2014-02-26 Planning Board MinutesCITY OF EDMONDS
SUMMARY PLANNING BOARD MINUTES
(Joint Meeting with Highway 99 Task Force)
February 26, 2014
PLANNING BOARD MEMBERS PRESENT
Todd Cloutier, Chair
Neil Tibbott, Vice Chair
Philip Lovell
PLANNING BOARD MEMBERS ABSENT
Kevin Clarke (excused)
Ian Duncan (excused
Bill Ellis (excused)
Valerie Stewart (excused)
Madeline White (Student Representative)
HIGHWAY 99 TASK FORCE MEMBERS PRESENT
Jim Underhill, Chair
Stanley Piha
Bruce Witenberg
Ron Wamboldt
John Rubenkonig
Councilmember Johnson
Councilmember Fraley-Monillas
STAFF PRESENT
Stephen Clifton, Community Services/Economic Dev. Director
Rob Chave, Development Services Director
Karin Noyes, Recorder
Because there was not a quorum of Planning Board Members present, the regular business meeting was cancelled.
However, those present from the Planning Board and Highway 99 Task Force agreed to have an informal discussion,
with summary minutes.
Mr. Chave explained that the purpose of the meeting is for the Board and Task Force to have a discussion of development
issues related to Highway 99, focusing especially on land use and zoning. He advised that the Task Force has been working
on a variety of issues related to development along Highway 99, and they would like to present their ideas and insight to the
Planning Board for consideration.
Mr. Underwood reported that, in addition to discussing potential land use and zoning changes that would facilitate and
encourage development along Highway 99 (Attachment 1), the Task Force has contacted land owners along and near
Highway 99 to talk about what could be done to improve what is currently on their properties. He provided a brief snapshot
of what the Task Force has done over the past year:
• The Task Force has contacted the owners of the Burlington Coat Factory property. Half of the owners are interested
in redeveloping the property and the other half are not. The owners are currently in litigation, and the Task Force is
hoping for a good outcome for this prime piece of property.
• The task force has talked with the owners of property at 2341h and Highway 99 where the gun shop is located,
specifically pointing out that the property located behind the gun shop is underutilized.
• There have been discussions with the owners of the Top Foods property, who have expressed an interest in
redeveloping and/or upgrading the site, which is currently underutilized.
• Community Transit has opened the new Swift Transit Stations at 216"' and 238th, and the Task Force has talked with
owners of property in the vicinity regarding opportunities for transit -oriented development. The City of Everett's
Evergreen Way Revitalization Plan (Attachment 4) provides a good example of the type of transit -oriented
development that would be appropriate along the Edmonds portion of Highway 99.
• The Task Force has had continued discussions with the Behars, who own property at 220th and Highway 99,
regarding potential redevelopment, and the plan (Edmonds Green) that was previously submitted to the City.
• Mr. Underhill and Mr. Clifton will meet next week with the facilities manager for Premera to discuss their future
needs for expansion and space. There is prime opportunity for properties on Highway 99 to be developed as
residential to provide housing for people who work at Premera and other businesses along the corridor.
• Improvements will be made this summer to connect 228th Street through to the Mountlake Terrace Park and Ride.
• There was a recent celebration for the completion of the International District improvements, which connect the area
to the City and make it a vibrant part of the community.
• Swedish Edmonds Hospital is expanding to create a new emergency room and parking structure, and the new cancer
center has been an asset to the corridor. It provides an example of how redevelopment can change the appearance of
Highway 99.
Mr. Chave advised that Attachment 1 was prepared by the Task Force and includes some ideas for simplifying the CG and
CG2 Zones to streamline regulations and encourage mixed -use development. He noted that the Planning Board has had
similar discussions about potential amendments to the CG and CG2 zones, particularly about modifying or relaxing the
parking requirement. He explained that, currently, the parking requirement is based on use, which creates a problem when
uses change. A standard streamlined parking requirement would make sense for properties that focus on Highway 99
because there would be very little chance for spillover parking into the neighborhoods. However, they need to be more
careful when setting parking standards for properties located on the periphery and closer to neighborhoods.
The Board and Task Force discussed the proposed changes to ECDC 16.60.030(B) found in Attachment 1. Mr. Chave
pointed out that the table would distinguish the parking requirement based on location and proximity to other zones. An
alternative to the standards outlined in the table would be to allow developers to conduct project -specific studies to determine
the appropriate required parking. It was discussed that many newer developments, including the building at 3rd Avenue and
Dayton Street, have parking located on the first floor of the structure. However, the current CG and CG2 Zone requires
commercial space on the ground floor, and parking would not be an option. The Board and Task Force generally agreed that
the parking standards should be as flexible as possible in zones along the Highway 99 Corridor.
Mr. Chave advised that the Task Force has discussed the need to encourage more residential development along Highway 99.
However, the current code does not allow residential development on the ground floor in the CG and CG2 zones. Mr. Piha
pointed out that the Comprehensive Plan calls out Highway 99 as a mixed -use area that is served by transit and accessible to
pedestrians. He referred the Board to the City of Lynnwood's Highway 99 Subarea Plan (Attachment 5), which identifies
nodes of residential, mixed -use development, particularly near their Bus Rapid Transit (BRT) stations. While the City of
Edmonds also has two BRT stations (216th and 238th), the current code has too many constraints to allow this type of transit -
oriented development. He expressed his belief that identifying areas where transit -oriented development makes sense would
be a better approach than applying cookie -cutter zoning to the entire corridor.
The Board and Task Force indicated support for eliminating the requirement for commercial development on the 1st and tad
floors in the CG and CG2 Zones. They discussed that the current code is too restrictive and discourages developers from
doing projects in Edmonds. Amending the code to allow more flexibility in the types of development allowed would
encourage and help facilitate new projects. It was pointed out that Attachment 1 (ECDC 60.60.020.B) provides two options
for addressing this concern: 1) remove the requirement entirely, or 2) scale back the area/dimensional minimums. Mr.
Chave explained that Option 2 would not designate where the commercial space must be located on the ground floor. He
commented that developers have expressed an interest in doing projects along the corridor, but the codes are getting in the
way. Either option would provide more opportunity for redevelopment. He said he does not believe the change would result
in the loss of a significant amount of commercial development along the corridor, but it would enhance what is there and
provide more residential opportunities for people to live, work and shop and to create a sense of community.
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February 26, 2014 Page 2
Board Member Lovell recalled that Sound Transit is slated to come to Lynnwood, and it appears there may also be a station
located on the Mountlake Terrace side of Interstate 5. There has also been some discussion that this stop would serve
Swedish Edmonds Hospital and the surrounding medical uses. Mr. Clifton reported that he submitted a letter to Sound
Transit, on behalf of the Mayor, expressing the City's desire for them to consider a light rail stop at 220th and I-5. There are
currently more than 45,000 cars traveling east and west on this roadway each day, and Sound Transit was quite receptive to
looking at the option. If there is a light rail station in this location, he anticipates that development near 220th and Highway
would become more attractive. Mr. Clifton also pointed out that a station is planned at 236th in Mountlake Terrace, and the
City of Edmonds is planning to provide a direct access to the station from Highway 99.
Chair Cloutier commented that if the City is interested in encouraging more residential development on Highway 99, they
must also improve access. Walking along Highway 99 is not a pleasant experience at this time. Separating the sidewalk
from the street and adding plantings would help improve pedestrian safety. Buildings should be oriented close to the
highway, but far enough away to allow space for a sidewalk that is separated from the highway by a landscape strip.
The Task Force and Planning Board were in agreement that zoning changes are necessary to encourage development along
the corridor. Mr. Chave expressed his belief that the changes identified in Attachment 1 for the CG and CG2 zones would be
consistent with the current Comprehensive Plan. He pointed out that the Board is just finishing up work on their larger
projects, and they will not start working on the Comprehensive Plan until later in the year. Now is an opportune time for the
Board to consider potential zoning changes related to the CG and CG2 zones. He noted that some changes can move forward
quickly, while others will require more detailed work and a more extensive public process. For example, the changes
identified in Attachment 1 should be easy to implement but would result in a significant improvement. Changes related to
building height and creating special transit -oriented zoning for properties near the BRT stations will require more time.
Mr. Chave encouraged the Planning Board to review the City of Lynnwood's Highway 99 Subarea Plan (Attachment 5) and
the City of Everett's Evergreen Way Revitalization Plan (Attachment 4) to find ideas for what might be appropriate on the
Edmonds portion of Highway 99. Mr. Clifton added that the Task Force has ideas for what they would like to see on
Highway 99. They are particularly interested in transit -oriented development where people can live within a''/4-mile radius of
the BRT stations. These are areas where more dense development should be encouraged.
Mr. Chave referred to a study done several years ago in Florida that found that mixed -use developments provided more
revenue and benefits to local governments than big -box developments. He commented that there should be no fear that
allowing more residential development on Highway 99 would result in a loss of revenue to the City. Mr. Clifton added that
Nashville, TN also conducted a study that concluded that the areas with form -based codes outperformed those areas with
traditional zoning. This supports the idea that form -based codes have real financial benefits to local governments.
Board Member Tibbott requested examples of the type of development the Task Force envisions for Highway 99. Mr.
Clifton encouraged the Board Members to review the Behar development proposal, which is available via the City's website.
Mr. Chave also noted that Portland, Oregon, has done a lot of planning around transit stations. Orenco Station in Hillsboro,
Oregon, also provides a good example of a transitional mixed -use development. Councilmember Fraley-Monillas
commented that Snohomish County recently approved a project that provides another good example.
Board Member Tibbott asked if there are any environmental issues on Highway 99 that the Board should be aware of. Mr.
Chave answered that environmental concerns are non-existent on Highway 99.
Mr. Witenberg said that if the City's goal is to have true transit -oriented development on Highway 99, people must be
encouraged to get out of their cars and use public transportation. One way to do that is by limiting the amount of parking
space a developer can utilize for the residential portion of a project. However, just as people in the downtown are sensitive
about commercial development located near residential neighborhoods, it is important to keep in mind that the City's most
affordable single-family homes are located close to Highway 99. When drafting regulations, they must be careful that the
changes do not end up eroding the single-family neighborhoods.
Board Member Tibbott recalled that the Board recently reviewed zoning regulations related to marijuana businesses. As
currently proposed, businesses that produce and process marijuana would be limited to the CG and CG2 zones. Retail
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February 26, 2014 Page 3
marijuana uses would be allowed in any commercial zone, subject to the buffer requirements outlined in State law. He asked
if the Task Force has discussed whether or not this use would be appropriate on Highway 99. Mr. Clifton pointed out that,
under State law, only two retail marijuana retail outlets would be allowed to locate in Edmonds. The Task Force indicated
that they had not discussed this particular use. However, they expressed concern that Highway 99 not become a dumping
ground for all the undesirable uses that are prohibited elsewhere in the City.
Board Member Tibbott asked if the Task Force has discussed the future of auto dealerships on Highway 99. Mr. Chave said
the Task Force has discussed opportunities to amend the CG and CG2 zones to accommodate the expansion of existing or the
creation of new auto dealerships, but opportunities are limited based on available land.
Mr. Clifton reported that Senator Marko Liias has worked diligently to include $10 million in the State transportation
package to fund improvements along the Edmonds portion of Highway 99. However, he emphasized that this would only be
a small portion of the funding needed to complete an enhancement project for the entire segment of the highway, and the
Legislature is not likely to move the transportation package forward in 2014.
Board Member Lovell asked if there has been any discussion amongst property owners about consolidating properties to
enhance development opportunities. Mr. Clifton said he does not know of any current efforts to consolidate properties, but
the Edmonds Green Project (Behar) is a good example of this concept. He expressed his belief that property owners must see
the value in assembling properties, and the current zoning creates significant obstacles.
The Planning Board agreed to move forward immediately with the proposed amendments outlined in Attachment 1. They
also indicated support for potential amendments related to transition areas and transit -oriented zoning, but recognized these
two issues might require more time and potential changes to the Comprehensive Plan.
It was pointed out that parkland close to Highway 99 is very limited. They discussed that mixed -use development that
includes a residential component could also provide open areas for activities and gathering places. He referred to the
Edmonds Green project as an example. Mr. Chave explained that implementing this concept would require code changes.
While a Comprehensive Plan amendment would not be necessary, it might be appropriate to add additional language to make
the concept more obvious.
Mr. Chave summarized that the Board would like to move forward immediately with amendments to the CG and CG2 zones
as proposed in Attachment 1. In addition, they would like to discuss the right approach for addressing transit -oriented
development and transition zones. The Board agreed it would be helpful to have a discussion, at some point in the future,
with representatives from Community Transit and Sound Transit.
The meeting was adjourned at 8:30 p.m.
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