providing a connection from the new multimodal terminal to downtown
Edmonds will potentially bring more visibility and visitors to the downtown area.
E. Plan Policies and Implementation Strategy. The vision and goals for Downtown Waterfront
Activity Center are designed to present a coherent vision for future development in the area. To
implement this vision, a series of policies and an implementation strategy are intended to guide
future public and private actions.
Implementation Strategy. Key issues tied to the viability and health of the downtown
waterfront area include using the Edmonds Crossing project to help resolve transportation issues,
linking downtown with the waterfront, and taking advantage of redevelopment opportunities
arising from emerging trends and public investments.
The largest single factor affecting the downtown waterfront area is the timing and construction of
the Edmonds Crossing project. Because of this, a two - phased downtown waterfront
redevelopment strategy is envisioned. The first phase includes actions taken before the existing
30 Land Use
ferry terminal is relocated to the Pt. Edwards site, and is intended to include actions taken to
support ongoing redevelopment and arts- related improvements downtown. This phase will also
set the framework for subsequent redevelopment after the terminal's relocation. The second
phase is aimed at comprehensive redevelopment to link the downtown with the waterfront, better
utilize shoreline resources, increase economic viability and provide the setting for a broad range
of community functions.
Short Term Actions. Short term actions are those actions that can take place prior to construction
of the Edmonds Crossing project, generally in the next 5 -7 years.
1. Plan for the Edmonds Crossing project at Pt. Edwards which includes relocation of the
existing ferry terminal. Planning should also include reuse of the current ferry terminal and
related holding area.
2. Improve the existing downtown rail station between Dayton and Main Streets in order to
better accormnodate inter -city passenger and commuter rail service, including provisions for bus
and commuter traffic as well as pedestrian connections to the waterfront and downtown. During
the short term planning period, evaluate the feasibility of retaining a commuter rail presence
downtown after the construction of Edmonds Crossing..
3. Plan for future joint public /private development of the area between SR -104 and the
railroad tracks. Planning activities could potentially include infrastructure planning, property
acquisition, parking management, development incentives and guidelines or modifications to
land use regulations (such as zoning or master planning). Although Amtrak and commuter rail
service will be included as a part of the Edmonds Crossing project, the City and transit service
providers should examine whether a commuter rail stop can be retained between Dayton and
Main Streets in order to provide improved service and stimulate potential redevelopment of the
surrounding area.
4. Upgrade secondary downtown streets for pedestrians. Implement the city's public urban
design plan and street tree plan while expanding public amenities and streetscape improvements
in areas where these do not already exist. These improvements are particularly needed along
Main and Dayton Streets in the area between downtown and the waterfront in order to improve
pedestrian connections between downtown and the waterfront area. Pedestrian improvements
should be combined with traffic improvement projects where applicable.
5. Continue to promote shoreline management and public access to the city's beaches,
parks, and walkways.
6. Continue implementing a continuous shoreline walkway (boardwalk/esplanade) from
Brackett's Landing North to Point Edwards. Work with the Port of Edmonds to integrate
recreation and marina functions into the long term plan.
7. Work with the Senior Center to plan for long term needs for the senior center facilities
and programs.
8. Encourage a variety of housing to be developed as part of new development and
redevelopment of downtown properties. Housing should be provided to serve a diverse
community, including single family homes, multi family apartments and condominiums, housing
as part of mixed use developments, and housing connected with live /work developments that
Land Use 31
could also encourage an arts- oriented community in the downtown area. A special focus for arts -
supporting live /work arrangements could be in the corridor and nearby residential areas linking
downtown with the Edmonds Center for the Arts.
9. Begin improvements to mitigate ferry terminal traffic (and other traffic) increases, as
envisioned in the Edmonds Crossing project and the transportation element of the comprehensive
plan.
10. Develop "gateways" at key entrances to the downtown area which enhance the identity
and sense of place for downtown. Gateways should signal that visitors are entering downtown
Edmonds, and should include elements such as public art, landscaping, signage and directional
( "way- finding ") aids.
Long Term Actions. Long term actions are those actions that can take place during or after
construction of the Edmonds Crossing project, generally in the next 7 -20 years.
1. Complete a multi modal transportation center at Point Edwards for:
• Rail (inter -city and commuter)
• Ferry
• Park & Ride /Auto
• Bus
• Pedestrian and shuttle connections to other features and amenities.
2. Complete redevelopment of the Point Edwards site consistent with an overall master plan
that provides for commercial or mixed use development compatible with the Edmonds Crossing
proj ect.
3. Coordinate circulation and public parking with Port development.
4. Continue to protect and enhance existing wetlands and continue to develop supporting
non - intrusive interpretive trails and exhibits.
5. Continue development of a "necklace" of shoreline parks with improvements, focusing
on missing links in the park and walkway system. Retain and expand existing parks, providing
linkages whenever property acquisitions or easements become available for public use.
6. Encourage the development of centralized parking facilities as part of redevelopment
projects. Under the right circumstances, these types of facilities can provide an efficient
mechanism for consolidating expensive parking improvements while freeing up land for more
intensive and desirable uses that support local housing, commercial, and pedestrian activities.
Public /private partnerships should be explored when the opportunity arises, both in private and
public projects (e.g. the commuter rail station downtown). Centralized parking facilities could be
built as part of a master - planned mixed -use development.
7. Redevelop the existing ferry terminal site at the base of Main Street according to a
master plan after the existing ferry terminal has been relocated to Point Edwards. This is a unique
location, situated in the midst of a continuous park and beach setting, and provides opportunities
for public /private partnerships. Ideas to be pursued include public "festival" entertainment or
activity space, visitor moorage, park and public walkways, and other uses that would encourage
this as to become a destination drawing people from south along the waterfront and eastward up
32 Land Use
into downtown. Redevelopment of this area should be done in a manner that is sensitive to and
enhances the views down Main Street and from the adjoining parks and public areas.
8. Redevelop the area from the east side of SR -104 to the railroad tracks, from Harbor
Square to Main Street, according to a mixed use master plan. This area could provide a
significant opportunity for public /private partnerships. Under the right circumstances,
consolidated parking or a pedestrian crossing to the waterfront could be possible as part of a
redevelopment project. Every opportunity should be taken to improve the pedestrian streetscape
in this area in order to encourage pedestrian activity and linkages between downtown and the
waterfront. Uses developed along public streets should support pedestrian activity and include
amenities such as street trees, street furniture, flowers and mini parks. Main and Dayton Streets
should receive special attention for public art or art integrated into private developments to
reinforce the visual arts theme for downtown. Redevelopment of this area should also take
advantage of the ability to reconfigure and remove the ferry holding lanes paralleling SR -104
once the Edmonds Crossing project is developed.
9. Support redevelopment efforts that arise out of planning for the long term needs of the
senior center. These plans should reinforce the center's place in the public waterfront, linking the
facility to the walkways and parks along the shoreline.
10. New development and redevelopment in the downtown waterfront area should be
designed to meet overall design objectives and the intent of the various "districts" described for
the downtown area.
Downtown Waterfront Plan Policies. The following policies are intended to achieve the goals
for the downtown waterfront area:
E.I. Ensure that the downtown waterfront area continues — and builds on — its function as a
key identity element for the Edmonds community.
E.2. Future development along the waterfront should support the continuation and compatible
design of three regional facilities: Edmonds Crossing at Pt. Edwards; the Port of Edmonds and its
master plan; and the regional parks, beaches and walkways making up the public shoreline.
E.3. Utilize the Point Edwards site to its best community and regional potential by developing
a multimodal transit center with compatible development in the surrounding area. In addition to
the regional benefits arising from its multi modal transportation function, an essential community
benefit is in removing intrusive ferry traffic from the core area which serves to visually and
physically separate downtown from the waterfront.
E.4. Establish a Point Edwards multimodal transportation center which provides convenient
transportation connections for bus, ferry, rail, auto, pedestrians and bicycle riders and makes
Edmonds an integrated node in the regional transportation system. The new terminal should be
planned to reduce negative impacts to downtown Edmonds — such as grade separation/safety
concerns and conflicts with other regional facilities — while providing the community with
unique transportation resources and an economic stimulus to the larger community.
Land Use 33
E.S. Extend Downtown westward and connect it to the shoreline by encouraging mixed -use
development and pedestrian- oriented amenities and streetscape improvements, particularly along
Dayton and Main Streets. Development in this area should draw on historical design elements
found in the historic center of Edmonds to ensure an architectural tie throughout the Downtown
Area. Pursue redevelopment of SR -104 and the existing holding lanes once the ferry terminal
moves to Point Edwards.
E.6. Enhance Edmonds' visual identity by continuing its pedestrian -scale of downtown
development, enhancing its shoreline character, and protecting and building on the strong visual
quality of the. "5th and Main" core.
E.7. Improve traffic conditions by removing ferry traffic impacts from the downtown core.
E.B. Improve and encourage economic development opportunities by providing space for
local businesses and cottage industries and undertaking supporting public improvement projects.
Of particular significance is the enhancement of economic development opportunities resulting
from the Edmonds Crossing project and the enhancement of Edmonds as an arts and water -
oriented destination.
E.9. Enhance shoreline features to include a full spectrum of recreational activities, park
settings, natural features (such as the Edmonds Marsh), and marina facilities. Improve public
access to the shoreline and link waterfront features by establishing a continuous esplanade along
the shoreline. The esplanade will be constructed over time through public improvements and
Shoreline Master Program requirements placed on private development.
E.10. Provide a more efficient transportation system featuring improved bus service, pedestrian
and bicycle routes, and adequate streets and parking areas.
E.11. Encourage a more active and vital setting for new retail, office, entertainment and
associated businesses supported by nearby residents and the larger Edmonds community,
downtown commercial activity and visitors from throughout the region.
E.12. Support a mix of uses downtown which includes a variety of housing, commercial, and
cultural activities.
E.13. Support the development and retention of significant public investments in the
downtown waterfront area, including government and cultural facilities that help draw residents
and visitors to downtown.
E.14. Encourage opportunities for new development and redevelopment which reinforce
Edmonds' attractive, small town pedestrian oriented character. Provide incentives to encourage
adaptive reuse as an alternative to redevelopment of historic structures in order to preserve these
resources. These historic structures are a key component of the small town character of Edmonds
and it's economic viability. Height limits that reinforce and require pedestrian -scale development
are an important part of this quality of life, and should be implemented through zoning
regulations and design guidelines.
E.15. Provide greater residential opportunities and personal services within the downtown,
especially to accommodate the needs of a changing population.
34 Land Use
E.16. Provide for the gradual elimination of large and inadequately landscaped paved areas.
E.17. Provide pedestrian- oriented amenities for citizens and visitors throughout the downtown
waterfront area, including such things as:
• Weather protection,
• Street trees and flower baskets,
• Street furniture,
a Public art and art integrated into private developments,
• Pocket parks,
• Signage and other way - finding devices,
• Restrooms.
E.18. Strive for the elimination of overhead wires and poles whenever possible.
E.19. Coordinate new building design with old structure restoration and renovation.
E.20. Develop sign regulations that support the pedestrian character of downtown, encouraging
signage to assist in locating businesses and public and cultural facilities while discouraging
obtrusive and garish signage which detracts from downtown pedestrian and cultural amenities.
E.21. Provide lighting for streets and public areas that is designed to promote comfort,
security, and aesthetic beauty.
E.22. Building design should discourage automobile access and curb cuts that interfere with
pedestrian activity and break up the streetscape. Encourage the use of alley entrances and
courtyards to beautify the back alleys in the commercial and mixed use areas in the downtown
area.
Downtown Waterfront Districts. In addition to the goals and policies for the downtown
waterfront area, the Comprehensive Plan Map depicts a number of districts in the downtown
waterfront area. These districts are described below.
Fountain Square. The area immediately surrounding the fountain at 5 "' and Main is considered
the historic center of Edmonds and building heights shall be pedestrian in scale and compatible
with the historic character of this area. To encourage a vibrant downtown, first floor spaces
should be designed with adequate ceiling height to accommodate a range of retail and
commercial uses and the entry situated at street level. Uses are required to be retail - compatible
(i.e. retail or compatible service — e.g. art galleries, restaurants, real estate sales offices and
similar uses that provide storefront windows and items for sale to the public that can be viewed
from the street). The street front facades of buildings must provide a high percentage of
transparent window area and pedestrian weather protection along public sidewalks. Design
Land Use 35
guidelines should provide for pedestrian -scale design features, differentiating the lower,
commercial floor from the upper floors of the building. Buildings situated around the fountain
square must be orientated to the fountain and its associated pedestrian area.
Arts Center Corridor. The corridor along 4th Ave N between the retail core and the Edmonds
Center for the Performing Arts. To encourage a vibrant downtown, first floor spaces should be
designed with adequate ceiling height to accommodate a range of retail and commercial uses,
with commercial entries being located at street level. Buildings cannot be built to the property
line, but must set back at least five (5) feet from any property line. Building design and height
shall be compatible with the goal of creating a pedestrian oriented arts corridor while providing
incentives for the adaptive reuse of existing historic structures. Building entries must provide
pedestrian weather protection. Design guidelines should provide for pedestrian -scale design
features, differentiating the lower floor from the upper floors of the building. The design of
interior commercial spaces must allow for flexible commercial space, so that individual business
spaces can be provided with individual doorways and pedestrian access directly to the public
sidewalk. The streetscape should receive special attention, using trees, landscaping, and public
art to encourage pedestrian activity. Private development projects should also be encouraged to
integrate art into their building designs. Where single family homes still exist in this area,
development regulations should allow for "live- work" arrangements where the house can
accommodate both a business and a residence as principal uses. Uses supporting the arts center
should be encouraged — such as restaurants, cafes, galleries, live /work use arrangements, and
B &Bs.
Downtown Mixed Commercial. To encourage a vibrant downtown, first floor spaces should be
designed with adequate ceiling height to accommodate a range of retail and commercial uses.,
with commercial entries at street level. Buildings can be built to the property line. Building
heights shall be compatible with the goal of achieving pedestrian scale development. The first
floor of buildings must provide pedestrian weather protection along public sidewalks. Design
guidelines should provide for pedestrian -scale design features, differentiating the lower,
commercial floor from the upper floors of the building. The design of interior commercial spaces
must allow for flexible commercial space, so that individual business spaces can be provided
with individual doorways and pedestrian access directly to the public sidewalk. When the rear of
a property adjoins a residentially - designated property, floor area that is beyond 90 feet from the
commercial street frontage can be used for residential use. Where single family homes still exist
in this area, development regulations should allow for "live- work" arrangements where the house
can accommodate both a business and a residence as principal uses.
Downtown Mixed Residential. In this area, commercial uses would be allowed but not required
(i.e. buildings could be entirely commercial or entirely residential, or anything in between).
Height and design of buildings shall conform to the standards of the Downtown Mixed
Commercial District. Buildings facing the Dayton Street corridor should provide a pedestrian -
friendly streetscape, providing pedestrian amenities and differentiating the ground floor from
upper building levels.
Downtown Master Plan. The properties between SR -104 and the railroad, including Harbor
Square, the Edmonds Shopping Center (former Safeway site), and extending past the Commuter
Rail parking area up to Main Street. This area is appropriate for design- driven master planned
development which provides for a mix of uses and takes advantage of its strategic location
between the waterfront and downtown. The location of existing taller buildings on the
waterfront, and the site's situation at the bottom of "the Bowl," could enable a design that
provides for higher buildings outside current view corridors. Any redevelopment in this area
36 Land Use
should be oriented to the street fronts, and provide pedestrian - friendly walking areas, especially
along Dayton and Main Streets. Development design should also not ignore the railroad side of
the properties, since this is an area that provides a "first impression" of the city from railroad
passengers and visitors to the waterfront. Art work, landscaping, and modulated building design
should be used throughout any redevelopment project.
Shoreline Commercial. The waterfront, west of the railroad tracks between the public beaches
and the Port (currently zoned CW). Consistent with the City's Shoreline Master Program, this
area should allow a mix of public uses, supporting commercial uses, and water - oriented and
water - dependent uses. Building heights shall be compatible with the goal of achieving pedestrian
scale development while providing incentives to encourage public view corridors. Roof and
building forms should be an important consideration in design guidelines for this area, because of
its high sensitivity and proximity to public open spaces. Redevelopment should result in singular,
landmark buildings of high quality design which take advantage of the visibility and physical
environment of their location, and which contribute to the unique character of the waterfront.
Pedestrian amenities and weather protection must be provided for buildings located along public
walkways and street fronts.
Master Plan Development. The waterfront area south of Olympic Beach, including the Port of
Edmonds and the Point Edwards and multi modal developments. This area is governed by master
plans for the Port of Edmonds, Point Edwards, and the Edmonds Crossing project as described in
an FEIS issued on November 10, 2004. These areas are also developed consistent with the City's
Shoreline Master Program, as it applies.
Downtown Convenience Commercial. This is the south end of 5th Ave, south of Walnut.
Commercial uses would be required on the first floor, but auto - oriented uses would be permitted
in addition to general retail and service uses. To encourage a vibrant downtown, first floor spaces
should be designed with adequate ceiling height to accommodate a range of retail and
commercial uses. Weather protection would still be required, but to a lesser degree than the retail
core and only when the building was adjacent to the sidewalk. Height and design of buildings
shall conform to the standards of the Downtown Mixed Commercial District. When the rear of a
property adjoins a residentially- designated property, floor area that is beyond 90 feet from the
commercial street frontage can be used for residential use.
Planned Residential- Office. Several properties lie along the railroad on the west side of Sunset
Ave between existing commercial zoning and Edmonds Street. This area is appropriate for
master planned development which provides for a mix of small -scale office and residential uses
which provide a transition from the more intensive commercial uses along Main Street and the
residential uses along Sunset Ave. Because the area of this designation is located adjacent to
commercial development to the south, the railroad to the west, and is near both multiple family
and single - family residential development, this area should act as a transition between theses
uses. Building design for this area should be sensitive to the surrounding commercial, multiple
family and single - family character. Due to the steeply sloping nature of the properties, building
heights shall generally be limited to two stories above Sunset Avenue.
Land Use 37
Downtown Design Objectives. As a companion to the districts outlined above, general design
objectives are included for the downtown waterfront area. These objectives are intended to
encourage high quality, well designed projects to be developed in the downtown waterfront area
that reflect the values of the citizens of Edmonds.
1. SITE DESIGN
The development of parking lots, pedestrian walkways and landscaping features is an integral
part of how a building interacts with its site and its surrounding environment. Good design and
site planning improves access by pedestrians, bicycles and automobiles, minimizes potential
negative impacts to adjacent development, reinforces the character and activities within a
district and builds a more cohesive and coherent physical environment.
Vehicular Access and Parking
a. Minimize the number of driveways (curb cuts) in order to improve pedestrian, bicycle and auto
safety by reducing the number of potential points of conflict. When alleys are present, these are
the preferred method of providing vehicular access to a property and should be used unless there
is no reasonable alternative available.
b. Design site access and circulation routes with pedestrians' comfort and ease of access in mind.
c. Create adequate parking for each development, but keep cars from interfering with the
pedestrian streetscape.
d. Create parking lots and building service ways that are efficient and safe for both automobiles
and pedestrians, but that do not disrupt the pedestrian streetscape.
e. Provide safe routes for disabled people.
Pedestrian Access and Connections
a. Improve streetscape character to enhance pedestrian activity in downtown retail, general
commercial, and residential areas.
b. Improve pedestrian access from the street by locating buildings close to the street and
pedestrian sidewalks, and defining the street edge. Cross walks at key intersections should be
accentuated by the use of special materials, signage or paving treatments.
c. In all of the retail and commercial downtown districts, pedestrian access to buildings should be
maximized, enabling each retail or commercial space at street level to be
directly accessed from the sidewalk.
d. Encourage the use of mass transit by providing easy access to pleasant
waiting areas.
Building Entry Location
a. Create an active, safe and lively street -edge.
b. Create a pedestrian friendly environment.
c. Provide outdoor active spaces at the entry to retail /commercial uses.
d. Commercial building entries should be easily recognizable and oriented to
the pedestrian streetscape by being located at sidewalk grade.
Building Setbacks
a. Provide for a human, pedestrian - friendly scale for
downtown buildings.
b. Create a common street frontage view with enough
repetition to tie each site to its neighbor.
38 Land Use
c. Provide enough space for wide, comfortable and safe pedestrian routes to encourage travel by
foot.
d. Create public spaces to enhance the visual attributes of the development and encourage
outdoor interaction.
Building/Site Identity
a. Do not use repetitive, monotonous building forms and massing in large mixed use or
commercial projects.
b. Improve pedestrian access and way - finding by providing variety in building forms, color,
materials and individuality of buildings.
c. Retain a connection with the scale and character of the Downtown Edmonds through the use of
similar materials, proportions, forms, masses or building elements.
d. Encourage new construction to use design elements tied to historic forms or patterns found in
downtown.
Weather Protection
a. Provide a covered walkway for
pedestrians traveling along public
sidewalks in downtown.
b. Protect shoppers and residents from
rain or snow.
c. Provide a covered waiting area and
walkway for pedestrians entering a
building, coming from parking spaces and
the public sidewalk.
Lighting
a. Provide adequate illumination in all areas used by pedestrians, including building entries,
walkways, bus stops, parking areas, circulation areas and other open spaces to ensure a feeling of
security.
b. Special attention should be paid to providing adequate public lighting to encourage and
support nighttime street activity and safety for pedestrians.
c. Minimize potential for light glare to reflect or spill off -site.
d. Create a sense of welcome and activity.
Signage
a. Protect the streetscape from becoming cluttered.
b. Minimize distraction from the overuse of advertisement elements.
c. Provide clear signage to identify each distinct property or business and
to improve orientation and way - finding downtown.
d. Use graphics or symbols to reduce the need to have large letters.
e. Lighting of signs should be indirect or minimally backlit to display
lettering and symbols or graphic design instead of broadly lighting the
face of the sign.
f. Signage and other way - finding methods should be employed to assist
citizens and visitors in finding businesses and services.
P . Signage should be given special consideration when it is consistent
with or contributes to the historic character of sites on the Edmonds Register of Historic Places.
Land Use 39
Site Utilities, Storage,
Trash and Mechanical
a. Hide unsightly utility boxes, outdoor storage of equipment, supplies, garbage, recycling and
composting.
b. Minimize noise and odor.
c. Minimize visual intrusion.
d. Minimize need for access /paving to utility areas
Art and Public Spaces
a. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be
provided as a normal part of the public streetscape. Whenever possible, these elements should be
continued in the portion of the private streetscape that adjoins the public streetscape.
b. Art should be integrated into the design of both public and private developments, with
incentives provided to encourage these elements.
c. In the Arts Center Corridor, art should be a common element of building design, with greater
design flexibility provided when art is made a central feature of the design.
2. BUILDING FORM
Building height and modulation guidelines are essential to create diversity in building forms,
minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance
with policies in the city's Comprehensive Plan. Protecting views.from public parks and building
entries as well as street views to the mountains and Puget Sound are an important part of
Edmonds character and urban form.
Height'
a. Maintain the human, pedestrian scale and character of historic Edmonds.
b. Create and preserve a human scale for downtown buildings. Unless more specific provisions
are contained in the descriptions for specific downtown districts, buildings shall be generally two
stories in exterior appearance, design and character. However, height incentives may be adopted
which are consistent with the pedestrian scale of downtown Edmonds and which provide
additional height — not to exceed three stories in appearance — in exchange for a clear public
benefit such as dedicated public spaces, amenities or design features which enhance the public
streetscape or preserve, create or enhance views from public property. Note that the Downtown
Master Plan district described on pages 36 -37 could allow a design which provides for higher
buildings outside current view corridors.
c. Preserve public view corridors along east -west downtown streets — such as Main Street and
Dayton Street — that afford views to the mountains and Puget Sound to the west.
The downtown area of Edmonds is the city's signature commercial and public core and helps define the character
of our community. Change is necessary to balance mixed use development and achieve high quality retail and
commercial spaces while not losing the city's character. Therefore, the program of height incentives referenced
above will be developed during 2005 for final implementation in conjunction with the City's 2005 comprehensive
plan updates. The development process will include planning sessions in which the public, business persons,
design professionals and developers all participate.
40 Land Use
Massing
a. Large building masses shall be avoided in the downtown waterfront activity center. Large
building masses should be subdivided vertically and/or horizontally to replicate the smaller scale
streetscape elements found along downtown's pedestrian streets.
b. Require human scale elements in building design that reinforce the difference between the
pedestrian streetscape and the upper levels of a building.
c. Use combinations of other techniques, such as roof and wall modulation or combinations of
different wall materials with windows and trim, to break up apparent building masses into
smaller elements. When the size or configuration of a site does not lend itself to varying building
mass, these alternative techniques should be employed to obtain a pedestrian - friendly result.
Roof Modulation
a. Use combinations of roof types and decorative elements such as parapets or architectural
detailing to break up the overall massing of the roof and add interest to its shape and form.
b. Create and reinforce the human scale of the building.
c. Use roof forms to identify different programs or functional areas within the building.
d. Provide ways for additional light to enter the building.
e. Encourage alternate roof treatments that improve and add interest to building design. Features
such as roof gardens, terraces, and interesting or unique architectural forms can be used to
improve the view of buildings from above as well as from the streetscape.
Wall Modulation
a. Create a pedestrian scale appropriate to Edmonds.
b. Break up large building masses and provide elements that accentuate the human scale of a
facade.
c. Avoid blank, monotonous and imposing building facades.
d. Design the building to be compatible with the surrounding built environment.
e. Encourage designs that let more light and air into the building.
3. BUILDING FACADE
Building facade guidelines ensure that the exterior of buildings, the portion of buildings that
defines the character and visual appearance of a place, is of high quality and demonstrates the
strong sense of place and integrity valued by the residents of the City of Edmonds.
Facade Requirements
a. Improve the pedestrian environment in the Downtown
retail /commercial area by differentiating the pedestrian- oriented street
level of buildings from upper floors.
b. Ensure diversity in design.
c. Reinforce historic building patterns found in Downtown Edmonds.
d. Provide a human scale streetscape, breaking up long facades into
defined forms that continue a pattern of individual and distinct tenant
spaces in commercial and mixed use areas.
e. Improve the visual and physical character and quality of Downtown
Edmonds.
f. Create individual identity in buildings.
Land Use 41
Window Variety and Articulation
a. Windows help define the scale and character of the building. In
the retail and mixed commercial districts, building storefronts must
be dominated by clear, transparent glass windows that allow and
encourage pedestrians to walk past and look into the connnercial
space.
b. Upper floors of buildings should use windows as part of the
overall design to encourage rhythm and accents in the facade.
Building Facade Materials
A. The materials that make up the exterior facades of a building
also help define the scale and style of the structure and provide
variation in the facade to help reduce the bulk of larger buildings. From the foundation to the
roof eaves, a variety of building materials can reduce the scale and help define a building's style
and allows the design of a building to respond to its context and client's needs. It is particularly
important to differentiate the lower, street level of a building from the upper floors that are less
in the pedestrian's line of sight.
Accents /Colors/Trim
A. Applied ornament and architectural detail, various materials and colors applied to a facade as
well as various decorative trim/surrounds on doors and windows provide variation in the scale,
style and appearance of every building facade. Awnings and canopies also add to the interest and
pedestrian scale of downtown buildings. The objective is to encourage new development that
provides:
• Compatibility with the surrounding environment,
• Visual interest and variety in building forms,
• Reduces the visual impacts of larger building masses,
• Allows identity and individuality of a project within a neighborhood.
92 Land Use
Medical /Highway 99 Activity Center and Highway 99 Corridor
The Medical /Highway 99 activity center is intended to encourage the development of a
pedestrian and transit oriented area focused on two master planned developments, Stevens
Hospital and Edmonds - Woodway High School, with a related high- intensity development
corridor along Highway 99. Highway 99 is characterized by a corridor of generally commercial
development with less intense uses or designed transitions serving as a buffer between adjacent
neighborhoods. In contrast, the overall character of the mixed use activity center is intended to be
an intensively developed mixed use, pedestrian - friendly environment, in which buildings are
linked by walkways served by centralized parking, and plantings and landscaping promote
pedestrian activity and a park -like atmosphere. In addition to the general goals for activity
centers, the Medical/Highway 99 activity center is intended to achieve the following goals:
A. Goals for the Medical/Highway 99 Activity Center.
• To expand the economic and tax base of the City of Edmonds by providing
incentives for business and commercial redevelopment in a planned activity center;
• Provide for an aesthetically pleasing business and residential community consisting
of a mixed use, pedestrian- friendly atmosphere of attractively designed and
landscaped surroundings and inter - connected development;
• Recognize and plan for the distinct difference in opportunities and development
character provided by the Highway 99 corridor versus the local travel and access
patterns on local streets;
• Promote the development of a mixed use area served by transit and accessible to
pedestrians;
• To provide a buffer between the high- intensity, high -rise commercial areas along SR
99 and the established neighborhoods and public facilities west of 76th Avenue
West;
• To discourage the expansion of strip commercial development and encourage a
cohesive and functional activity center that allows for redevelopment that mixes
multiple dwelling units, offices, retail, and business uses, along with public facilities;
• To provide a pleasant experience for pedestrians and motorists along major streets
and in a planned activity center, and provide a gateway along 212th Street SW into
the City of Edmonds;
• To provide an integrated network of pedestrian and bicycle circulation that connects
within and through the activity center to existing residential areas, the high school,
the hospital, and transit services and facilities.
Land Use 43
Within the activity center, policies to achieve these goals include the following:
A.I. Provide street trees, buffers, and landscape treatments which encourage and
support an attractive mixed use pattern of development characterized by
pedestrian walkways and centralized parking. Use these same features, in concert
with site and building design, to provide a transition from higher - intensity mixed
use development to nearby single family residential areas.
A.2. Provide a more efficient transportation system featuring increased bus service,
pedestrian and bicycle routes as well as adequate streets and parking areas.
Transit service should be coordinated by transit providers and take advantage of
links to future high- capacity transit that develops along corridors such as
Highway 99.
A.3. Development should be designed for both pedestrian and transit access.
A.4. Encourage a more active and vital setting for new retail, office, and service
businesses, supported by nearby residents and visitors from other parts of the
region.
A.5. Support a mix of uses without encroaching into single family neighborhoods.
Uses adjoining single family neighborhoods should provide transitions between
more intensive uses areas through a combination of building design, landscaping
and visual buffering, and pedestrian -scale streetscape design.
A.6. Uses adjoining the Highway 99 Corridor should provide more intensive levels of
mixed use development, including higher building heights and greater density.
However, pedestrian linkages to other portions of the activity center — and
adjoining focus areas along the Highway 99 Corridor— should still be provided
in order to assist pedestrian circulation and provide access to transit.
A.7. In some cases, heavy commercial development (e.g. wholesale or light industrial
uses) may still be appropriate where these uses are separated from residential
uses.
44 Land Use
Goals for the Highway 99 Corridor.
Highway 99 occupies a narrow strip of retail and commercial uses bounded by
residential neighborhoods. Historically, the corridor has developed in a patchwork of
uses, without a clear focus or direction. To improve planning for the future of the
corridor, the City established a task force in 2003 -2004, resulting in the Highway 99
Enhancement Report and a related economic analysis. During this process, local
residents were contacted and asked to participate in two focus groups to identify current
problems and future aspirations for the corridor. After this preliminary survey with the
residents, the City invited business owners to participate in two charrette meetings to
brainstorm ideas and evaluate possible ways to induce redevelopment in the area. After
concepts were developed, Berk & Associates, an economics consultant, performed a
market assessment of the enhancement strategy. The following diagram summarizes the
general approach that resulted from this work: a series of focus areas providing identity
and a clustering of activity along the corridor, providing opportunities for improved
economic development while also improving linkages between the corridor and
surrounding residential areas.
Focus Areas along the Corridor
Four themes and four areas emerged
as particularly interesting along the
corridor. Each one of these areas
represents a sub system with
specific traffic, access and
pedestrian characteristics as well as
development goals and character.
2t61t1 St
Hospital Community
and Family Retail
Center
22(r, St
From the north to the south we international District'
recognize the following areas:
• The Hospital Community and
Family Retail Center: 2301 St
• The "International District"
area;
• The Residential Area 224` St
Retail Center:
• The Commercial
Redevelopment /Hotels 238" St
Improvement Area.
St
224° St
s
U
r�
2:12 "' St
Residential Area
Retail Center
Commercial
Redevelopment/Hotels
Improvement Area
Land Use 45
With this background in mind, specific goals for the Highway 99 Corridor include:
• Improve access and circulation. Access to businesses for both pedestrians and
automobiles is difficult along major portions of the corridor. The inability of pedestrians
to cross the street and for automobiles to make safe turns is a critical limitation on
enhanced development of the corridor into a stronger economic area. Better pedestrian
crossings are also needed to support transit use, especially as Highway 99 becomes the
focus of future high capacity transit initiatives.
The City should consider the different sections along the corridor and emphasize their
unique opportunities rather than view the corridor as an undifferentiated continuum.
Street improvements and, in some cases regulatory measures can encourage these efforts.
Focus on specific nodes or segments within the corridor. Identity elements such as
signage should indicate that the corridor is within the City of Edmonds, and show how
connections can be made to downtown and other Edmonds locations.
• Encourage development that is sensitive to surrounding neighborhoods. During the
City's Highway 99 Task Force work, residents noted that they needed a number of
services that are not presently provided along the corridor. This can provide an
opportunity that might be part of a larger business strategy. At the same time, new
development should contribute to the residential quality of the adjacent neighborhoods.
Encourage a variety of uses and building types. A variety of uses and building types is
appropriate to take advantage of different opportunities and conditions. For example, a
tall hotel or large scale retail development may be an excellent addition to the south of
the corridor while some small restaurants and convenience shops might cater to hospital
employees, trail users and local residents near 216th Street SW. Where needed, the City
should consider zoning changes to encourage mixed use or taller development to occur.
Within the Highway 99 corridor, policies to achieve these goals include the following:
B.1. Provide a system of "focus areas" along the corridor which provide opportunities
for clusters of development, or themed development areas. Providing focus
points for development is intended to help encourage segmentation of the long
Highway 99 corridor into distinct activity nodes which will encourage an
Edmonds character and identity for the corridor. Concepts for the different focus
areas identified on the previous page include the following:
46 Land Use
The "Hospital Community and Family Retail
Center" would be positioned to take
advantage of its proximity to the many
hospital and related medical services in the
area and it would be easily reachable from
the Interurban trail.
The idea of an "International District " is
organized around the internationalflavor of
development in the area combined with the
concepts of visibility and internal
connection. Access to the "District" is
marked by specific gateways, and the many
focal points for activity in the area (and the
new development in between) are connected
with a strong pedestrian corridor.
The "Residential Area Retail Center"
concept allows_for mixed use development
while providing access and services to
adjacent residential neighborhoods.
Similar mixed use development, linked to
surrounding neighborhoods, could occur in
the "Commercial Redevelopment /Hotels
Improvement Area. " In addition, this area
has the potential to provide large sites
suitable for larger commercial or mixed use
development, such as hotels or large retail
complexes. Internal circulation between sites
is a key to development.
,J
11fl i t t i i• .ti t�.MNntrDsn Traq
ESi -�
,,. ,A
w
New Nara use rMTM
/TESIDEINTIAL /RETAIL RMCAFTIAL
/MlT1D1'MEN77 _!tA1� i .
f5r -Tt.,i
Ertzran
E IAL COUPLEY �r
"f"'TT,HT Wxr.
REDWE SPEED
YIPROW TRAFFX Y•�.},
ACOESS "� .�Y j
ANDPEOESTTWVI
ENYOROMIIfNT �� •• R•'
71TNSr
=rrr
A/NEAS WTH
MAPRONED TRAFFK
Y;. y AND PEDESTRIAN
j 1 ACCESSfRON
RESfNRDALLA
b AACAS
238th St FV -P-
r. r
240th St
�h n.
t7
r
Land Use 47
B.2. Provide for pedestrian access and circulation within development focus areas,
while coordinating with high- capacity transit along the Highway 99 corridor.
B.3. Use traffic signals, access management, and rechannelization to facilitate
pedestrian, business, and residential access while maintaining traffic capacity
along SR 99. The City should work collaboratively with WSDOT on these
issues, and to develop a circulation management plan. In some cases the impacts
of the traffic signals can be enhanced by access management, rechannelization
and other measures.
B.4. New development should be high - quality and varied — not generic — and include
amenities for pedestrians and patrons.
B.S. Protect residential qualities and connect businesses with the local community.
Pedestrian connections should be made available as part of new development to
connect residents to appropriate retail and service uses.
B.6. New development should be allowed and encouraged to develop to the fullest
extent possible while assuring that the design quality and amenities provided
contribute to the overall character and quality of the corridor. Where intense
development adjoins residential areas, site design (including buffers,
landscaping, and the arrangement of uses) and building design should be used to
minimize adverse impacts on residentially -zoned properties.
B.7. Make the corridor more attractive and pedestrian- friendly (e.g., add trees and
landscaping) through a combination of development requirements and — when
available — public investment.
B.B. Route auto traffic to encourage efficient access to new and existing development
while minimizing impacts to surrounding residential neighborhoods.
B.9. Upgrade the architectural and landscape design qualities of the corridor.
Establish uniform signage regulations for all properties within the corridor area
which provide for business visibility and commerce while minimizing clutter and
distraction to the public.
B.10. The City will encourage the retention of commercial uses which provide high
economic benefit to the city, such as new auto dealerships, and encourage these
types of uses to locate within the Highway 99 Corridor. When these uses are
proposed to be located within one of the corridor focus areas, these uses should
also comply with the goals and policies outlined for each focus area.
B.11. Within the Corridor, highrise nodes should be located to provide for maximum
economic use of suitable commercial land. Highrise nodes should be:
B.11.a. Supported by adequate services and facilities;
48 Land Use
B.IL b. Designed to provide a visual asset to the community through the use of
distinctive forms and materials, articulated facades, attractive
landscaping, and similar techniques.
B.IL c. Designed to take advantage of different forms of access, including
automobile, transit and pedestrian access.
B.11.d. Designed to provide adequate bufferingfrom lower intensity uses and
residential neighborhoods.
Master Planned Development
Master Planned Developments are areas dominated by a special set of circumstances which allow
for a highly coordinated, planned development, with phasing over time. These master plans
describe a special purpose and need for the facilities and uses identified, and provide a clear
design which fits with the character of their surroundings. The master plans describe the land use
parameters and relationships to guide future development on the sites (height, bulk, types and
arrangements of uses, access and circulation). All development within areas identified in each
master plan shall be consistent with the provisions of the master plan. When located within a
designated activity center, development within a master plan area shall be consistent with the
goals and policies identified for the surrounding activity center. The following Master Plans are
adopted by reference:
A. Edmonds - Woodway High School
B. Stevens Hospital
C. City Park
D. Pine Ridge Park
E. Southwest County Park
F. The Edmonds Crossing project, as identified in the Final EIS for Edmonds Crossing
issued on November 10, 2004.
In addition to the master plans listed above, master plans can also be implemented through
zoning contracts or other implementation actions, rather than being adopted as part of the plan. In
these cases, the master plan must still be consistent with the comprehensive plan goals and
policies for the area.
Land Use 49
Residential Development
A. The City of Edmonds is unique among cities in Washington state. Located on the shores
of Puget Sound, it has been able to retain (largely through citizen input) a small town,
quality atmosphere rare for cities so close to major urban centers. The people of
Edmonds value these amenities and have spoken often in surveys and meetings over the
years. The geographical location also influences potential growth of Edmonds. Tucked
between Lynnwood, Mountlake Terrace and Puget Sound, the land available for
annexation and development is limited.
Living standards in Edmonds are high, and this combined with the limited development
potential, provides the opportunity for constructive policy options to govern future
development. This will ensure an even better quality of life for its citizens.
Edmonds consists of a mixture of people of all ages, incomes and living styles. It
becomes a more humane and interesting city as it makes room for and improves
conditions for all citizens.
When the City's first comprehensive plan completed under the State Growth
Management Act was adopted in 1995, the City adopted plan designations for single
family areas that were based in large measure on historical development patterns, which
often recognized development limitations due to environmentally sensitive areas (slopes,
landslide hazards, streams, etc.).
In the years since the first GMA comprehensive plans were approved by local
jurisdictions, there have been a number of cases brought before the State's GMA
Hearings Boards. The direction provided by the GMA and these subsequent
"elaborations" via the Hearings Board challenges can be summarized as:
1. The GMA requires 4 dwelling units per acre as the minimum urban residential
density in urban areas such as Edmonds.
2. All land within the urban area must be designated at appropriate urban densities.
Calculating average density across an entire subarea or city does not meet this test — for
example you cannot use higher- density multi family areas in one part of a city to justify
lower - density single family areas elsewhere in the city.
The GMA Hearings Board decision in Bremerton, et al. v. Kitsap County, CPSGMHI3
Case #495- 3 -0039c (Final Decision and Order, October 6, 1995, p.35) includes this
statement:
The Board instead adopts as a general rule a "bright line " at four net dwelling
units per acre. Any residential pattern at that density, or higher, is clearly
compact urban development and satisfies the low end of the range required by
the Act. Any larger urban lots will be subject to increased scrutiny by the Board
to determine if the number, locations, configurations and rationale for such lot
sizes complies with the goals and requirements of the Act, and the jurisdiction's
50 Land Use
ability to meet its obligations to accept any allocated share of county -wide
population. Any new residential land use pattern within a UGA that is less
dense is not a compact urban development pattern, constitutes urban sprawl,
and is prohibited. There are exceptions to this general rule. For example, I- or
2.5 -acre lots may be appropriate in an urban setting in order to avoid excessive
development pressures on or near environmentally sensitive areas. However,
this circumstance can be expected to be infrequent within the UGA and must not
constitute a pattern over large areas.
With this as background, the City's review and update of its comprehensive plan has
attempted to combine an assessment of its large lot zoning (RS -12, RSW -12 and RS -20)
with an update of its critical areas inventories and regulations. The inventories, based on
data available from City and other sources, were not available to the City when the 1995
comprehensive plan was adopted. These inventories provide information necessary to
refine the City's single family plan designations and comprehensive plan map.
In preparing its updated comprehensive plan map, an overlay was done of the 2004
critical areas inventory with currently designated large lot single family areas. City staff
analyzed the pattern of critical areas compared with land use designations, and applied
the following logic to identify areas that could and could not be justified for continuing
to be designated for large lot single family development.
1. Staff used the city's GIS system to overlay the preliminary critical areas
inventory with existing zoning (which is consistent with the current
comprehensive plan).
2. In reviewing the existing large -lot plan and zoning designations (plan
designations of "Single Family — Large Lot" equate to RS -12, RSW -12, or RS -20
zoning), the location of large -lot designations was compared to patterns of
critical areas.
3. Patterns of critical areas — i.e. where combinations of critical areas were present
(e.g. slopes and habitat, or streams and wetlands, etc.) or where extensive areas
were covered by critical areas — were considered sufficient justification to
continue large -lot single family designations. Larger lot sizes provide more
opportunity to avoid disturbance of existing natural features — particularly
vegetative cover — and provide an opportunity to maintain linkages between
critical areas and habitat. Larger lots sizes in areas subject to landslide hazard
also reduce the need to disturb existing vegetation and slopes, and also reduce
the probability that continued slide activity will harm people or residences. This
approach is consistent with the logic and analysis contained in the City's Best
Available Science Report (EDAW, November 2004) accompanying the adoption
of the City's updated critical areas regulations.
4. Small, isolated critical areas were not considered sufficient to justify continued
large -lot single family designations.
Land Use 51
Lots where the designation is to be changed are grouped by subdivision or
neighborhood segment, so that streets or changes in lot pattern define the
boundaries.
6. In at least a couple of situations, areas were included for re- designation when the
development pattern indicated that a substantial number of lots already existed
that were smaller than 12,000 sq. ft. in area.
7. Where patterns of critical areas exist, at least a tier of lots (using similar
groupings as those used in #5 above) is maintained bordering the critical areas.
This is based on the following logic:
As the Best Available Science Report and updated critical areas regulations
indicate, the City's intent is to take a conservative approach to protecting critical
areas. Relatively large buffers are proposed (consistent with the science), but
these are balanced by the ability of existing developed areas to continue infill
activity in exchange for enhancing critical areas buffers. The goal is to obtain
enhanced protection of resources within the city, while recognizing infill
development must continue to occur. However, a conservative approach to
resource protection implies that the City be cautious in making wholesale
changes in zoning that could result in more development impacts to critical
areas. This is particularly true since the buffers proposed in the new regulations
are substantial increases over previous regulations; without larger lot sizes in
areas that are substantially impacted by critical areas, there would be little or no
opportunity to mitigate critical areas impacts — especially when surrounding
areas have already been developed.
Caution is also needed considering that the mapped inventory is based on general
sources from other agencies and is likely to underestimate the amount of steep
slopes, for example.
Following this work, a map of proposed changes was prepared which identified single
family large lot zones that could not be justified based on the presence of critical areas.
These areas (comprising over 500 acres) have been re- designated as either Single Family
— Urban 3 or Single Family Master Plan in the updated comprehensive plan.
Current Plan Designation
Proposed Plan
Designation
Corresponding
Zoning
Single Family _Small Lot
Single Family — Urban 1
........ ................_..
RS -6 RS -8
........�- ...._......_..
__ ... ........... ...... ............ . .... _.._. ....
.... ........_Single Fami_ly...- Urban 2
RS -8
_Single Family....— Urban.._3............_.
...._RS -10*
_Single Family — Large Lot
Single Family — Resource
RS -12, RSW -12, RS_20_
Single Family Master Plan
Single Family Master Plan
* RS -10 would be anew zoning classification, providing for a minimum lot size of 10,000 sq. ft.
52 Land Use
The densities that correspond to these plan and zoning designations are summarized in
the following table:
Plan Designation
Zoning Classification
Maximum Density
(Net Density)
Single Family — Urban 1
RS -6
7.3 DU /Acre
RS -8
5.5 DU /Acre
Single Family — Urban 2
RS -8
5.5 DU /Acre
Single Family — Urban 3
RS -10
4.4 DU /Acre
Single Family — Urban
RS -6 or RS -8 with Master
5.5 or 7.3 DU /Acre
Master Plan
Plan overlay _
Single Family — Resource
RS -12, RSW -12
3.7 DU /Acre
RS -20
2.2 DU /Acre
The "Single Family — Urban Master Plan" designation would only apply to the area lying
along the south side of SR -104 north of 228'h Street SW; properties seeking to develop
at the higher urban density lot pattern would need to be developed according to a master
plan (such as through a PRD) that clearly indicated access and lot configurations that
would not result in traffic problems for SR -104.
B. Goal. High quality residential development which is appropriate to the diverse lifestyle
of Edmonds residents should be maintained and promoted. The options available to the
City to influence the quality of housing for all citizens should be approached realistically
in balancing economic and aesthetic considerations, in accordance with the following
policies:
B.1. Encourage those building custom homes to design and construct homes with
architectural lines which enable them to harmonize with the surroundings,
adding to the community identity and desirability.
B.2. Protect neighborhoods from incompatible additions to existing buildings that do
not harmonize with existing structures in the area.
B.3. Minimize encroachment on view of existing homes by new construction or
additions to existing structures.
B.4. Support retention and rehabilitation of older housing within Edmonds whenever
it is economically feasible.
Land Use 53
B.5. Protect residential areas from incompatible land uses through the careful control
of other types of development and expansion based upon the following
principles:
B.5.a. Residential privacy is a fundamental protection to be upheld by local
government.
B.5.b. Traffic not directly accessing residences in a neighborhood must be
discouraged.
B. S. c. Stable property values must not be threatened by view, traffic or land
use encroachments.
B.5.d. Private property must be protected from adverse environmental impacts
of development including noise, drainage, traffic, slides, etc.
B.6. Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, vegetation and drainage.
C. Goal. A broad range of housing types and densities should be encouraged in order that a
choice of housing will be available to all Edmonds residents, in accordance with the
following policies:
C.1. Planned Residential Development. Provide options for planned residential
development solutions for residential subdivisions.
C.La. Encourage single-family homes in a PRD configuration where
significant benefits for owner and area can be demonstrated (trees,
view, open space, etc.).
C.I. b. Consider attached single-family dwelling units in PRD's near downtown
. and shopping centers as an alternative to multiple family zoning.
C.2. Multiple. The City's development policies encourage high quality site and
building design to promote coordinated development and to preserve the trees,
topography and other natural features of the site. Stereotyped, boxy multiple unit
residential (RM) buildings are to be avoided.
C.2.a. Location Policies.
C.2.a.i. RM uses should be located near arterial or collector streets.
C.2.b. Compatibility Policies.
C.2.b.i. RM developments should preserve the privacy and view of
surrounding buildings, wherever feasible.
C.2.b.ii. The height of RM buildings that abut single family
residential (RS) zones shall be similar to the height
permitted in the abutting RS zone except where the existing
vegetation and /or change in topography can substantially
screen one use from another.
54 Land Use
C.2.b. iii. The design ofRM buildings located next to RS zones should
be similar to the design idiom of the single family residence.
C.2.c. General Design Policies.
C.2.c.i. The nonstructural elements of the building (such as decks,
lights, rails, doors, windows and window easements,
materials, textures and colors) should be coordinated to
carry out a unified design concept.
C.2.c.ii. Site and building plans should be designed to preserve the
natural features (trees, streams, topography, etc) of the site
rather than forcing the site to meet the needs of the imposed
plan.
C.3. Mobile Homes. Update design standards to ensure quality parks heavily
landscaped both for screening exterior and for appearance of interior.
Commercial Land Use
A. General. Past and present commercial development in the City of Edmonds has been
oriented primarily to serving the needs of its citizens. It also has attempted to offer a
unique array of personalized and specialty type shopping opportunities for the public. In
the downtown area, the Milltown shopping arcade is an excellent example of this type of
development. It is essential that future commercial developments continue to harmonize
and enhance the residential small town character of Edmonds that its citizens so strongly
desire to retain. By the same token, the City should develop a partnership with business,
citizens and residents to help it grow and prosper while assisting to meet the various
requirements of the City's codes and policies.
The Highway 99 arterial has been recognized historically as a commercial district which
adds to the community's tax and employment base. Its economic vitality is important to
Edmonds and should be supported. Commercial development in this area is to be
encouraged to its maximum potential.
The following sections describe the general goals and policies for all commercial areas,
followed by the additional goals and policies that specific commercial areas must also
meet.
B. Goals for Commercial Development: Commercial development in Edmonds shall be
located to take advantage of its unique locational opportunities while being consistent
and compatible with the character of its surrounding neighborhood. All commercial
development should be designed and located so that it is economically feasible to operate
a business and provide goods and services to Edmonds residents and tourists in a safe,
convenient and attractive manner, in accordance with the following policies:
Land Use 55
B.1. A sufficient number of sites suited for a variety of commercial uses should be
identified and reserved for these purposes. The great majority of such sites
should be selected from parcels of land already identified in the comprehensive
plan for commercial use and/or zoned for such use.
B.2. Parcels of land previously planned or zoned for commercial use but which are
now or will be identified as unnecessary, or inappropriate for such use by
additional analysis, should be reclassified for other uses.
B.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.4. The design and location of all commercial sites should provide for convenient
and safe access for customers, employees and suppliers.
B.5. All commercial developments should be carefully located and designed to
eliminate or minimize the adverse impacts of heavy traffic volume and other
related problems on surrounding land uses.
B.6. Special consideration should be given to major land use decisions made in
relation to downtown Edmonds.
C. Goals for Community Commercial Areas. Community commercial areas are comprised
of commercial development serving a dual purpose: services and shopping for both local
residents and regional traffic. The intent of the community commercial designation is to
recognize both of these purposes by permitting a range of business and mixed use
development while maintaining a neighborhood scale and design character.
C.1. Permit uses in community commercial areas that serve both the local
neighborhood and regional through - traffic.
C.2. Provide for transit and pedestrian access in addition to the need to accommodate
automobile traffic.
C.3. Provide for the pedestrian -scale design of buildings that are two stories or less in
height and that contain architectural features that promote pedestrian activity.
C.4. Provide pedestrian walkways and transit connections throughout the community
commercial area, assuring connections to nearby residential neighborhoods.
D. Goals for Neighborhood Commercial Areas. Neighborhood commercial areas are
intended to provide services and convenient shopping for local neighborhoods. They are
small in area and building scale (not more than two stories), with an emphasis on
pedestrian access for local residents.
56 Land Use
D.1. Neighborhood scale commercial development (convenience stores) should be
located at major arterial intersections and should be designed to minimize
interference with through traffic.
D.2. Permit uses in neighborhood commercial areas that are intended to serve the
local neighborhood. Mixed use development should be encouraged within
neighborhood commercial areas.
D.3. Provide for transit and pedestrian access, with the provision of facilities for local
automobile traffic. Provide for pedestrian connections to nearby residential
neighborhoods
DA. Provide for the pedestrian -scale design of buildings that are two stories or less in
height and that contain architectural features that promote pedestrian activity.
E. Goals for the Westgate Corridor. The Westgate Corridor is generally located between the
] 001h Avenue W (9th Avenue S) /Edmonds Way intersection and where Edmonds Way
turns north to enter the downtown area. By virtue of this location, this corridor serves as
both a key transportation corridor and as an entry into the downtown. Long - established
neighborhoods lie near both sides of the corridor. The plan for this corridor is to
recognize its multiple functions by providing opportunities for small -scale businesses
while promoting compatible development that will not intrude into established
neighborhoods.
E.1. Development within the Westgate Corridor should be designed to recognize its
role as part of an entryway into Edmonds and the downtown. The overall effect
should be a corridor that resembles a landscaped boulevard and median. The
landscaped median along SR -104 should remain as uninterrupted as possible in
order to promote traffic flow and provide an entry effect.
E.2. Permit uses in planned business areas that are primarily intended to serve the
local neighborhood while not contributing significantly to traffic congestion.
E.3. Provide for transit and pedestrian access to development.
EA. Use design review to encourage the shared or joint use of driveways and access
points by development onto SR -104 in order to support the movement of traffic
in a safe and efficient manner. Site access shall not be provided from residential
streets unless there is no feasible alternative.
E.5. Use design review to ensure that development provides a transition to adjacent
residential neighborhoods. For uses in transitional areas adjacent to single family
neighborhoods, use design techniques such as the modulation of facades, pitched
roofs, stepped -down building heights, multiple buildings, and landscaping to
provide designs compatible with single family development.
Land Use 57
F. Goals for the Edmonds Way Corridor. The Edmonds Way Corridor consists of portions
of Edmonds Way between the 100th Avenue West intersection and Highway 99. This
corridor serves as a key transportation corridor, and also provides a key link between
Edmonds and Interstate 5. Established residential areas lie on both sides of the corridor.
An established pattern of multiple family residential development lies along much of the
corridor, while small -scale businesses can be found primarily near intersections. A major
concern is that the more intensive development that occurs along the corridor should not
interfere with the flow of through traffic or intrude into adjoining established
communities.
F.1. Permit uses in planned multiple family or small -scale business developments that
are designed to minimize contributing significantly to traffic congestion.
F.2. Provide for transit and pedestrian access to development.
F.3. Use design review to encourage the shared or joint use of driveways and access
points by development onto SR -104 in order to support the movement of traffic
in a safe and efficient manner. Site access should not be provided from
residential streets unless there is no feasible alternative.
F.4. Use design review to ensure that development provides a transition to adjacent
residential neighborhoods. For uses in transitional areas adjacent to single family
neighborhoods, use design techniques such as the modulation of facades, pitched
roofs, stepped -down building heights, multiple buildings, and landscaping to
provide designs compatible with single family development. Make use of natural
topography to buffer incompatible development whenever possible.
G. Goals for Sexually Oriented Businesses. These types of businesses are regulated by
specific licensing and operating provisions in the City Code. However, land use and
zoning regulations are also required to mitigate and reduce the adverse secondary effects
of these uses. These secondary effects are detailed in the findings adopted by Ordinance
No. 3117 on October 15, 1996. As commercial uses, sexually oriented businesses should
be limited to areas which can support the traffic and site requirements of these
businesses while also assuring that their adverse secondary effects are mitigated. The
following policies apply to sexually oriented businesses:
G.1. Provide for potential commercial locations within the City for sexually oriented
businesses which will provide at least a minimum separation and buffering
necessary to protect public health and safety.
G.2. Separate the location of sexually oriented businesses from uses that are
incompatible with the secondary effects associated with sexually oriented
businesses. These incompatible uses include residential uses and uses such as
public parks, public libraries, museums, public or private schools, community
centers, and religious facilities. They also include bars and taverns.
58 Land Use
G.3. Adopt specific development regulations, such as lighting, parking and access
provisions, that are designed to reduce or mitigate the secondary effects of
sexually oriented businesses.
GA. Provide a mechanism to monitor, on an annual basis, the availability of potential
sites for the location of sexually oriented businesses.
Industrial Land Use
A. General. Interestingly, industrial development played a major role in the early
development of Edmonds. Sawmills, wharves, log ponds and other wood products
industries lined the Edmonds waterfront at the turn of the twentieth century. However, as
time passed, Edmonds developed into a very attractive residential community and its
once thriving lumber industry faded into oblivion. Today, Edmonds still retains much of
its residential, small town charm despite the large amount of urban development which
has occurred in and around the City during the outward expansion of the Seattle
metropolitan area during the past twenty -five years.
Industrial development in the more traditional sense has not occurred in Edmonds to a
significant degree since its early Milltown days. Most new industry which has located in
the community since the 1950's has been largely of light manufacturing or service
industry nature. Some examples include furniture manufacturing, printing and
publishing, electronic components assembly and health care services.
Future industrial development should be carefully controlled in order to insure that it is
compatible with the residential character of Edmonds. Small scale, business -park
oriented light industries and service related industries should be given preference over
more intensive large scale industries. Great care should be given to carefully siting and
designing all new industrial development in order to fully minimize or eliminate its
adverse off -site impacts.
B. Goal. A select number of industrial areas should be located and developed which are
reasonably attractive and contribute to the economic growth and stability of Edmonds
without degrading its natural or residential living environment, in accordance with the
following policies:
B.1. Light industrial uses should be given preference over heavy industrial uses.
B.2. The clustering of industrial uses in planned industrial parks should be required
when the site is adequate.
B.3. Adequate buffers of landscaping, compatible transitional land uses and open
space should be utilized to protect surrounding land areas from the adverse
effects of industrial land use. Particular attention should be given to protecting
residential areas, parks and other public - institutional land uses.
Land Use 59
BA. All industrial areas should be located where direct access can be provided to
regional ground transportation systems (major State Highways and/or railroad
lines).
Open Space
A. Generally in urban areas a lack of open space has been one of the major causes of
residential blight. This lack has contributed to the movement of people from older
densely developed neighborhoods to peripheral areas still possessing open areas.
Open space must be reserved now for assurance that future settled areas are relieved by
significant open land, providing recreational opportunities as well as visual appeal.
Not all vacant land in the City should be considered desirable or valuable for open space
classification. Therefore, the following set of criteria - standards have been developed for
determining those areas most important for this classification.
B. Goal. Open space must be seen as an essential element determining the character and
quality of the urban and suburban environment, in accordance with the following
policies.
B.1. Undeveloped public property should be studied to determine its suitability and
appropriate areas designed as open space.
B.I.a. No city -owned property should be relinquished until all possible
community uses have been explored.
13.2. All feasible means should be used to preserve the following open spaces:
B.2.a. Lands which have unique scientific or educational values.
B.2.b. Areas which have an abundance of wildlife particularly where there are
habitats of rare or endangered species.
B.2.c. Natural and green belt areas adjacent to highways and arterials with the
priority to highways classified as scenic.
B.2.d. Areas which have steep slopes or are in major stream drainage ways,
particularly those areas which have significance to Edmonds residents
as water sheds.
B.2.e. Land which can serve as buffers between residential and commercial or
industrial development.
B. 2f Bogs and wetlands.
B.2.g. Land which can serve as buffers between high noise environments and
adjacent uses.
B.2.h. Lands which would have unique suitabilityfor.future recreational uses
both passive and active.
60 Land Use
B.2. i. Areas which would have unique rare or endangered types of vegetation.
B.3. Open space should be distributed throughout the urban areas in such a manner
that there is both visual relief and variety in the pattern of development and that
there is sufficient space for active and passive recreation. Provide views and
open space in areas of high density or multiple housing by requiring adequate
setback space and separation between structures.
C. Goal. Edmonds possesses a most unique and valuable quality in its location on Puget
Sound. The natural supply of prime recreational open space, particularly beaches and
waterfront areas, must be accessible to the public, in accordance with the following
policies:
C.1. Edmonds saltwater shorelines and other waterfront areas should receive special
consideration in all future acquisition and preservation programs.
C.2. Provide wherever possible, vehicular or pedestrian access to public bodies of
water.
Soils and Topography
A. General. The natural topography of the city contributes to the environmental amenity of
the community. Many of the remaining undeveloped areas of the city are located on
hillsides or in ravines where steep slopes have discouraged development. These are
frequently areas where natural drainage ways exist and where the second growth forest is
still undisturbed. In some areas, soil conditions also exist which are severely limited for
urban development.
Based on soil and slope analysis for the city, several areas may be identified as
potentially hazardous for urban development. (See report to Environmental
Subcommittee on Soils and Topography, February 3, 1975.)
Some areas which are limited for development are desirable for public recreation, open
spaces, conservation of existing natural features, maintenance of valuable biological
communities and protection of natural storm drainage system.
In some hillside areas, changes in existing soil characteristics because of development,
grading, increased runoff and removal of vegetation may cause severe erosion, water
pollution and flooding with subsequent damage to public and private property.
B. Goal. Future development in areas of steep slope and potentially hazardous soil
conditions should be based on site development which preserves the natural site
characteristics in accordance with the following policies:
Land Use 61
B.1. Large lots or flexible subdivision procedures, such as PRD's, should be used in
these areas to preserve the site and reduce impervious surfaces, cuts and fills.
B.2. Streets and access ways should be designed to conform to the natural
topography, reduce runoff and minimize grading of the hillside.
C. Goal. Development on steep slopes or hazardous soil conditions should preserve the
natural features of the site, in accordance with the following policies:
C.1. Grading and Filling.
C.l.a.. Grading, filling, and tree cutting shall be restricted to building pads,
driveways, access ways and other impervious surfaces.
C.I. b. Grading shall not jeopardize the stability of any slope, or of an adjacent
property.
C.l.c. Only minimal amounts of cut and fill on hillsides exceeding 15% slope
should be permitted so that the natural topography can be preserved.
Fill shall not be used to create a yard on steeply sloped property.
CIA Fill and excavated dirt shall not be pushed down the slope.
C.2. Building Construction.
C.2.a. Buildings on slopes of 15% or greater shall be designed to cause
minimum disruption to the natural topography.
C.2. b. Retaining walls are discouraged on steep slopes. If they are used they
should be small and should not support construction of improvements
which do not conform to the topography.
C. 2. c. Water detention devices shall be used to maintain the velocity of runoff
at predevelopment levels.
C.3. Erosion Control.
C.3. a. Temporary measures shall be taken to reduce erosion during
construction.
C.3. b. Natural vegetation should be preserved wherever possible to reduce
erosion and stabilize slopes, particularly on the downhill property line.
C.3.c. Slopes should be stabilized with deep rooted vegetation and mulch, or
other materials to prevent erosion and siltation of drainage ways.
Water Resources and Drainage Management
A. General. The environmental amenity of the City of Edmonds is greatly enhanced by the
numerous year round streams and the location of the City on Puget Sound. Lake
Ballinger, besides being a well -known landmark, is an important environmental area
because of its ecological benefits and open space quality.
62 Land Use
The storm drainage and stream systems in the Edmonds area are part of the Cedar River
Drainage Basin. There are two sub - basins in the area: McAleer Creek, which drains to
Lake Washington and the Upper Puget Sound sub -basin which drains to Puget Sound.
Urban development in the past has interfered with natural storm drainage systems and
greatly increased the area of impermeable surfaces. It has been necessary to install
culverts, underground drainage courses and other major structures to accommodate
runoff water. Because of climate, topography and soil conditions, severe erosion and
drainage to stream banks may occur with future development.
Urban runoff causes significant decreases in water quality because of the quantity of
pollutants' in the runoff water.
The Urban Runoff and Basin Drainage Study conducted for the River Basin
Coordinating Committee of the Municipality of Metropolitan Seattle indicates that future
development in the Puget Sound and McAleer sub - basins will overburden existing
systems. The water quality in Lake Ballinger is already an urgent and serious problem
because the lake is shallow, contains a high level of nutrients and has seasonal oxygen
deficiencies.
The quality of water in Puget Sound is a less immediate problem but must be considered
in the long term. Both Edmonds and Lynnwood dispose of effluent in the Sound which
has received primary treatment only. Increased recreational use of the waterfront will
have water quality impacts also. Some streams in the City have supported fish runs from
the Sound in the past and many people in the community would like to see a restoration
of these fisheries.
The high costs both financially and environmentally of installation of structures and
alteration of natural systems is an important consideration in planning for environmental
management. Because environmental systems cross political boundaries a high degree of
interlocal cooperation will be necessary to fully utilize funds available through the Water
Pollution Control Act; however, the Act may provide substantial funds in the future for
planning and improvement of facilities.
B. Goal. The City should continue to upgrade the public storm drainage system in order to
protect the man -made and natural environment. In the management of storm drainage and
urban runoff, the City should utilize the natural drainage system where it is possible to
do so without significantly altering the natural drainage ways, in accordance with the
following policies:
B.I. The natural drainage system (i.e., streams, ponds, and marshes) shall not be
filled or permanently culverted except where no other alternative exists.
Temporary culverting of streams shall be permitted during construction where
site conditions present no other alternative. The natural condition should be
restored immediately following construction.
Land Use 63
B.2. Earthmoving equipment shall not cause siltation or deterioration of water
quality. Rechanneling of streams is permitted only when the stream bed location
renders the site undevelopable.
B.3. Imagination and care should be used in the design of retention ponds and other
drainage facilities so that they will blend into the natural environment rather than
detract from it.
B.4. Riprapping of stream banks and gravelling of stream beds is permitted when the
Engineering Department determines that stability or sediment retention is
necessary.
B.5. Decorative ponding, cascading, and building artificial waterfalls are permitted
except in those streams where it would present a barrier to the migration of fish.
B.6. Building foundation and footings shall be no closer than 15 feet to a stream bank
and shall be sited to create minimum disruption to the drainage system.
B.7. The quality and quantity of water leaving a site shall be the same as that entering
the site.
B.8. Retention basins and other devices shall be used to encourage on -site runoff
absorption and prevent overloading of existing drainage systems except in those
areas where it is necessary to remove water from the site quickly due to unstable
soil conditions to prevent earth slides and subsequent danger to life and property.
B.9. Regional retention/detention is generally recognized as a more efficient and
practical method of runoff control and will be given first consideration before
individual on -site systems are allowed as part of development projects. [Ord.
2527, 1985.]
Vegetation and Wildlife
A. General. As Edmonds has urbanized, the natural vegetation has become increasingly
scarce. The city's woodlands, marshes and other areas containing natural vegetation
provide an important resource which should be preserved. Woodlands help stabilize soils
on steep slopes, and act as barriers to wind and sound. Natural vegetation provides
habitat for wildlife. Plants replenish the soil with nutrients. They generate oxygen and
clean pollutants from the air.
The beauty of the natural growth provides pleasing vistas and helps to buffer one
development from another. Areas where natural vegetation exists provide good sites for
nature trails and for other recreational and educational opportunities.
Wildlife is a valuable natural resource that greatly enhances the aesthetic quality of
human life.
64 Land Use
City beaches, breakwaters and pilings represent unique habitats for marine organisms.
"People pressure" continue to destroy many organisms and their habitats each year. The
number and species of organisms is diminishing yearly.
Streams, lakes and saltwater areas offer habitats for many species of migrating and
resident bird life.
Underdeveloped wooded areas and city parks provide habitats for many birds and
mammals.
Many birds and mammals are dependent upon both the upland and beach areas.
B. Goal. The city should ensure that its woodlands, marshes and other areas containing
natural vegetation are preserved, in accordance with the following policies:
B.1. Critical areas will be designated and protected using the best available science
pursuant to RCW 36.70A.172.
B.2. The removal of trees should be minimized particularly when they are located on
steep slopes or hazardous soils. Subdivision layouts, buildings and roads should
be designed so that existing trees are preserved.
B.3. Trees that are diseased, damaged, or unstable should be removed.
B.4. Grading should be restricted to building pads and roads only. Vegetation outside
these areas should be preserved.
C. Goal. The city should promote and increase public awareness and pride in its wildlife
heritage. Special emphasis should be directed toward preserving the natural habitats
(woodlands, marshes, streams and beaches) of the city's wildlife in accordance with the
following policies:
C.1. Establish and maintain a variety of educational and recreational programs and
activities for all age levels.
C.2. Erect and maintain an educational display that identifies some of the more
common plants and animals and the ecology of major habitats, (Le., sand, rock,
piling and deepwater).
C.3. Establish and publicize regulations prohibiting removal of non -food organisms
from beach areas without collecting permit; permit for educational and research
use only.
CA Encourage landscaping and site improvement on city -owned property which
recognizes the dependency of some species upon certain types of vegetation for
food and cover.
Land Use 65
C.5. City park property which serves as a habitat for wildlife should be left natural
with minimum development for nature trail type of use.
Air Pollution
A. General. Air pollution is primarily a regional problem related to urbanization and
meteorological conditions in the Puget Sound Basin. It is the result of activities in which
most citizens participate. Air pollution can cause severe health effects and property
damage under certain conditions. (See Facts on Air Pollution - Regional and Local:
Report to Community Development Task Force.)
B. Goal. Clean air is a right to all citizens of the City of Edmonds and should be protected
and maintained in accordance with the following policies:
B.l . Discourage expansion of arterials which will substantially increase line sources
of pollution.
B.2. Encourage arrangement of activities which will generate the fewest necessary
automobile trip miles while avoiding undue concentration of like uses.
B.3. Support, through political action, strong enforcement policies and ordinances in
the regional pollution control agency.
B.4. Support, by political action and financial participation, the establishment of
public transportation in the community as an alternative to dependence on
individual vehicles.
B.5. Encourage local referral center for car pooling.
Noise Pollution
A. General. Although no area of human activity is free of sound, the modern urban
environment is increasingly suffering from an overload of sound in the form of noise.
The effects of noise may be severe. The most obvious effect is loss of hearing where
levels of noise are very high and sustained. A less documented effect is stress from
physiological and psychological impact of noise. Noise generally contributes to a loss of
amenity and livability.
The Edmonds Community is free, to a large extent, from the worst kinds of noise
pollution and most residents believe that it is a quiet place to live. However, an
environmental noise survey taken by the Building Department in 1974 indicates that
there are some areas of concern.
The main problems come from vehicular noise, particularly motorcycles. Some point
source problems, refrigeration equipment in stores near residential areas, have also
66 Land Use
occurred in the city. Impulsive, high- intensity noises which occur only periodically may
also be irritating in quiet suburban neighborhoods. Examples are airplanes, electronically
amplified music, sirens, etc.
Certain noise problems can be alleviated more easily than others. The noise of vehicular
traffic, particularly on arterial streets is difficult to control. Point sources can be more
easily regulated by requiring noise muffling equipment. Enforcement of noise standards
can be a problem because of the training and skill involved in taking noise
measurements. Cost of enforcement may be excessive if standards are too stringent.
The federal government has passed legislation to deal with major sources of noise in
commerce which require national conformity of treatment. The State Department of
Ecology has adopted Motor Vehicle Noise Performance Standards and Environmental
Noise Levels guidelines.
B. Goal. Preserve the quiet residential environment of the city by limiting increases in noise
and reducing unnecessary noise where it now exists in accordance with the following
policies:
B.1. Studies should be made to determine the existing noise environment in order to
provide baseline data for assessment of the environmental impact of changes or
increases in noise.
B.2. The unique areas of quiet in the city should be identified and appropriate
measures taken to preserve the quiet environment.
B.3. The city should update the existing noise standards to meet State Standards in
modest stages in order to maintain flexibility and benefit from improvements in
technology and experience. Increases in manpower or training to enforce
standards should be cautiously made as experience is gained in enforcement.
B.4. Existing vehicular standards related to noise should be enforced to the greatest
degree possible without excessive increases in manpower.
B.5. The city should cooperate with adjacent cities in sharing the costs of expensive
noise equipment and training persons in the use of the equipment.
B.6. Future street and arterial projects should be assessed for noise impacts, and
structures such as berms, fences and other devices utilized wherever possible to
reduce the noise impacts.
B.7. Any ordinances adopted by the city should recognize the variety and quality of
noise environments. Excessive regulations should not be imposed on areas of the
city where higher noise levels are normal or necessary for essential activities and
do not create environmental problems.
B.8. It is the policy of the city to minimize noise created by the railroad.
Land Use 67
Urban Growth Areas
A. General. The accompanying Urban Growth Areas map shows the City's urban growth
area, which encompasses unincorporated areas adjacent to the current city limits. In
general, development within the urban growth area is of interest to the City because the
area will be annexed to the City in the future and development in the area can be
expected to have an impact on the demand for and delivery of City services.
B. Goal. Plan for the logical extension of services and development within the City's urban
growth area.
B.1. To provide for orderly transitions, adopt comparable zoning and comprehensive
plan designations for areas annexing into the City.
B.2. Adopted plans and policies for the urban growth area shall be consistent and
compatible with the general comprehensive plan goals and policies for the City.
68 Land Use
City of Edmonds
Urban Growth Area
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Community Culture and Urban Design Element
Community Culture
A. General. Edmonds is one of the oldest settlements in the southwest county area. Native
Americans made occasional use of the beach areas and later explorations were made by
both British and Americans. Certain geographical areas and sites within Edmonds have
special significance because of historical, archeological, architectural,_ recreational,
social, cultural and scenic importance.
Cultural facilities in the City of Edmonds can be divided into two categories:
• Those funded, supported and maintained by private groups and organizations
such as Wade James Theatre and the various art galleries and art- related
businesses in town, and
• Public facilities such as Sno -Isle Regional Library, the Historical Museum, the
Frances Anderson Community Cultural Center, etc.
Because of community emphasis on both the performing and visual arts, community
housing for such events becomes increasingly important to the citizens of Edmonds. The
City has completed a Community Cultural Plan, adopted by reference, which provides
the vision, goals and implementation strategies for the cultural development of the
community.
B. Goal - Historical. Encourage the identification, maintenance and preservation of
historical sites in accordance with the following policies:
B.1. The City should continue to support an historic preservation program to identify
and preserve the city's historic architectural, archeological and cultural resources
for future generations to study and enjoy.
B.2. The City should work with other public agencies and the local historical society
to determine priorities and incentives for identifying and preserving historic
sites. Incentives encouraging the adaptive use of historic buildings should
integrated into City codes and development standards.
B.3. The City should continue to maintain and expand its inventory of historic sites.
70 Culture & Design
B.4. Written narratives and visual aids should be made available for sites listed on the
City's register of historic places to promote public awareness and recognition of
the value of these resources. This should also include providing markers and
maps for identifying and promoting these sites as visual and cultural assets
within the community.
B.S. Additions or alterations to significant architectural buildings should conform to
the style and period of the initial construction as much as possible. Development
of adjacent properties should be encouraged to be sympathetic to listed historic
sites by acknowledging and including historic forms, materials, and architectural
details in their design.
B.6. Conversion/Adaptive Reuse. Part of the direction of the updated plans and
regulations for the Downtown Waterfront area is to provide more flexible
standards that can help businesses move into older buildings and adapt old
homes to commercial or mixed use spaces. An example is the ability of buildings
on the Edmonds Register of Historic Places to get an exception for parking for
projects that retain the historic character of the site. Further incentives to
adaptive use and restoration of historic properties should be pursued.
B.7. The report and recommendations included in `A Historic Survey of Downtown
Edmonds' by BOLA Architecture (February 2005) shall be studied and used as
the basis for development of a Historical Preservation Plan to be included in a
future Comprehensive Plan update.
C. Goal - Recreation
C.l . Encourage public access to significant recreational areas.
C.2. Significant recreational areas would include, but not be limited to: Puget Sound
Shorelines, Lake Ballinger, University Properties, Lund's Gulch, etc.
C.3. Compatible land uses should be made of surrounding areas.
D. Goal - Social. Identify and maintain significant public and private social areas in
accordance with the following policies:
D.I. Compatible land uses should be made of surrounding lands.
D.2. Pursue public and private funding for such social areas as: Senior Center,
Anderson Center, Edmonds Museum, Wade James Theater, Maplewood Rock
and Gem Club House.
Culture & Design 71
E. Goal - Cultural. Identify, maintain and develop cultural facilities both public and private
in the areas of drama, dance, theaters, museums, etc. in accordance with the following
policies:
E.1. Encourage compatible land uses surrounding cultural sites.
E.2. Pursue public and private funding to develop and operate such facilities.
E.3. Cultural sites would include, but not be limited to: the Wade James Theater, the
Edmonds Center for the Arts, Anderson Center, Museum, Edmonds Theatre, etc.
F. Goal - Scenic. Identify, maintain and enhance scenic areas throughout the city in
accordance with the following policies:
F.1. Identify and inventory scenic areas and features within the city which contribute
to the overall enjoyment of the environment for both residents and visitors.
F.2. Incorporate scenic and aesthetic design features into the development of public
projects.
F.3. Preserve scenic features whenever possible in the development of public
projects.
FA. Use environmental and urban design review of development projects to avoid or
mitigate impacts to identified scenic features.
Urban Design: General Objectives
A. . General. The man -made environment is an expression of human culture and reflects, in
physical form, the social values of the members of the community.
The manner in which the man -made elements are incorporated into the natural
environment creates the special characteristics which identify a community and
contribute to the quality of life in that community.
The beauty and variety of the natural surroundings in Edmonds and the historical
development of the City have combined to create an interesting, and visually attractive
community.
However, unsightly development — of poor quality and design — does exist in the City
and may occur in the future. Aging buildings in some parts of the City, primarily
downtown, also create an aesthetic problem. Removal or poor restoration of older
buildings alters the character of the downtown area. The historical and typical strip
72 Culture & Design
development along Highway 99 has resulted in economic and aesthetic
underdevelopment of private properties.
Although utility wires are placed underground where new development takes place,
overhead wires still exist in most of the older parts of the City where they interfere with
views and create visual blight.
Commercial signs contribute to the color and variety of community life as well as
providing an important function but they may also create discordant and unsightly
conditions where they are of excessive or poor design.
Street landscaping has been utilized in the past on a limited basis. However, in many
areas, parking lots, access roads, streets and buildings are poorly integrated with the
landscape.
B. Design Objectives. Design objectives are a tool for city staff, the ADB, City Council,
and the Hearing Examiner to direct future development in the city to result in high
quality, well - designed, and sensitive projects that reflect the values of the citizens of
Edmonds. The objectives contained in this section are intended to:
• improve the physical appearance and character of Edmonds,
• improve retail and pedestrian circulation options,
• improve business opportunities,
• protect natural environments,
• protect and enhance the single - family residential character of Edmonds.
C. Design Objectives for Site Design.
The development of parking lots, pedestrian walkways and landscaping features is an
integral part of how a building interacts with its site and its surrounding environment.
Good design and site planning improves access by pedestrians, bicycles and automobiles,
minimizes potential negative impacts to adjacent development, reinforces the character
and activities within a district and builds a more cohesive and coherent physical
environment.
C.1. Design Objectives for Vehicular Access.
C.I.a. Reduce the numbers of driveways (curb cuts) in order to improve
pedestrian, bicycle and auto safety by reducing the number ofpotential
points of conflict.
C.I.b. Provide safe routes for disabled people.
C.I.c. Improve streetscape character to enhance pedestrian activity in
retail/multi-family/ commercial areas.
Culture & Design 73
C.2. Design Objectives for Location And Layout of Parking
C.2.a. Create adequate parkingfor each development, but keep the cars from
dominating the streetscape.
C.2.b. Improve pedestrian access from the street by locating buildings closer to
the street and defining the street edge.
C.2.c. Improve the project's visibility from the street by placing parking to side
and rear.
C.2.d. Provide direct pedestrian access from street, sidewalk, and parking.
C.2.e. Integrate pedestrian and vehicular access between adjacent
developments.
C.3. Design Objectives for Pedestrian Connections Offsite.
C.3.a. Design the site access and circulation routes with pedestrians' comfort
and ease of access in mind.
C.3.b. Create parking lots and building service ways that are efficient and safe
for both automobiles and pedestrians.
C. 3. c. Provide direct and safe access along, through and to driveways and
adjacent developments or city streets.
C. 3. d. Encourage the use of mass transit by providing easy access to pleasant
waiting areas.
C.4. Design Objectives for Garage Entry/Door Location.
C.4.a. Ensure pedestrian safety by allowing cars the space to pullout of a
garage without blocking the sidewalk.
C. 4. b. Improve pedestrian safety by reducing points of conflict /curb cuts.
C.4, c. Reduce harsh visual impacts of multiple and /or large garage entries/
doors and access driveways. Reduce the quantity of entries /doors visible
to the street.
C.5. Design Objectives for Building Entry Location.
C. 5. a. Create an active, safe and lively street -edge.
C. 5. b. Create a pedestrian friendly environment.
C. 5. c. Provide outdoor active spaces at entry to retail /commercial uses.
C.5.d. Provide semi-public/private seating area at multi family and
commercial entries to increase activity along the street.
C.6. Design Objectives for Setbacks.
C.6a. To create and maintain the landscape and site characteristics of each
neighborhood area.
74 Culture & Design
C.6b. To create a common streetfrontage view with enough repetition to tie
each site to its neighbor.
C.6c. To provide enough space for wide, comfortable and safe pedestrian
routes to encourage travel by foot.
C.6d. To encourage transition areas between public streets and private
building entries where a variety of activities and amenities can occur.
C.7. Design Objectives for Open Space.
C.7.a. To create green spaces to enhance the visual attributes of the
development and encourage outdoor interaction.
C.7.b. To provide places for residents and visitors to meet and to interact.
C.7.c. To provide an area forplay, seating and other residential activities.
C.B. Design Objectives for Building/Site Identity.
C.8.a. Do not use repetitive, monotonous buildingforms and massing in large
multi family or commercial projects.
CB.b. Improve pedestrian access and way -finding by providing variety in
buildingforms, color, materials and individuality of buildings.
CB.c. Retain a connection with the scale and character of the City of Edmonds
through the use of similar materials, proportions, forms, masses or
building elements.
C.8.d. Encourage new construction to use design elements tied to historic
forms or patterns found in the city.
C.9. Design Objectives for Weather Protection.
C.9.a. Provide a covered walkway for pedestrians traveling along public
sidewalks in downtown.
C.9. b. Protect shoppers and residents from rain or snow.
C.9. c. Provide a covered waiting area and walkway for pedestrians entering a
building, coming from parking spaces and the public sidewalk in all
areas of the City.
C.10. Design Objectives for Lighting.
C.10.a. Provide adequate illumination in all areas used by automobiles, bicycles
and pedestrians, including building entries, walkways, parking areas,
circulation areas and other open spaces to ensure a feeling of security.
C.10.b. Minimize potential for light to reflect or spill off -site.
C.10.c. Create a sense, of welcome and activity.
C.I0A Provide adequate lighting, for signage panels.
C.11. Design Objectives for Signage.
Culture & Design 75
C.Il.a. Protect the streetscape from becoming cluttered.
C. IL b. Minimize distraction from the overuse of advertisement elements.
C. H. c. Provide clear signage for each distinct property.
C.II A Use graphics /symbols to reduce the need to have large letters.
C.II.e. Minimize potential for view blockage.
C.11.f. Signs should be related to the circulation element serving the
.establishment.
C.II.g. Landscaping should be used in conjunction with pole signs for safety as
well as appearance.
C.11.h. Where multiple businesses operate from a central location, tenants
should be encouraged to coordinate signing to avoid the proliferation of
signs, each competing with the others.
C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical.
C. 12. a. Hide unsightly utility boxes, outdoor storage of equipment, supplies,
garbage, recycling and composting.
C. 12. b. Minimize noise and odor.
C. 12. c. Minimize visual intrusion.
C. 12. d. Minimize need for access /paving to utility areas
C.13. Design Objectives for Significant Features.
C. 13.a. Retain significant landscape features and unique landforms such as rock
outcroppings and significant trees.
C.13.b. Limit potential future negative environmental impacts such as erosion,
runoff, landslides, and removal of vegetation and /or habitats.
C. 13. c. Buffer incompatible uses.
C. 13A Integrate buildings into their site by stepping the mass of the building
along steep sloping sites.
C.14. Design Objectives for Landscape Buffers.
C. 14.a. Create a visual barrier between different uses.
C. 14. b. Maintain privacy of single family residential areas.
C.14.c. Reduce harsh visual impact ofparking lots and cars.
C.14.d. Landscape buffers should reinforce pedestrian circulation routes.
C.14.e. Landscape buffers should not be designed or located in a manner that
creates an unsafe pedestrian environment.
C.14.f. Minimize heat gain, from paved surfaces.
C. 14.g. Provide treatment of runoff from parking lots.
76 Culture & Design
D. Design Objectives for Building Form.
Building height and modulation guidelines are essential to create diversity in building
forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure
compliance with policies in the city's Comprehensive Plan. Protecting views from public
parks and building entries as well as street views to the mountains and Puget Sound are
an important part of Edmonds character and urban form.
D.I. Design Objectives for Height.
D. 1. a. Preserve views to mountains and Puget Sound to the west.
D.1. b. Maintain the smaller scale and character of historic Edmonds.
D.1. c. Minimize blockage of light and air to adjacent properties or to the
sidewalk area.
D.1.d. Maintain /protect view from public places and streets.
D.2. Design Objectives for Massing.
D.2. a. Encourage human scale elements in building design.
D.2.b. Reduce bulk and mass of buildings.
D.2.c. Masses may be subdivided vertically or horizontally.
D.2.d. Explore flexible site calculations to eliminate building masses that have
one story on one elevation and four or greater stories on another.
D.3. Design Objectives for Roof Modulation.
D.3.a. To breakup the overall massing of the roof.
D.3.b. Create human scale in the building.
D.3.c. Use roofforms to identify differentprograms orfunctional areas within
the building.
D.3.d. Provide ways for additional light to enter the building.
D.4. Design Objectives for Wall Modulation.
D. 4. a. To let more light and air into the building.
D.4.b. Breakup large building mass and scale of a facade.
D.4.c. To avoid stark and imposing buildingfacades.
D. 4. d. To create a pedestrian scale appropriate to Edmonds.
D.4.e. To become compatible with the surrounding built environment.
E. Design Objectives for Building Facade.
Building facade objectives ensure that the exterior of a building — the portion of a
building that defines the character and visual appearance of a place — is of high quality
Culture & Design 77
and demonstrates the strong sense of place and integrity valued by the residents of the
City of Edmonds.
E.1. Design Objectives for Building Facade.
E.I.a. Ensure diversity in design.
E.1. b. Reinforce the existing building patterns found in Edmonds.
E. 1. c. Improve visual and physical character and quality of Edmonds.
E. 1. d. Improve pedestrian environment in retail /commercial areas.
E. I. e. Create individual identity of buildings.
E.2. Design Objectives for Window Variety And Articulation.
Windows help define the scale and character of the building. The organization and
combinations of window types provide variation in a facade as well as provide light and
air to the interior. Small windows are more typically utilitarian in function, such as
bathroom or stairway windows, etc. and can be grouped to provide more articulation in
the facade.
E.3. Design Objectives for Variation in Facade Materials.
The materials that make up the exterior facades of a building also help define the scale
and style of the structure and provide variation in the facade to help reduce the bulk of
larger buildings. From the foundation to the roof eaves, a variety of building materials
can reduce the scale and help define a building's style and allows the design of a
building to respond to its context and client's needs.
EA. Design Objectives for Accent Materials /Colors /Trim.
Applied ornament, various materials and colors applied to a facade as well as various
decorative trim/surrounds provide variation in the scale, style and appearance of every
building facade. The objective is to encourage new development that provides:
• Compatibility with the surrounding neighborhood.
• Visual interest and variety in building forms.
• Reduces the visual impacts of larger building masses.
• Allows identity and individuality of a project within a neighborhood.
F. Design Objectives for Specific Areas. In addition to the general objectives described
above, design objectives for specific areas or districts within the city are outlined below
(note that design objectives for the Downtown Waterfront Activity Center are contained
in the portion of the Land Use Element dealing specifically with that area).
78 Culture & Design
F.1. Highway 99
F.I.a. General Appearance: Creation of new identity. Development of high
intensity nodes. Better identification of businesses by numbering.
Encouragement ofplanned business centers and design coordination
among neighbors. Buildingforms compatible with adjacent uses.
Parking areas more clearly defined to eliminate confusion of driveways,
street and parking areas. Unsightly uses and storage screened by
landscaping and fencing.
F.I.b. Signs: Less conflict and confusion among signs. Visible from a distance
at speeds of 35 -45 mph. Pole signs no higher than 20' maximum height.
Design approval of signing as a condition of approval for highrise
buildings in "nodes ".
F. 1. c. Lighting: Oriented away from thoroughfare and residential areas.
F.1.d. Landscaping: Use of landscaping berms in and around parking areas
and setbacks to provide a visual screen.
F.2. Neighborhood Shopping Centers
F.2.a. General Appearance: Buildings, similar in scale to single-family
houses, compact arrangement of buildings with safe pedestrian
walkways.
F2.b. Signs: Use sign concept from downtown.
F.2.c. Lighting: Oriented away from residential areas. Designed for safety
rather than advertisement of uses.
F.2.d. Landscaping: Buffer from street, provide transition from commercial
areas to residential areas.
F.3. Waterfront Building Design
F.3.a. Buildings should beset back from the waterfront to preserve existing
beach areas and provide a buffer area.
F.3.b. Buildings should be oriented to pedestrians by providing visible activity
at the first floor level, using awnings, windows, etc. Retail uses are
encouraged in first floor spaces.
F.3.c. Covered parking areas shall screen cars parked inside them from public
rights -of -way.
F.4. Waterfront Site Design
F.4.a. The site layout should be coordinated with existing buildings and
proposed improvements to provide views of the water, open spaces, and
easy pedestrian access to the beach.
F.4.b. The site design should provide adequate separation of vehicles and
pedestrians to avoid conflicts.
Culture & Design 79
F4.c. On -site parking spaces and paved surfaces should be kept to a minimum.
Joint use parking arrangements and in -lieu parking payments are
encouraged. Only the absolute minimum number of parking spaces to
accommodate the use(s) should be permitted on -site.
F.S. Waterfront Landscaping
FS.a. Landscaping should be used to soften edges of buildings and parking
areas.
F. S. b. Plant species should be selected to endure salt spray, wind, and soil
conditions.
F.S.c. Landscaping should not obscure waterfront views.
F.S.d. Landscaping should be used to separate pedestrians and vehicles.
F.6. Street Landscaping
F 6.a. The City should establish a program to place utility wires underground
in areas of the City where scenic vistas will be enhanced or the general
environment will be improved. Encourage LID's and arterial
conversions.
F 6.b. The areas of the City which are most suitable for street landscaping
should be identified and a program developed to carry out a public
landscaping plan.
F.6c. Street lighting should be designed to provide comfort, security and
aesthetic beauty. [Ord. 2527, 1985.]
80 Culture & Design
Utilities Element
Water, Sewer and Stormwater Management
A. General. Utility plans have been prepared by the City for coordinated water, sewer, and
stormwater management systems. These plans are adopted by reference and provide
level -of- service standards and capital project guidance for each of these systems.
Solid Waste
A. General. Solid waste disposal is becoming a major problem in urban areas. Landfill
sites are filling and new environmentally acceptable ones will be hard to find. Landfills
can only be considered as an interim measure. There is presently a technological
explosion in solid waste management. Citizens are entitled to the most efficient and
economical disposal methods.
Citizens now recognize that our natural resources are limited and need to be reused.
Recovery of resources and/or the production of energy from solid waste could help
defray costs of solid waste collection.
Backyard burning of garbage is a source of irritation to nearby residents and is a cause of
air pollution.
Littering is unsightly as well as unsanitary. The "throwaway" philosophy is a waste of
natural resources and detracts from the natural beauty of our surroundings.
B. Goal. A regional solid waste management authority should be established to coordinate
solid waste disposal in accordance with the following policies:
B.1. Regional sanitary landfills should be used only as an interim measure.
B.2. The ultimate regional disposal system should be a resource /energy recovery
system.
B.3. Edmonds should work with Snohomish County and King County to establish
recycling facilities that would be economically feasible.
C. Goal. The City of Edmonds should strengthen local controls over collection of solid
waste in accordance with the following policies:
C.1. Mandatory city -wide garbage collection should be required to minimize dumping
and to eliminate backyard burning and resultant air pollution.
Utilities 81
C.2. Homeowners should be charged by the garbage can to encourage recycling and
separation of wastes at home. Those who use fewer cans should pay less.
C.3. Edmonds should conduct a city -wide educational campaign on solid waste
telling citizens how they can minimize the problem.
D. Goal. Edmonds should enforce litter control and encourage community litter pickups
and prevention programs.
E. Goal. Edmonds should encourage recycling to conserve natural resources and reduce
energy consumption in accordance with the following policies:
E.1. Continuous studies should be made of proposals for recycling solid waste.
E.2. Edmonds should encourage the use of returnable bottles and cans and reusable
shopping bags to save energy and resources.
E.3. Edmonds should work toward the elimination of excess packaging.
EA. Markets for recycled materials are fluctuating and their stabilization should be
encouraged.
E.5. Individuals and/or industry should be encouraged to set up recycling centers in
the community.
E.6. Demonstration programs should be used to determine acceptable methods of
home separation of wastes, collection and recycling.
Other Utilities
A. New utility systems and technologies are constantly developing or evolving. Rather than
being reactive, the City should seek to plan for these new services as they develop.
A.1. New technologies should be planned and carefully researched prior to
developing new regulations or reviewing siting proposals. The goal is to provide
for public needs while protecting the character of the community and assuring
consistency with other plan goals.
A.2. Public and private utility plans should be encouraged that identify long -range
system needs and that are coordinated with the City's comprehensive plan. All
utility projects should be coordinated to provide opportunities for projects to
address more than one system improvement or maintenance need.
82 Utilities
A.3. Utility structures should be located whenever possible with similar types of
structures to minimize impacts on surrounding neighborhoods. When such
locations are not available, utility structures should be located or sited so that
they are as unobtrusive as possible and are integrated with the design of their site
and surrounding area. Free - standing structures should be discouraged when other
siting opportunities are available.
Utilities 83
Capital Facilities Element
Capital Facilities
A. General. The capital facilities element provides the goals and standards for meeting the
community's needs for capital facilities. Capital facilities are those facilities support the
delivery of public services to the community, as well as visitors making use of the City's
resources and services. In addition to serving existing residents, capital facilities are also
planned in order to meet the community's needs as new development occurs in the
future. Because Edmonds is a mature city with a full complement of facilities and
services, most capital facility planning is targeted to maintaining existing level of service
standards and expanding the quality of life of its citizens with new or expanded facilities.
Level -of- service (LOS) standards are described in the transportation, utility and parks
elements. School facility needs and LOS standards are contained in the Capital Facilities
Plan for Edmonds School District No. 15. These LOS standards are used to assist in
developing both short and long range capital improvements projects. The capital
facilities element identifies these projects and their funding sources for a six -year period.
This schedule will be updated on an annual basis and integrated with the City's budget
process. The element also identifies public facility needs for the 20 -year planning period.
Funding sources will vary as specific projects are developed, and will include a variety
of public and private sources. The siting of essential public facilities is a common
concern for jurisdictions within the county, and the City is actively participating in the
development of a common siting process with its neighboring cities and the county.
B. Goal. Establish level of service (LOS) standards for all city - provided services in order to
provide public facilities and services that meet citizens' needs and enhance the
community's quality of life according to the following policies:
B.1. Provide capital facility improvements in order to meet or exceed established
level -of- service standards.
B.2. Coordinate and set level -of- service standards that meet the goals and policies of
the comprehensive plan.
B.3. Evaluate and prioritize capital facility projects according to how they achieve
established criteria and the goals and policies of the comprehensive plan.
Examples of typical criteria include the following:
B.3.a. Whether the project is needed to achieve or maintain a LOS standard.
B.3.b. Whether the facility will contribute to the elimination of a public hazard.
B.3.c. Whetherthefacilityis .financiallyfeasible.
84 Capital Facilities
B.3.d. The extent to which the facility will impact annual and long -term
budgets.
B.3.e. Whether the facility is consistent with future facility needs and site
considerations.
B.3.f. The extent to which the facility will impact natural and cultural
resources.
C. Goal. Evaluate and coordinate the provision of capital facility improvements with both
annual budgeting and long -term financial planning consistent with the following
policies:
C.1. Capital budget decisions will be made consistent with the Edmonds
comprehensive plan in accordance with RCW 36.70A.120.
C.2. If probable funding falls short of meeting identified needs, the comprehensive
plan shall be re- examined to review how additional funding will be raised, or
how land use assumptions will be reassessed to ensure that established level of
service standards will be met.
C.3. Capital improvements will be planned to achieve fiscal responsibility,
maintenance of existing facilities, and protect the quality of life of the
community.
CA. The City will continue to adopt multi -year budgets and six -year capital
improvement programs as part of its annual budget and planning process.
C.S. Six -year capital improvement programs will be coordinated with long -term (at
least 20 -year) capital needs
D. Goal. Seek to. use a coordinated array of mechanisms and sources of revenue to fund
needed capital facilities according to the following policies:
D.1. Make use of the City's budget and structure of funds to identify adequate
funding sources for capital facilities.
D.2. Seek grants and cooperative funding agreements to supplement internal City
funding of capital facilities that benefit the general public or that are required to
meet needs not generated solely by Edmonds residents.
D.3. Make use of regulatory and incentive programs to assist in achieving LOS
standards for City services.
E. Goal. Strategically locate new facilities to complement the delivery of services and
provide for efficient and convenient access by the community consistent with the
following policies:
Capital Facilities 85
E.1. The location of new or improved capital facilities should take into account
existing service delivery systems and the location and access of service
populations.
E.2. Ensure that the siting of essential public facilities is not precluded by the
implementation of this Comprehensive Plan.
F. Essential public facilities are necessary to support orderly growth and the delivery of
public services. The City's goal is to ensure that these facilities are sited in an efficient,
timely manner while acknowledging and mitigating any community impacts created by
these facilities consistent with the following policies.
F.1. Essential public facilities are those defined by state law, through the City's
planning process or on application of a service provider.
F.2. Sponsors of essential public facilities should be encouraged to consult with the
City prior to choosing a site in order to seek information about potential sites,
provide information concerning project proposals, identify potential community
impacts, and propose possible siting incentives or mitigation measures.
F.3. The City shall assure adequate public notice and participation in the siting of
essential public facilities by reviewing these facilities through a conditional use
process, allowing the identification of community impacts and mitigation
measures. Because the City's normal notification requirements may not provide
for adequate public notice to the project's impact area, the project sponsor shall
develop a public participation plan designed to encourage early public
involvement in the siting decision and identification of impacts and mitigation
measures.
F.4. The City shall develop decision criteria for the siting of essential public facilities
which allow the sponsor to demonstrate:
F.4.a. the need for the facility,
F.4. b. its consistency with adopted plans and policies,
F4.c. its location is designed to serve its service population,
F 4.d. its location criteria is compatible with the siting of other essential public
facilities,
F4.e. the site is physically suitable for the facility, and
F.4f the project is able to mitigate community impacts.
F.5. City policies and procedures — including any conditional use process — shall be
interpreted and administered in accordance with the admonition contained in the
Growth Management Act that no development plan or development regulation
may preclude the siting of essential public facilities.
86 Capital Facilities
G. Capital Improvements Program. The tables following this section summarize the six -year
capital improvements program for the city.
Concurrency Management
A. Goal. Provide a system of concurrency management that will assure that the facilities
needed to support city services are provided in a timely and coordinated manner
according to the following policies:
A.1. For transportation facilities, assure that the facilities or services needed to meet
level -of- service standards are in place at the time of development, or assure that
a financial commitment is in place to complete the improvements or strategies
within six years. These facilities or services must be provided by either the City
or the appropriate public or private developer.
A.2. For all capital facilities, develop concurrency management systems to manage
the provision of facilities and services in order to achieve and maintain level -of-
service standards.
Capital Facilities 87
Capital Improvements Program
Transportation Projects- Fund 112
Projects for 2004 -2009
PROJECT NAME
2004
2005
2006
2007
2008
2009
2010+
100th Ave W Road Stabilization Project
$75,000
$500,000
212th & 84th Ave Capadty Improvements
$100,000
$250,000
220th Street Improvements Construction
$3,438,000
220th Street Improvements (Engineering)
2381h St SW 84th Ave W to SR 104 Improvements
$2,100,000
76th Ave & 206th St Traffic Calming & Ped Improvements
$70,000
76th Avenue W Restoration SR 99 to 220th St
$238,000
84th Ave W 212th St to 238th St Improvements
$6,875,000
Fire Dept Signal- Fire Station #20
$72,000
Fire Dept Signal- Fire Station #16
$35,000
Nonmotorized- Bikeway Projects- Ci 'de
$0
$0
$0
$0
Nonmotorized Trans: 5th & Main Crosswalk Rehab
$25,000
$25,000
Nonmotorized Trans: 72nd Ave W Ped Improvements
$205,000
Nonmotorized Trans: 96th Ave W Pedestrian Improvements
$345,000
Nonmotorized Trans: ADA Curb Ramp Im r
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
Nonmotorized Trans: Dayton & Main St Pedestrian Im rov
$47,089
$50,000
Nonmotorized Trans: Interurban Trail
$250,000
Nonmotorized Trans: Olympic View Dr. Ped Improvements
$250,000
Nonmotorized Trans: Pedestrian Lighting- Cede
$5,000
$5,000
$10,000
$10,000
$10,000
$10,000
Nonmotorized Trans: Walkway Projects- Ci 'de
$0
$0
Nonmotorized Trans.-164th St SW Ped Improve
$125,000
Nonmotorized Trans.-School Zone Improve
$0
$0
$0
$0
$0
Otympic View Drive Sight Distance stud
$65,000
Oveda -Ci 'de
$125,000
$150,000
Oveda - Waterline
$350,000
$220,000
$200,000
$210,000
$215,000
$220,000
Pine Street Ferry Access Improvements
$145,000
Signal- Puget & Olympic View Dr
$180,000
Signal- 212th & 80th Ave
$60,000
Signal- 9th & 220th
$260,000
Si nal Improvements- Ci de
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
Signal- Main St. & 9th Ave
$260,000
Signal- SR 104 & 238th St SW
$210,000
Signal Upgrades- 238th St & tooth Ave
$115,000
Signal- Walnut St 9th Ave S.
$245,000
Signal -9th & Cas ers
$270,000
SR 99 Contract Closeout
$25,000
Stabilization Projects- Ci ide
$50,000
50000
$50,000
$50,000
$50,000
Street Improvements- Citywide
$20,000
$10,000
$20,000
$20,000
$20,000
$20,000
Traffic Calming
$10,000
$10,000
$10,000
$20,000
$20,000
$20,000
Transportation Plan
$5,000
$5,0001
$5,000
$5,000
$200,000
$5,000
Total Construction Protects
$4,760,089
$1,425,000
$590,000
$690,000
$900,000
$605,000
Revenues and Cash Balances 2004 -2009
Beginning Cash Balance
$1,196,834
$768,125
$238,362
$195,058
$197,738
$25,512
Motor Vehide Fuel Tax
$266,000
$266,000
$266,000
$266,000
$266,000
$266,000
Motor Vehicle Registration Fee
$0
$0
$0
$0
$0
Investment Interest
$44,000
$26,884
$8,343
$6,8271
$6,921
$893
New Development Mitigation Fees & other fees
$60,000
$130,000
$135,000
$140,000
$145,000
$150,000
Transfer in- Fund 412 -100
$105,000
$110,000
$110,000
$115,000
$115,000
$120,000
Transfer in- Fund 412 - 200
$45,000
Transfer in- Fund 412 -300
$25,000
$25,000
$25,000
Transfer in- Fund 330
$70,380
Contributions to sidewalk fund
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
Grant- (Federal) for Fire Station #20 Signal
$48,000
Grant- Federal for Fire Station #16 Signal
$26,000
Grant- Federal for Citywide Guardrails
Grant- State for 220th St Improvements
$2,400,000
Grant- State for Transportation Plan
$50,000
Grant- (Fed /State) for Citywide ADA Curb Rams
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
Grant- Fed /State for Ci 'de Bikeway Projects
$0
$0
$0
$0
$0
Grant- Fed /State for School Zone Improvements
$0
$0
$0
$0
$0
Grant- Federal for 76th Av/206th St Ped Im r
$60,000
Additional Public Works Trust Fund Loan- 220th 2
$400,000
Grant-(State) for 72nd Av Ped Improvements
$87,500
Loan State for 220th St Im rovments 1
$85,000
School Dist & CT - Contr to 220th St Im rov
$10,000
Grant- State for 96th Ave W Ped Im rov
$157,500
Grant- Federal for 76th Ave Restoration
$117,000
Grant Federal for 220th St Improvements
$500,000
Grant- Federal for Interurban Trail
$250,000
Grant State for Signal Upgrade 238th & 100th
$45,000
Grant-(Federal) for 9th/220th Signal
$195,000
Grant State for 212th & 84th Capacity Im rovmeents
$50,000
$125,000
Grant State for 84th Ave 212th to 238th Improvements
$1,200,000
Grant - RTID for 84th Ave 212th to 238th Improvements
$3,905,000
Grant- RTID for 238th St Improvements
$1,800,000
Grant Subtotal
$3,786,000
$316,000
$60,000
$162,600
$192,600
$130,000
Inlerfund Transfers Out
Debt Service on Loan 1
- $20,000
- $20,000
- $20,000
- $20,000
- $20,000
- $20,000
Debt Service on Loan 2
- $22,647
- $22,647
- $22,647
- $22,647
- $22,647
Total Revenues & Cash Balances
$6,628,214
$1,663,362
$786,068
$887,738
$926,612
$669,768
Total Construction Projects
$4 760 089
$1,426,000
$690,000
$690,000
$900,000
$606,000
Ending Cash Balance
$768,1261
$238,3621
$196,068
$197,738
$26,612
$64,768
Multimodal Transportation- Fund #113
Projects for 2004 -2009
PROJECT NAME
2004
2005
2006
2007
2008
2009
Professional Services
$3,940,924
$1,250,000
$625,000
$625,000
$2,000,000
$2,000,000
Travel Expenses
500
Misc.
2,000
Total Capital Improvements Projects
$3,943,424
$1,250,000
$625,000
$625,000
$2,000,000
$2,000,000
Revenues and Cash Balances 2004 -2009
Beginning Cash Balance
$0
$0
$0
$0
Grants - TEA 21 and CMAQ
3,438,933
$1,000,000
$500,000
$500,000
$1,706,600
$1,706,600
State Grants -TO
$250,000
$125,000
$125,000
$293,400
$293,400
StateTransp Appropriations
$504,491
Interest Earnings
$0
$0
$0
$0
Total Revenues
$3,943,424
$1,250,000
$625,000
$625,000
$2,000,000
$2,000,000
Transfer to General Fund #001
Total Capital Improvements Projects
$3,943,424
$1,250,000
$625,000
$625,000
$2,000,000
$2,000,000
Ending Cash Balance
$0
$0
$0
$0
$0
$0
Capital Improvements Program
Buildings Maintenance- Fund 116
Projects for 2004 -2009
PROJECT NAME
2004
2005
2006
2007
2008
2009
ADA Improvements- City Wide
$5,000
$10,000
$5,000
$5,000
$5,000
$5,000
Anderson Center Roof Replacement
$60,000
Anderson Center Seismic Reforcement
$100,000
Anderson Center Exterior Painting
$30,000
'
Anderson Center Interior Painting
$10,000
Anderson Center Carpets
$17,000
Anderson Center Exterior Siding
$20,000
Anderson Center Exhaust Duct
$10,000
Anderson Center Blinds
$20,000
Anderson Center Asbestos Abatement
$30,000
Anderson Center Vinyl Tile
$12,000
Anderson Center Soffit Vents
$8,500
Anderson Center Counter Tops
$8,000
Boys & Girls Club Heating
$8,000
Bo s & Girls Club Roof
$25,000
Boys & girls Club Exterior Painting
$3,000
City Hall Interior HVAC Upgrades
$30,000
$40,000
City Hall Entrance Doors
$18,000
City Hall Elevator
$50,000
City Hall Window Replacement
$10,000
$10,000
City Hall Interior Painting
$8,000
City Hall Security Gate Fencing
$20,000
Fire Station #20 Exterior Siding Re l
$4,000
Fire Station #20 Vehicle Exhaust
$15,000
Library AC Replacement
$5,000
$45,000
Library Carpets
$22,000
Libray Central Heating Replacemel
$25,000
$175,000
Library Plaza Appliance Re lacement
$4,500
Library Plaza Room Carpet
$12,000
Library Plaza Brick Painting
$30,000
Libraa Plaza Room Windows
$10,000
Library Wood Trim
$12,000
Log Cabin Exterior Sealing of Logs
$3,000
Log Cabin Lighting Replacement
$3,000
Meadowdale Clubhouse Roof
$12,000
Meadowdale Clubhouse Exterior Painting
$3,000
Meadowdale Clubhouse Ceiling Replacement
$7,000
Meadowdale Clubhouse Lighting Upgrade
$5,000
Museum Exterior Painting
$1,000
Museum Steps Replaced
$15,000
Museum Brick Pointing & Grouting
$20,000
Museum Brick Sealin
$10,000
Park Maintenance Bldg Lighting Upgrade
$9,000
Park Maintenance Bldg Paint Booth Installation
$40,000
Senior Center Misc Repairs & Main
$10,000
$10,000
$10,000
$10,000
$10,000
Senior Center Roofing
$50,000
$50,000
Senior Center HVAC
$40,000
$20,000
Senior Center Foundation
$50,000
$50,000
Wade James Theater Gutter Replacement
$4,000
Wade James Theater Roof Replacement
$30,000
Wade 'ames Theater Exterior Painting
$4,000
Total Facilities Projects
$118,000
$457,000
$301,000
$239,000
$115,000
$188,000
Revenues and Cash Balances 2004
Beginning Cash Balance
-2009
$136,410
$75,010
- $325,390
- $569,790
- $752,190
- $810,590
Interest Earnings
$0
$0
$0
$0
$0
Transfer from Gen Fund #001
$56,600
$56,600
$56,600
$56,600
$56,600
$56,000
Total Revenues
$193,010
$131,610
- $268,790
- $513,190
- $695,590
- $754,590
Total Facilities Projects
$118,000
$457,000
$301,000
$239,000
$115,000
$188,000
Ending Cash Balance
$75,010
- $325,390
- $569,790
- $752,190
- $810,590
- $942,590
ExceldataTecility\CIP 2003 Bldg Maint 116 Fund
Capital Improvements Program
Park Acquisition /Improvement- Fund 125
Projects for 2004 -2009
PROJECT NAME
2004
2005
2006
2007
2008
2009
Park Development Projects
162nd Street Park
1 %
$70,000
$20,000
Anderson Center Field / Court
$20,000
$10,000
$ 45,000
15,000
Brackett's Landing Improvements
$40,000
$15,000
$10,000
$20,000
Esperance Neighborhood Improvements
1 %
$263,000
City Park Improvments
1 %
$380,000
$50,000
60,000
Civic Center Complex Improvements
1 %
$40,000
$35,000
$ 70,000
Edmonds Marsh
$80,000
$40,000
$20,000
50,000
20,000
Fishing Pier/Olympic Beach
$80,000
$25,000
20,000
40,000
Lynndale Park Improvements
10,000
15,000
Maplewood Park Improvement
$30,000
$30,000
40,000
20,000
Marina Beach Park Improvements
$40,000
$25,000
310,000
Mathay Ballinger Park
30,000
20,000
Meadowdale Field / Clubhouse Renovation
70,000
North Edmonds Neighborhood Park 1
$150,000
350,000
Olympic Beach Park/mid- waterfront walkway
$40,000
20,000
Pine Ridge Park Improvements
$10,000
110,000
25,000
Pine Street Park Improvements
$40,000
10,000
Seaview Park Improvements
$50,000
$45,000
80,000
Senior Center & 144 RR waterfront walkwa y
$20,000
35,000
20,000
Sierra Park Improvements
$55,000
$60,000
50,000
Southwest County Park
90,000
35,000
Underwater Park Improvements
$7,000
$5,000
10,000
Yost Park/Pool Improvement
$50,000
$40,000
$20,000
10,000
50,000
15,000
Beautification
Beautification Ci ide /Sr. Ctr. Treescape
$30,000
$20,000
$20,000
20,000
20,000
20,000
City-wide ParklFacilify Improvements
ADA Improvements
$40,000
$20,000
20,000
30,000
Centralized Irrigation
$40,000
$20,000
20,000
Citywide Park Improvements
$80,000
$10,000
$10,000
40,000
30,000
45,000
Hummingbird Hill Park
$30,000
10,000
Misc Paving
$115,000
$70,000
$15,000
10,000
20,000
80,000
Misc Small Projects
$80,000
$115,000
$15,000
60,000
100,000
90,000
Sports Fields Upgrade /Playground Partnership
$50,000
$40,000
$30,000
30,000
10,000
15,000
Waterfront Bulkheads
1 %
$20,000
$100,000
$20,000
50,000
Specialized Facilities
Aquatic Recreation Complex
note #1
note #1
note #1
note #1
note #1
note #1
Skateboard Facility
1%
$80,000
$266,000
Trail Deve/o ment
Interuban Trail Development
1 1%
$700,000
70,000
Misc. Unpaved Trail / Bike Path /Improvements
$50,000
$50,000
$100,000
30,000
50,000
150,000
Planning
Cultural Arts Center
$50,000
40,000
Comprehensive Plan
$40,000
$50,000
50,000
20,000
Note #1: $10,000,000 General Obligation Bond Issue
Total Park Projects
$2,357,000
$901,000
$1,023,000
$ 1,190,000
$550,000
1165000
Revenues and Cash Balances 2004
Beginning Cash Balance
-2009
$2,176,554
$845,804
$830,004
$1,107,070
$735,070
$1,140,070
Real estate Tax 1/4%
$740,000
$762,200
$785,066
740,000
730,000
740,000
Interest Earnings
$50,000
$40,000
$40,000
40,000
40,000
40,000
Grants/ Other Government
$250,000
$100,000
$500,000
50,000
200,000
Total Revenues
$3,216,554
$1,748,004
$2,155,070
$1,937,070
$1,705,070
$1,920,070
Expenditures
Supplies
$2,000
$2,000
$2,000
2,000
$2,000
2,000
Professional Services
$3,000
$3,000
$3,000
3,000
$3,000
3,000
1 % for the Arts /Capital Projects
$8,750
$12,000
$20,000
7,000
$10,000
8,000
Total Parks Projects
$2,357,000
$901,000
$1,023,000
$1,190,000
$550,000
$1,165,000
Total Expenditures
$2,370,750
$918,000
$1,048,000
1,202,000
$565,000
1,178,000
Ending Cash Balance
$845,804
$830,004
$1,107,070
$735,0701
$1,140,070
$742,070
Park Acquisition /Improvement- Fund 126
(Special Capital)
Projects for 2004 -2009
PROJECT NAME
2004
2006
2006
2007
2008
2009
Debt Service on City Hall
$480,571
$484,056
$416,237
$415,502
415,500
415,500
Debt Service on Library Roof
$26,000
$26,000
$26,000
26,000
26,000
26,000
Debt Service on Marina Beach
$151,835
$151,835
$151,835
151,835
151,835
151,835
Debt Service on PSCC Purchase
$73,823
$73,823
$73,823
73,823
73,823
73,823
Total Debt Service
JZK 229
JZgL5 714
66$ 7.895
667.160
667,158
667.158
Misc.Openspace /Land
$40,000
$80,000
$20,000
20,000
20,000
20,000
Meadowdale Heights Acquisition /North end
$20,000
$100,000
Edmonds Marsh /Hatchery Acquisition
$1,000,000
200,000
North Edmonds Beach Acquisition
$20,000
100,000
Old Woodway Elementary School Acquisition
$1,463,000
Waterfront Acquisition
2,000,000
500,000
Tideland Acquisitions
$85,200
$40,000
$10,000
10,000
10,000
Espereance Neighborhood Park Acquisition
$300,000
Total Park Projects
$1,465.200
$1,683,000
Im 000
$2,230.000
130,000
520.000
Beginning Cash Balance
$1,216,866
$1,627,437
$533,923
$1,184,094
$589,934
$612,776
Real estate Tax 1/4% /1st Qtr%
$740,000
$762,200
$785,066
740,000
730,000
740,000
Interest Earnings
$45,000
$40,000
$40,000
40,000
40,000
40,000
Other intergovernment revenue /bonds
$523,000
$523,000
$523,000
523,000
250,000
Grants
$300,000
1,000,000
50,000
250,000
Private Donation
$1,000,000
Total Revenues
$3,824,866
$2,952,637
$1,881,989
$3,487,094
$1,409,934
$1,892,776
Expenditures
Total Debt Service
$732,229
$735,714
$667,895
667,160
667,158
667,158
Total Parks Projects
$1,465,200
$1,683,000
$30,000
$2,230,000
$130,000
$520,000
Total Expenditures
$2,197,429
$2,418,714
$697,895
$2,897,160
$797,158
1,187,158
Ending Cash Balance
$1,627,437
$533,9231
$1,184,094
$589,934
$612,776
$705,618
Capital Improvements Program
Cemetery Improvement- Fund 130
Projects for 2004 -2009
PROJECT NAME
009
Park Development Projects
Cemetery Columbarium
1 %
Total Cemetary Construction Projects
$375,000
$0
$0
$0
$200,000
$0
Capital Improvements Program
Public Safety Building Construction -Fund #326
Projects for 2004 -2009
PROJECT NAME
2004
2005
2006
2007
2008
2009
Fire Station #17 Carpet
$12,000
Fire Station #17 Interior Painting
$4,500
Fire Station #17 Exterior Painting
$4,000
Fire Station #20 Deck Replacement
$12,000
Fire Station #20 HVAC
$30,000
Fire Station #20 Interior Painting
$4,000
Fire Station #20 Lighting Upgrade
$8,000
Fire Station #20 Roof Replacement
$30,000
Public Safety Projects Soffit Installation
$15,000
$8,000
Public Safety Air Ducts Relocation
$12,000
Public Safety Exterior Painting
$8,000
Public Safety Interior Painting
$7,000
Public Safety Entrance Doors
$9,000
Public Safety Court Remodel
$7,500
Total Capital Improvements Projects
$19,000
$61,500
$47,000
$19,000
$4,500
$20,000
Revenues and Cash Balances 2004 -2009
Beginning Cash Balance
$192,912
Real property Taxes
Interest Earnings
Total Revenues
Expenditures
Public Safety Projects
$0
$0
Total Expenditures
$0
$0
JEnding Cash Balance
$0
$0
Capital Improvements Program
Limited Tax General Obligation Bond Projects- Fund 330
Projects for 2004 -2009
PROJECT NAME
2004
$92,000
2005
2006
2007
2008
2009
Library Roof (Phase 1)
Library Roof Phase 2
$25,000
Anderson Center Windows
$10,000
Anderson Center Electrical
$5,000
Anderson Center Plumbing & Restrooms
$20,000
Anderson Center Seismic Improvements
Transfer to Fund 112
$70,380
Total Projects
$222,380
$0
$0
$0
$0
$0
Revenues and Cash Balances 2004 -2009
Beginning Cash Balance
1 $214,880
$0
$0
$0
$0
$0
Federal Grants
$0
Sno-Isle- library Funds
$0
Investment Interest
$7,500
Total Revenues
$222,380
$0
$0
$0
$0
$0
Total Projects
$222,380
$0
$0
$0
$0
$0
Ending Cash Balance
$0
$0
$0
$0
$0
$0
Capital Improvements Program
Combined Utility Construction Improvement - Fund 412 -100 Water Projects
Projects for 2004 -2009
PROJECT NAME
2004
2005
2006
2007
2008
2009
Citywide Water Improvements
$20,000
$20,000
$25,000
$25,000
$25,000
$25,000
Replacement Program & Distr.S stem Improvements
$695,000
$668,000
$897,000
$878,000
$845,000
$870,000
South Perrinville Waterline Replacement (OVD)
$424,650
Replacement Program- 2003 - Projects Phase 3
$500,000
Alderwood Master Meter Replacement
$100,000
Five Corners Pump Station Improvements
$450,000
Seismic Improvements
$150,000
Reservoir Security
$50,000
Chlorine Residual Analyzers
$25,000
Automated Meter Evaluation Study
$10,000
Automated Meter Constrruction
PRV Replacements
$150,000
Total Water Projects
$1,990,000
$1,262,650
$922,000
$903,000
$870,000
$905,000
Revenues 2004 -2009
Beginning Cash Balance
11967,965
$969,844
$451,138
$254,928
$165,851
$106,655
Transfer from Combined Utility Fund #411
$500,000
$700,000
$700,000
$800,000
$800,000
$800,000
SRF or Public Works Trust Fund Loans
$408,000
Connection Fee Proceeds
$120,000
$120,000
$120,000
$120,000
$120,000
$120,000
Bond Proceeds
Interest Earnings
$68,879
$33,945
$15,790
$8,922
$5,805
$3,733
Transfer to Const Improv Fund #112
- $105,000
- $110,000
- $110,000
- $115,000
- $115,000
- $115,000
Total Revenues
$2,959,844
$1,713,788
$1,176,928
$1,068,851
$976,655
$915,388
Total Water Projects
$1,990,000
$1,262,650
$922,000
$903,000
$870,000
$905,000
Ending Cash Balance
$969,844
$451,138
$254,928
$165,851
$106,655
$10,388
Assisted Housing Availability: In 1995 there were two HUD- assisted developments providing a
total of 87 units for low- income, elderly residents within the City of Edmonds. This was more
than doubled by a new development approved in 2004 for an additional 94 units. Since 1995, 167
assisted care living units have been built in the downtown area, specifically targeting senior
housing needs. Although the Housing Authority of Snohomish County did not operate any public
housing units within Edmonds prior to 1995, it purchased an existing housing complex totaling
131 units in 2002. The Housing Authority continues to administer 124 Section 8 rent supplement
certificates and vouchers within the city. In addition, there are currently 36 adult family homes
providing shelter for 187 residents. This is a substantial increase from the 13 adult family homes
providing shelter for 66 residents in 1995.
Growth Management goals and policies contained in the City's Comprehensive Plan encourage
availability of resources to insure basic community services and ample provisions made for
necessary open space, parks and other recreation facilities; preservation of light (including direct
sunlight), privacy, views, open spaces, shorelines and other natural features, and freedom from
air, water, noise and visual pollution; and a balanced mixture of income and age groups. Land
Use policies encourage strategic planning for development and redevelopment that achieve a
balanced and coordinated approach to economic development, housing and cultural goals; and
encourage a more active and vital setting for new businesses supported by nearby residents,
downtown commercial activity and visitors throughout the area. Policies encourage identifica-
tion and maintenance of significant public and private social areas, cultural facilities, and scenic
areas; and maintenance and preservation of historical sites. Commercial Land Use policies
encourage identification and reservation of sufficient sites suited for a variety of commercial
uses.
Housing goals are directed toward providing housing opportunities for all segments of the city's
households; supporting existing neighborhoods and preserving/rehabilitating the housing stock;
maintaining high quality residential environments; and providing assistance to developing
housing for elderly, disabled and low - income households. These goals are supported by policies
which include review of regulatory impediments to control of housing costs and affirmative
measures to support construction of housing for protected groups; encouraging expansion of the
types of housing available, including accessory dwelling units, mixed use, and multi - family
housing; flexible development standards; and review and revision of development regulations,
including assessing the feasibility of establishing time limits for permitting; consolidating
permitting; implementing administrative permitting procedures and instituting preapplication
hearings.
Other measures to mitigate potential housing impacts include determining whether any public
land is available which could be used to help meet affordable housing targets; development of a
strategy plan, including target number of units and development timeline; technical assistance
programs or information to encourage housing rehabilitation and development of accessory units;
and a strong monitoring program with mid- course correction features (see the discussion below).
B. Strategies to Promote Affordable Housing.
In order to respond to the continuing need to provide affordable housing for the community, the
City has undertaken a series of reasonable measures to accomplish this goal, consistent with the
106 Housing
policy direction indicated by Snohomish County Tomorrow and the Countywide Planning
Policies. These reasonable measures or strategies to promote affordable housing include:
Land Use Strategies
• Upzoning. The City has upzoned a substantial area of previously large lot (12,000+
square foot lots) zoning to ensure that densities can be obtained of at least 4.0 dwelling
units per acre. The City has also approved changes from single family to multi family
zoning in designated corridor areas to provide more housing units at reduced cost to
consumers.
• Density Bonus. A targeted density bonus is offered for the provision of low income
senior housing in the City. Parking requirements are also reduced for this housing type,
making the density obtainable at lower site development cost.
• Cluster Subdivisions. This is accomplished in the city through the use of PRDs. In
Edmonds, a PRD is defined as an alternate form of subdivision, thereby encouraging its
use as a normal form of development. In addition, PRDs follow essentially the same
approval process as that of a subdivision. .
• Planned Residential Development (PRD). The City has refined and broadened the
applicability of its PRD regulations. PRDs can still be used to encourage the protection
of environmentally sensitive lands; however, PRDs can also now be used to encourage
infill development and flexible housing types.
• Infill Development. The City's principal policy direction is aimed at encouraging infill
development consistent with its neighborhoods and community character. This overall
plan direction has been termed "designed infill" and can be seen in the City's emphasis
and continued work on streamlining permitting, revising codes to provide more flexible
standards, and improving its design guidelines.
• Conversion/Adaptive Reuse. The City has established a new historic preservation
program intended to support the preservation and adaptive reuse of existing buildings,
especially in the historic downtown center. Part of the direction of the updated plans and
regulations for the Downtown Waterfront area is to provide more flexible standards that
can help businesses move into older buildings and adapt old homes to commercial or
mixed use spaces. An example is the ability of buildings on the Edmonds Register of
Historic Places to get an exception for parking for projects that retain the historic
character of the site.
Administrative Procedures
Streamlined approval processing. The City generally uses either a Hearing Examiner or
staff to review and issue discretionary land use decisions, thereby reducing permitting
timelines and providing some degree of certainty to the process. The City continues to
provide and improve on an extensive array of information forms and handouts explaining
its permitting processes and standards. The City has also established standards for permit
review times, tailored to the type and complexity of the project. For example, the mean
processing time for processing land use permits in 2003 was 39 days, less than one -third
of the 120 -day standard encouraged by the State's Regulatory Reform act.
Housing 107
• Use -by- Right. The City has been actively reviewing its schedule of uses and how they
are divided between uses that are permitted outright vs. permitted by some form of
conditional use. The City has expanded this effort to include providing clearer standards,
potentially allowing more approvals to be referred to staff instead of the Hearing
Examiner hearing process.
Impact mitigation payment deferral. The City's traffic mitigation impact fees are
assessed at the time of development permit application, but are not collected until just
prior to occupancy. This provides predictability while also minimizing "carrying costs"
of financing.
Development Standards
• Front yard or side yard setback requirements. Some of the City's zones have no front or
side yard setback requirements, such as in the downtown mixed use zones. In single
family zones, average front setbacks can be used to reduce otherwise required front yard
setbacks.
• Zero lot line. This type of development pattern can be achieved using the City's PRD
process, which is implemented as an alternative form of subdivision.
• Street design and construction. Street standards are reviewed and updated on a consistent
basis, taking advantage of new technologies whenever possible.
• Alleys. The City has an extensive system of alleys in the downtown area and makes use
of these in both mixed use and residential developments.
• Off - street parking requirements. The City has substantially revised its off - street parking
standards, reducing the parking ratios required for multi family development. The City
also simplified and streamlined its parking requirements for the downtown mixed use
area, thereby encouraging housing downtown.
• Sanitary Sewer, Water, and Stormwater systems. Innovative techniques are explored and
utilized in both new systems and in the maintenance of existing infrastructure.
Low -Cost Housing Types
• Accessory dwellings. The City substantially revised its accessory dwelling regulations,
providing clearer standards and streamlining their approval as a standard option for any
single family lot.
Cottage housing developments. The City is exploring this option, although it would be
expected to have limited application.
• Mixed -use development. The City has strengthened and expanded its mixed use
development approach. Downtown mixed use development no longer has a density cap,
and this — combined other regulatory changes — has resulted in residential floor space
drawing even with commercial floor space in new developments in the downtown area.
Mixed use zoning was applied in the Westgate Corridor, and revised mixed use
108 Housing
development regulations are being prepared for application in the Hospital/Highway 99
Activity Center as well as along Highway 99.
Mobile /manufactured housing. The City's regulation of manufactured homes has been
revised to more broadly permit this type of housing in single family zones.
Housing Production & Preservation Programs
• Housing preservation. The City provides strict enforcement of its building codes,
intended to protect the quality and safety of housing. The City has also instituted a
historic preservation program intended to provide incentives to rehabilitate and restore
commercial, mixed use, and residential buildings in the community.
• Public housing authority / Public and nonprofit housing developers. The City supports
the Housing Authority of Snohomish County, as evidenced by its approval of the
conversion of housing units to Housing Authority ownership.
For - profit housing builders and developers. Many of the strategies outlined above are
aimed at the for - profit building market. The City's budget restrictions limit its ability to
directly participate in the construction or provision of affordable housing, so it has
chosen instead to affect the cost of housing by reducing government regulation,
providing flexible development standards, and otherwise minimize housing costs that can
be passed on to prospective owners or renters.
Housing Financing Strategies
• State / Federal resources. The City supports the use of State and Federal resources to
promote affordable housing through its participation in the Snohomish County
Consortium and the Community Development Block Grant program. These are important
inter jurisdictional efforts to address countywide needs.
There will be difficulty meeting affordability goals or significantly reducing the current
affordable housing deficit. The city is nearly fully developed and has limited powers and
resources to produce subsidized housing. However, participation in joint funding projects (such
as non - profit organizations funded by the cities of Kirkland, Redmond and Bellevue) would help
to mitigate these impacts.
C. Goal - Housing I - Discrimination and Fair Housing - Goal 1. There should be adequate
housing opportunities for all families and individuals in the community regardless of
their race, age, sex, religion, disability or economic circumstances.
D. Goal Housing I - Discrimination and Fair Housing - Goal 2. Insure that past attitudes do
not establish a precedent for future decisions pertaining to public accommodation and
fair housing in accordance with the following policy:
Housing 109
E. Goal - Housing II - Low Income, Elderly and Disabled Housing. A decent home in a
suitable living environment for each household in accordance with the following
policies:
E.1. Encourage the utilization of the housing resources of the federal government to
assist in providing adequate housing opportunities for the low income, elderly
and disabled citizens.
E.2. The City should work with the Washington Housing Service and other agencies
to:
E2. a. Provide current information on housing resources;
E.2. b. Determine the programs which will work best for the community.
E.2.c. Conduct periodic assessments of the housing requirements of special
needs populations to ensure that reasonable opportunities exist for all
forms of individual and group housing within the community.
F. Goal - Housing III - Housing Rehabilitation. Preserve and rehabilitate the stock of older
housing in the community in order to maintain a valuable housing resource in accordance
with the following policies:
F.1. Program should be developed which offers free or low cost minor home
maintenance service to low income, elderly or handicapped persons.
F.2. Building code enforcement should be utilized to conserve healthy neighborhoods
and encourage rehabilitation of those that show signs of deterioration.
F.3. Ensure that an adequate supply of housing exists to accommodate all households
that are displaced as a result of any community action.
F.4. Evaluate City ordinances and programs to determine if they prevent
rehabilitation of older buildings.
G. Goal. Provide affordable (subsidized housing, if need be) for elderly, disadvantaged,
disabled and low income in proportion to the population of Edmonds in accordance with
the following policies:
G.1. The City should aggressively pursue funds to construct housing for elderly,
disabled and low income. Units should blend into the neighborhood and be
designed to be an asset to area and pride for inhabitants. [Ord. 2527 §3, 1985.]
G.2. City zoning regulations should expand, not limit, housing opportunities for all
special needs populations.
110 Housing
H. Goal: Provide a variety of housing for all segments of the city that is consistent and
compatible with the established character of the community.
H.1. Expand and promote a variety of housing opportunities by establishing land use
patterns that provide a mixture of housing types and densities.
H.I.a. Provide for mixed use, multifamily and single family housing that is
targeted and located according to the land use patterns established in
the land use element.
11.2. Encourage infill development consistent with the character of the surrounding
neighborhood.
H.2.a. Within single family neighborhoods, encourage infill development by
considering innovative single family development patterns such as
Planned Residential Developments (PRDs).
H.2. b. Provide for accessory housing in single family neighborhoods that
addresses the needs of extended families and encourages housing
affordability.
H.2.c. Provide flexible development standards.for infill development, such as
non - conforming lots, when development in these situations will be
consistent with the character of the neighborhood and with the goal to
provide affordable single family housing.
L Goal: Provide housing opportunities within Activity Centers consistent with the land use,
transportation, and economic goals of the Comprehensive Plan.
I.1. Promote development within Activity Centers supports the centers' economic
activities and transit service.
I.I.a. Provide for mixed use development within Activity Centers.
I.I.b. Plan for housing that is located with easy access to transit and economic
activities that provide jobs and shopping opportunities.
1.1. c. Consider adjusting parking standards for housing within Activity
Centers to provide incentives for lower -cost housing when justified by
available transit service.
J. Goal: Government should review and monitor its permitting processes and regulatory
structures to assure that they promote housing opportunities and avoid, to the extent
possible, adding to the cost of housing.
J.1. Provide the maximum amount of certainty and predictability in government
permitting processes.
Housing 111
J.1. a. Consider a wide variety of measures to achieve this objective, including
such ideas as:
..establishing time limits for permitting processes;
..developing consolidated permitting and appeals processes;
..implementing administrative permitting procedures;
..using pre- application processes to highlight problems early.
J.2. Establish monitoring programs for permitting and regulatory processes.
J.2.a. Monitoring programs should be established to review the types and
effectiveness of government regulations and incentives, in order to
assess whether they are meeting their intended purpose or need to be
adjusted to meet new challenges.
K. Goal: Opportunities for increasing the affordability of housing have the best chance for
success if they are coordinated with programs that seek to achieve other community
goals as well. Housing affordability should be researched and programs developed that
address multiple Comprehensive Plan goals and objectives.
K.1. Develop housing programs to encourage housing opportunities that build on
linkages between housing and other, complementary Comprehensive Plan goals.
K.I.a. New programs that address housing affordability should be coordinated
with programs that address development of the arts, encourage historic
preservation, promote the continued development of Activity Centers
and transit friendly development, and that encourage economic
development.
L. Goal: In addition to traditional height and bulk standards, design is an important aspect
of housing and determines, in many cases, whether or not it is compatible with its
surroundings. Design guidelines for housing should be integrated, as appropriate, into the
policies and regulations governing the location and design of housing.
L.1. Provide design guidelines that encourage flexibility in housing types while
ensuring compatibility of housing with the surrounding neighborhood.
L.I.a. Incentives and programs for historic preservation and neighborhood
conservation should be researched and established to continue the
character of Edmonds' residential and mixed use neighborhoods.
L.1. b. Design guidelines for housing should be developed to ensure
compatibility of housing with adjacent land uses.
112 Housing
Affidavit of Publication
STATE OF WASHINGTON, } S.S.
COUNTY OF SNOHOMISH
MARY 6F ORDINANCE NO-3542
of e y of mon s, as ington
The undersigned, being first duly sworn on oath deposes and says that she is Principal al Clerk
On the 151h d o March, 2005 , the City Council of the
of THE HERALD, a daily newspaper printed and published in the City of Everett, County of
City-of Edmonds, passed Ordinance No. 3542. A summary of,
the content of said ordinance, consisting of the title, provides
Snohomish, and State of Washington; that said newspaper is a newspaper of general
A follows:
AN ORDINANCE OF THE GITY OF EDMONDS, WASHING-!
circulation in said Count and State; that said newspaper has been approved as a legal
Y PP g
TON, ADOPTING 2004 ANNUAL AMENDMENTS TO THE,
COMPREHENSIVE PLAN AND TO THAT PORTION OF
newspaper by order of the Superior Court of Snohomish County and that the notice.
THE PLAN RELATING TO THE DOWNTOWN WATER-
FRONT ACTIVITY CENTER; AND FIXING A TIME WHEN s
Summary of Ordinance No. 3542
THE SAME SHALL BECOME EFFECTIVE.
The full text of this Ordinance will be mailed upon regt est.
DATED this 16th day of March, 2005. {
City of Edmonds
CITY CLERK, SANDRA S. 04ASE
Published: March 22, 2005.
a printed copy of which is hereunto attached, was published in said newspaper proper and not
in supplement form, in the regular and entire edition of said paper on the following days and
times, namely:
March 22, 2005
and that said newspaper was regularly distributed to its subscribers during all of said period.
C" X11 ZAAA QQJ
URECEI VIEE) Subscribed and sworn to before me this 22nd
x4�
BAR z 2;05 day of March, 2005 `i' S7144
EM4,1,ti i R9< A1,4 NGTAAY N G
Notary Public in and for tate of Washington, residing at Everett, Sri omi L16LIC
County. 7 7_2008
°P K'A'S�
Account Name: City of Edmonds Account Number. 101416 Order Number. 0001269971