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Ordinance 36500006.90000 WSS /gjz 6/8/07 ORDINANCE NO. 3650 AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, REZONING CERTAIN REAL PROPERTY FROM SINGLE - FAMILY RESIDENTIAL (RS -6) TO OFFICE - RESIDENTIAL (OR) FOR CERTAIN PROPERTIES LOCATED ON THE WEST SIDE OF SUNSET AVENUE NORTH, AND SOUTH OF BELL STREET, AND FIXING A TIME WHEN THE SAME SHALL BECOME EFFECTIVE. WHEREAS, a closed record review was held before the Edmonds City Council on the rezone of certain real property located on the west side of Sunset Avenue North, south of Bell Street as described in File No. R- 07 -14, and WHEREAS, this matter came to the City Council on the record of a hearing before the Planning Board and with the recommendation of the Planning Board that the property should be rezoned from single - family residential (RS -6) to office - residential (OR), and WHEREAS, the City Council finds it to be in the public interest to rezone the property, adopting the findings and conclusions set forth in the staff report dated April 25, 2007 and attached as Exhibit 2 in the record before the Council; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Certain real property located on the west side of Sunset Avenue North, south of Bell Street in the City of Edmonds, Washington, and more particularly described in File No. R -07 -14 is hereby rezoned from single - family residential (RS -6) to office - residential (OR). {WSS664592.DOC;1/00006.900000/} - 1 - Section 2. The Development Services Director or his designee is hereby authorized to amend the City's zoning map to show this change in designation. Section 3. Effective Date. This ordinance, being an exercise of a power specifi- cally 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. ATTEST /AUTHENTICATED: ITY CLERK, SANDRA S. CHASE APPROVED AS TO FORM: OFFICE OF THE CITY, ATTORNEY: BY W. SCOTT SNYDER FILED WITH THE CITY CLERK: 06/15/2007 PASSED BY THE CITY COUNCIL: 06/19/2007 PUBLISHED: 06/24/2007 EFFECTIVE DATE: 06/29/2007 ORDINANCE NO. 3650 (WSS664592.DOC;1/00006.900000/) - 2 - SUMMARY OF ORDINANCE NO. 3650 of the City of Edmonds, Washington On the 19th day of June, 2007, the City Council of the City of Edmonds, passed Ordinance No. 3650. A summary of the content of said ordinance, consisting of the title, provides as follows: AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, REZONING CERTAIN REAL PROPERTY FROM SINGLE - FAMILY RESIDENTIAL (RS -6) TO OFFICE - RESIDENTIAL (OR) FOR CERTAIN PROPERTIES LOCATED ON THE WEST SIDE OF SUNSET AVENUE NORTH, AND SOUTH OF BELL STREET, AND FIXING A TIME WHEN THE SAME SHALL BECOME EFFECTIVE. The full text of this Ordinance will be mailed upon request. DATED this 20th day of June, 2007. Ow. &� ITY CLERK, SANDRA S. CHASE {WSS664592.DOC;1/00006.900000/} -3 - CITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PLANNING DIVISION ADVISORY REPORT FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS To: EDMONDS PLANNING BOARD From: Robert Chave, ATCP Planning Manager Date: Planning Board Meeting of April 25, 2007 File: R- 2007 -14 Application by the City of Edmonds to administratively rezone the subject properties from "Single Family — RS -6" to "OR — Office Residential" to be consistent with the City's Comprehensive Plan designation. Hearing Date, Time, and Place: April 25, 2007, at 7:00 PM, Edmonds City Council Chambers Public Safety Complex 250-5 th Avenue North TABLE OF CONTENTS Section Page I. INTRODUCTION .......................................................................................................... ............................... 2 A. APPLICATION INFORMATION ..................................................................................... ..............................2 B. RECOMMENDATION ON THE PROPOSAL ..................................................................... ..............................2 IL FINDINGS OF FACT AND CONCLUSIONS .............................................................. ..............................3 A. SITE DESCRIPTION .................................................................................................... ..............................3 B. STATE ENVIRONMENTAL POLICY ACT( SDPA) ........................................................... ..............................3 C. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE ..................... ..............................3 D. COMPREHENSIVE PLAN ............................................................................................. ..............................5 E. TECHNICAL COMMITTEE ........................................................................................... ..............................6 F. PUBLIC COMMENTS .................................................................................................. ..............................6 III. ATTACHMENTS ............................................................................................................ ..............................6 IV. PARTIES OF RECORD ................................................................................................. ..............................6 City of Edmonds cQ Planning Board I. INTRODUCTION A. APPLICATION 1. Applicant: City of Edmonds. 2. Site Location: (Refer to Attachment 1) The properties are located on the west side of Sunset Avenue North, south of Bell Street, with addresses generally between 133 and 137 Sunset. See Attachment 1 for a location map. 3. Request: Application for a rezone from "Single Family — RS -6" to "OR — Office Residential" to be consistent with the City's Comprehensive Plan designation (see Attachments 1 and 2). 4. Review Process: a. Rezone - Planning Board conducts a public hearing and forwards a recommendation to the City Council for final decision. 5. Major Issues: a. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.40 (REZONES). b. Compliance with Edmonds Community Development Code (ECDC) Section 20.100.010 (HEARING EXAMINER, PLANNING ADVISORY BOARD AND CITY COUNCIL REVIEW). B. RECOMMENDATION Based on Findings of Fact, Analysis, Conclusions, and Attachments in this report, staff recommends that the Planning Board make a recommendation to the City Council to APPROVE the request for a rezone from "Single Family — RS -6" to "OR — Office Residential. " R- 2007 -14 Sunset OR rezone staff report.doc 2 II. FINDINGS OF FACT AND CONCLUSIONS A. SITE DESCRIPTION 1. Site Development and Zoning: a. Facts: (1) Size and Shape: The area under review consists of approximately 0.6 acres fronting on the west side of Sunset Avenue North (see Attachments 1 and 2). (2) Land Use: The southern -most property is vacant, while the properties to the north contain a single family home and a multi family development. (3) Zoning: Current zoning of the subject properties is Single Family, RS -6 (see Attachment 1). 2. Neighboring Development and Zoning: a. Facts: (1) North: The area to the north, west side of Sunset Ave. N, consists of a narrow open bluff lying between Sunset Avenue and the railroad tracks. (2) East: The area east of Sunset contains a single family neighborhood running north along Sunset Avenue, zoned RS -6. A small area of multi family zoning (RM -2.4) is on the west side of 2"d Avenue North. (3) Southeast and South: Development to the south and southeast is part of the Downtown Edmonds commercial area, consisting of a mixture of commercial and multi family uses. This area is zone predominantly for downtown business (BD2). B. STATE ENVIRONMENTAL POLICY ACT (SEPA) 1. a. Fact: A Determination of Nonsignificance was issued on April 11, 2007. Because this is a non - project action, further environmental review will be required with any subsequent requests for specific project approvals. C. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE 1. ECDC Section 20.40 (Rezones) a. Facts: (i) The OR zoning classification is included in Attachment 3 for reference. (ii) Edmonds Community Development Code (ECDC) Section 20.40.010 provides that, at a minimum, the following factors shall be considered in reviewing an application for a rezone: (1) Comprehensive Plan. Whether the proposal is consistent with R- 2007 -14 Sunset OR rezone staff report.doc 3 the Comprehensive Plan; and, (2) Zoning Ordinance. Whether the proposal is consistent with the purposes of the Zoning Ordinance, and whether the proposal is consistent with the purposes of the proposed zone district; and, (3) Surrounding Area. The relationship of the proposed zoning change to the existing land uses and zoning of surrounding or nearby property; and, (4) Changes. Whether there has been sufficient change in the character of the immediate or surrounding area or in city policy to justify the rezone: and, (5) Suitability. Whether the property is economically and physically suitable for the uses allowed under the existing zoning, and under the proposed zoning. One factor could be the length of time the property has remained undeveloped compared to the surrounding area, and parcels elsewhere with the same zoning; and (6) Value. The relative gain to the public health, safety and welfare compared to the potential increase or decrease in value to the property owners. b. Analysis: (i) Comprehensive Plan. The Comprehensive Plan designates the subject properties for "Planned Residential - Office" use, described as: "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 small scale development which provides for a mix of limited office and residential uses which provide a transition between 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. " [2006 Comprehensive Plan, pg. 37] (ii) Zoning Ordinance. The purposes of the OR zone are given in ECDC 16.77.000 (see Attachment 3). The purposes clearly state that "The office- residential (OR) zone is intended to be applied to areas designated in the comprehensive plan for planned residential - office' development on the west side of Sunset Avenue south of Bell Street, " and goes on to describe the intent to allow this area to "act as a transition between " surrounding uses. (iii) Surrounding Area. The OR zone was constructed and approved to provide for small -scale office and residential development that would R- 2007 -14 Sunset OR rezone staff report.doe be more flexible in use (acknowledging the adjoining railroad to the west and commercial uses to the south and southeast) while maintaining compatibility with nearby single family height and bulk standards. This was done as a way to address the unique situation of these properties relative to the surrounding area. (iv) Changes. The relevant change in City policy direction for this area occurred with adoption of the 2004 Comprehensive Plan, which amended the policy and plan designations for this area. In particular, the subject properties were designated for "Planned Residential - Office" use, and the policy discussion described and supported that designation (see discussion under (i), above). (v) Suitability. The properties in question are consistent with the descriptions in the existing comprehensive plan designation and in the proposed OR zoning classification. It is also significant that the southernmost property has not been developed under the existing RS -6 zoning, and the northernmost property contains a multi family development that is not consistent with its existing RS -6 zoning. In the past, inquiries have also been made indicating a desire to add an office to the existing single family home on the remaining property. (vi) Value. It is expected that at least some additional value may accrue to the subject property owners, since some additional flexibility in use will be available to them. However, additional value will also be added to the city in general, since infill or redevelopment will add value to the tax base and assist in helping the city accommodate fixture growth beyond the current 2025 planning horizon. c. Conclusions: (i) The proposed rezone is consistent with the Comprehensive Plan land use designation for the subject properties, and with the policies for the Downtown Activity Center. (ii) The proposed rezone is consistent with the purposes of the zoning ordinance. (iii) Based on the further facts and analysis contained above, planning staff concludes that the proposal meets all of the criteria for a change in zoning. D. COMPREHENSIVE PLAN 1. Comprehensive Plan Policies: a. Facts: (i) This site is currently designated "Planned Residential - Office" (see discussion under C.l.b.(i), above). An excerpt from the Downtown Waterfront Plan section of the Comprehensive Plan is attached as Attachment 4. b. Analysis: (i) The discussion of the "Planned Residential - Office" district on page 37 of R- 2007 -14 Sunset OR rezone staff report.doc the Comprehensive Plan was included in the 2004/2005 update of the plan. As the discussion indicates, this district anticipates that special zoning rules will need to be applied to provide for the uses anticipated while also ensuring neighborhood compatibility. (ii) The general policies for the downtown waterfront area (pages 33 -35 of Attachment 4) address the overall direction for the area, while not specifically dealing with the unique characteristics of the subject properties (this is dealt with in the "districts" discussion, as noted in (i) above). However, it is clear from the policies that downtown is intended to encourage a mix of uses (ref. E5, E12) and opportunities for new development or redevelopment in character with downtown (ref. E6, E8, E 14). c. Conclusions: (i) The proposal is consistent with the policy direction in the Comprehensive Plan, particularly the "Planned Residential - Office" district designated for the subject properties. E. TECHNICAL COMMITTEE No comments were received from City departments reviewing the proposal. F. PUBLIC COMMENTS No letters or written comments were received at the time this report was completed. III. ATTACHMENTS 1. Aerial /Vicinity Map. 2. Comprehensive plan and zoning vicinity maps, and aerial /topographic map. 3. ECDC zoning regulations for OR zone. 4. Comprehensive Plan policies. V. PARTIES OF RECORD Donald Drew Mary Ann Stark Jack & Charlene Jacobsen P.O. Box 57 133 Sunset Ave P.O. box 355 Edmonds, WA 98020 Edmonds, WA 98026 Edmonds, WA 98020 City of Edmonds R- 2007 -14 Sunset OR rezone staff report.doc 1N 4. , y r.j r Ai- s - �,f,�„ OVG' Zr / 4. 0 50 100 200 :' kl'.WPA'PiiRM!gI�YDl1?idkw'uIR' Feet :u ATTACHMENT I 4, wn Ian] C6 T n [S gle �arhity �Urban 1� [Dow , own Bd C.- tnmercial C7, CO Comprehensive Plan Vicinity Map N A 0 50 100 Feet a -- - - - - -- -- - Z J4( Q' =O ti File R- 2007 -14 A'T'TACHMENT 2 t Zoning Vicinity Map Q Rezones RS -10 h RS -MP E.rj', BD1 Cjr BD5 Q CG ® MP2 PRD RS -12 RM -3 0�0 BD2 ® BP CG2 MU Q RS -6 RSW -12 -2.4 � BD3 Q BN M CW CM P RS -8 © RS -20 ® RM -1.5 =4 BD4 BC 8 MP1 ( OS T 0 [,RM 3 ] [ RM -2.4 's 0 L 1) A s 50 100 Feet File R- 2007 -14 CN v � CO 0#1 j cb / Ak. pr 40 lb ir 112, A P Y. 4AIM 7. i . .: 1 SQ. io 00 0 50 100 200 d% Feet N.W.v Edmonds Community Development Code Chapter 16.77 OR — OFFICE - RESIDENTIAL Sections: 16.77.000 Purposes. 16.77.010 Uses. 16.77.020 Site development standards. 16.77.000 Purposes. A. The office - residential (OR) zone is intended to be applied to areas designated in the comprehensive plan for "planned residen- tial- office" development on the west side of Sunset Avenue south of Bell Street. B. This area is appropriate for development which provides for a mix of small -scale office and residential uses which provide a transition between the more intensive commercial uses along Main Street and the residential uses along Sunset Avenue. 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 sin- gle- family residential development, this area should act as a transition between these uses. C. To restrict commercial and multiple res- idential uses in scale and intensity so as to reduce noise, parking and traffic impacts on the adjacent residential neighborhood. D. The height and setback limits estab- lished for this zone have been adopted after full consideration of the topographical con- straints of sites within the zone. Variances are not available under current city code provi- 16.77.020 Site development standards. A. Table. 16.77.020 lions in order to make more profitable use of a property. In adopting these provisions, the city council has specifically provided for, and made allowances for, the site constraints and topographical features inherent in develop- ment of the designated OR sites. Therefore, no other height variance would typically be avail- able absent a special showing of constraints unanticipated on the date of adoption of the ordinance codified in this chapter. [Ord. 3619 § 1, 20061, 16.77.010 Uses. A. Permitted Primary Uses. Any combina- tion of the following uses is permitted: 1. Single- family dwellings. 2. Office -uses. 3. Multiple dwelling unit(s). 4. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070. B. Permitted Secondary Uses. 1. Off - street parking and loading areas to serve a permitted or conditional use. 2. All permitted secondary uses allowed in the RS — Single. Family Residential zone, as listed in ECDC 16.20.010(8). C. Primary Uses Requiring a Conditional Use Permit. 1. Local public facilities subject to the requirements of ECDC 17.100.050. [Ord. 3619 § 1, 20061. Minimum Minimum Minimum Minimum Lot Street Side Rear Maximum Maximum Subdistrict Area Setback' Setback Setback Height Coverage OR None 15' 5' None 25' No maximum t The minimum street setback of 15 feet applies to a building which is no wider than 110 feet. For any part of a building that exceeds 110 feet in width, an additional setback of 15 feet shall apply so that no more than 110 feet of building width is closer than 30 feet to the street lot line. For the purposes of this section, "building width" shall be the total horizontal dimension of that portion of thebuild- ing facing the street measured parallel to the street. ATTACHMENT 3 . . 16 -22.5 (Revised 3/07) 16.77.020 B. Parking Requirements. See Chapter 17.50 ECDC for specific parking requirements for allowed uses. No parking spaces may be located within the street or side setbacks. C. Signs, Landscaping and Design Review. See Chapters 20.10, 20.12 and 20.60 ECDC- for regulations on design review and signage. Signage shall be regulated as in an RM zone. Signage for office uses shall be regulated as in a BN zone, except that no freestanding signs shall be permitted. D. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050. E. Setback Encroachments. Eaves and chimneys may project into a required setback not more than 30 inches. Uncovered and unen- - closed porches, steps, patios, and decks may project into a required setback not more than one -third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above the ground level at any point. [Ord. 3619 § 1, 2006]. , r (Revised 3/47) . 16 -22.6 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.1. 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. E.5. Extend Downtown westward and connect it to the shoreline by encouraging mixed -use development and pedestrian- oriented amenities and streetscape improvements, particularly along Land Use 33 ATTACHMENT 4 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 tic 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. EX 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. EA 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. E. 16, Provide for the gradual elimination of large and inadequately landscaped paved areas. 34 Land Use 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, • 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. Retail Core. The area immediately surrounding the fountain at 5`h and Main and extending along Main Street and Fifth Avenue 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 encouraged 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 fagades of buildings must provide a high percentage of transparent window area and 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. Buildings Land Use 35 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. 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 for commercial buildings 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, caf6s, 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 located behind commercial street frontage may be appropriate 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 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 36 Land Use 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 located behind the commercial street frontage may be appropriate for residential use. Planned Residential- Ojfice. 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 small - scale development which provides for a mix of limited office and residential uses which provide a transition between 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. Land Use 37 STATE OF WASHINGTON, COUNTY OF SNOHOMISH SUMMARY OF ORDINANCE NO o the ity o 36b0 On the 19th day of June, 007 s, as nngton i of Edmonds, passed Ordinance No. a City Council of the content of said ordinance, 8 follows: consistin 365 A summary of ihe' TON RDINANCE OF 9 D the title, provides as + RE20NING THE CITY OF ED Provides WASHING" TSINGLE - FAMILY RESIRDENTI REAL PROPEATY FRO- ED ON THE WEST FOR CERTAIN PROPERTIES PFICE. i' OFFICE AND SOUTH SIDE OF SUNSET AVENUE NORTH WHEN THE SAME BELL STREET AND FIXING q The full text of this Ordinance 13E OM eEFFEC a TIME i DATED this 20th day EFFECTIVE i y of June, 2007 Pon request.. t Published: June 24, 2007 CITY CLERK, SAND - - -- - -- - - - - -- - -- RA S CHASE] RECEIVED JUL 0'5 2007 EDMONDS CITY CLERK Affidavit of Publication S.S. The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of THE HERALD, a daily newspaper printed and published in the City of Everett, County of Snohomish, and State of Washington; that said newspaper is a newspaper of general circulation in said County and State; that said newspaper has been approved as a legal newspaper by order of the Superior Court of Snohomish County and that the notice Summary of Ordinance No. 3650 City of Edmonds 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: June 24, 2007 and that said newspaper was regularly distributed to its subscribers during all of said period. and sworn to before me this day of June, 2007 Notary Pub}iE in and for tie State of Washington, residing County. r I w' Sg�ON FXp� OG cow NpSAft`! �C re tt, Snq x2608 9- OFWP`'�� Account Name: City of Edmonds Account Number. 101416 Order Number. 0001515141