Spence Sunset Landing 2010-05-03.ppt
Sunset Landing
Michael Spence
HARRISON, BENIS & SPENCE, LLP
th
2101 –4Ave. #1900
Seattle, WA 98121
(206) 448-0402
mspence@hbslegal.com
Why Have We Applied for a Rezone?
Washington’s Growth Management Act
encourages mixed-use transit oriented
development
Encouraged by the Edmonds Comprehensive
Plan
The current BC zoning is inconsistent with these
principles
The current BC zoning does not encourage a
high quality development
Washington’s Growth Management Act
Goals
(1)Urban growth
. Encourage development in urban areas where
adequate public facilities and services exist or can be provided in an
efficient manner.
(2) Reduce sprawl
. Reduce the inappropriate conversion of
undeveloped land into sprawling, low-density development.
(3) Transportation
. Encourage efficient multimodal transportation
systems that are based on regional priorities and coordinated with
county and city comprehensive plans.
(4) 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
The Edmonds Comprehensive Plan
“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. … Every opportunity should
be taken to improve the pedestrian streetscapein this area in order to encourage
pedestrian activityand 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….” (Long Term Actions, page 33, paragraph
8)
“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 developmentwhich provides for a mix of usesand takes advantage
of its strategic locationbetween 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
. Any
enable a design that provides for higher buildings outside current view corridors
redevelopment in this are 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 site of the properties, since this is an area that provides
a “first impression” of the city from railroad passengers and visitors to the waterfront.
Artwork, landscaping and modulated building design should be used throughout any
redevelopment project.” (Downtown Waterfront Districts, page 36)
Edmonds’ BC Zone
no minimum lot area
no minimum lot width
no street, side or rear setbacks
height limit of 25-feet, with an extra 5-feet available
for peaked roofs
maximum floor area ratio of 3 square feet per
square foot of lot area
Permitted Uses
BC Zone Permitted Uses:
Single family residential, retail, office, auto sales,
dry cleaners, printers, bus stop shelters, open air
markets, multifamily housing above the ground
floor, churches, schools, public facilities and
parks.
Proposal: Adopt BC Zone Permitted Uses
Edmonds’ CG Zone
No minimum lot area
No minimum lot width
Street setback (4’) must be fully landscaped
No applicable side/rear setbacks
Maximum height of 60’
No maximum floor area ratio
Edmonds’ CG2 Zoning
No minimum lot area
No minimum lot width
Street setback (4’) shall be fully landscaped
No applicable side/rear setback
Maximum height 75’
No maximum floor area
Edmonds Zoning Map