2024-01-10 Planning Board MinutesCITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting
January 10, 2024
Chair Mitchell called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City
Hall and on Zoom.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
The Land Acknowledgement was read by Vice Chair Golembiewski
Board Members Present
Jeremy Mitchell, Chair
Lauren Golembiewski, Vice Chair
Judi Gladstone
Richard Kuehn
Susanna Martini
Emily Nutsch (alternate)
Lily Distelhorst (student rep)
Board Members Absent
Nick Maxwell (excused)
Staff Present
Angie Feser, Parks, Recreation, & Human Services Director
Mike Clugston, Senior Planner
Rose Haas, Planner
Leif Bjorback, Building Official
Tristan Sewell, Planner
READING/APPROVAL OF MINUTES
MOTION MADE BY VICE CHAIR GOLEMBIEWSKI, SECONDED BY BOARD MEMBER
MARTINI, TO APPROVE THE MINUTES OF DECEMBER 13, 2023 AS PRESENTED. MOTION
PASSED.
ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED.
AUDIENCE COMMENTS
None
ADMINISTRATIVE REPORTS
A. Parks, Recreation & Human Services Department — 2023 Accomplishments
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Angie Feser, Parks, Recreation, & Human Services Director made the presentation. She reviewed the structure
of the department and accomplishments.
Administration/Park Development
• Civic Center Playfield Grand Opening & Project Closeout
• Boys & Girls Club Ground Lease
• Ballinger Park ILA with City of Mountlake Terrace
• Park Maintenance Satellite Shop
• Land Acquisition — Mee Property (others considered)
• 2024 Operation Budget, CIP/CFP
• De-escalation & Required NIMS Training Department Wide
Capital Projects: Civic Center Playfield (Project Management transfer); Johnson Property Demolition (2
phases); and Mathay Ballinger Improvements (design/permit)
Major Maintenance Projects: Bracketts Landing North Outdoor Shower; Cemetery Gate Repair; Restrooms
(6) doors/automated locks; and Oak Tree Maintenance 5th & Main
Parks Maintenance
• Park Maintenance Manager and Parks Lead Worker (internal promotions)
• Recruited/Hired/Onboarded 6 FTEs, 6 LTEs and Mechanic
• Trash/Litter: 144,000 lbs
• Vandalism response: 40+ instances
• Beautification: 100 hanging baskets, 186 flower beds, 75 containers
• Trees: 120 planted, 116 structurally pruned
• Turf. 16,000 miles mowed
• Holiday Lights
• Cemetery Burials (69) and Inumments (19)
Projects:
• 5"' & Dayton Xeriscape Project
• 5 Corners Roundabout Beautification Project
• McAleer/Lake Ballinger Boat Launch Rehab
• City Park Restoration project/fence
• Occupied Satellite Park Maintenance Shop
• Support Special Events (record number): Re -Imagine Streets/City Initiatives, Winter and Summer
Market, Arts Festival, 0 of July, Taste Edmonds, Car Show, Oktoberfest, Halloween, Tree
Lighting
• Interurban Trail Vegetation Maintenance with level of service increase
Recreation Division
• Frances Anderson Center
• Waterfront Center (limited)
• Rentals (shelters, fields, facilities
• Programs: Direct/indirect and special events
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• Environmental Education
• Advertising/Marketing/Social
Recreation Programming:
• Athletic Field Use & Reservation Policy
• Published Fee Schedule
• Significant increases in Facebook followers, Instagram followers, and email database
• Reservations: 21% increase in field rental revenue; 503 shelter rentals (new record)
• 30% increase in program registrations, 360% increase in gymnastics; 41% increase in
fitness/wellness classes.
• Summer Day Camp — 279 participants; 33 full scholarships awarded.
• Contracted Camps (45)
• Meadowdale Preschool — will stop operations in fall of 2024.
Environmental Education:
• Visitor Station — 5858 visitors
• K-6 Sprint Marine Education — 2550 kids.
• Discovery Camps — 5 weeks
• Discovery Interpretive Tables — City, Mathay-Ballinger & Olympic Beach Parks
• (4) Beach Ranger Naturalists patrolled beaches (Memorial — Labor Day)
• Edmonds Stewards —1297 volunteer service hours
• Co -hosted annual Rain Garden and Information Tour
Recreation Events highlights:
• Sponsorship revenue: 211 % increase
• Movie attendance: 50% increase
• Gingerbread decoration: 140% increase
• Sweetheart Dance: 17% increase
• Starlight Beach Walk
• Support other Chamber big events.
Human Services Division
• Collaboration with Edmonds Police Department
• Resource "Hub"
• Urgent Needs Program
• Motel Vouchers
• ARPA Fund Distribution
• Coordinated services for 399 individuals in 20223.
• Compass Health Social Worker embedded with PD.
• WSDOT relationship for ROW cleanups
• 211, DSHS out -stationing at Neighborhood Office
• Free cell phone events
• Snohomish County motel acquisition support
• Household Support Grant support
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State DOC Motel Voucher Program
Cold weather shelter coordination
The Board thanked Director Feser for the great report.
UNFINISHED BUSINESS
A. Code Amendment for Implementation of Detached Accessory Dwelling Units in accordance with HB
1337 — "Expanding housing options by easing barriers to the construction and use of accessory dwelling
units."
Planner Rose Haas gave the update on the Accessory Dwelling Unit code. She recapped what they talked about
at the previous meeting and presented areas for discussion. She discussed requirements of House Bill 1337
which must be implemented no later than six months after the next Comp Plan due date or by July 1, 2025.
Summary of Draft Code Amendments:
• Eliminated ADU Use Chapter (ECDC 20.21) and integrated development standards into RS-Single
Family Residential (Site Development Standards ECDC 16.20.050).
• Addition of language allowing the conversion of nonconforming structures into ADUs in Chapter 17.40
(Nonconforming uses, buildings, signs, and lots).
• Updates to Chapters 17.50 and 17.115 (Off -Street Parking Regulations and EV requirements).
• Elimination of language requiring an ADU land use permit in ECDC 20.01 (Types of Development
Project Permit Applications)
• Addition of language allowing an ADU use in PRDs in ECDC 20.35 (Planned Residential
Development).
• Updates and additions to Title 21 (Definitions): Accessory Dwelling Unit, Family, Gross floor area,
Principal dwelling unit, Single-family dwelling
Areas for discussion:
Critical Areas: Planning Division recommends allowing ADUs on lots that contain critical areas or their
associated buffers so long as they can meet protection standards in ECDC Title 23 (Natural Resources and that
ADUs should not have more restrictive development standards than primary dwelling units.
Vice Chair Golembiewski expressed support for staff s recommendations.
Board Member Gladstone asked for more information about the protection standards in order to
understand how well these two things are compatible. Ms. Haas reviewed an example and explained
that it would require a geotechnical report. Since this is already the process for additions and single-
family units, they would follow the same process for ADUs/DADUs.
Nullifying Restrictive Covenants: Planning Division recommends removing owner -occupancy requirements
and associated requirement covenants; and allowing nullification of all owner occupancy covenants on the date
of code adoption ECDC 16.20.050(L). Staff needs to work with the City Attorney on how to best do this.
• Chair Mitchell asked about short-term rental limitations. Ms. Haas stated that would not be part of the
Single -Family Development Code. It would most likely be elsewhere. Mr. Clugston commented that
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the last time Council talked about short-term rentals was in 2009 so it would need to be a much broader
conversation under another amendment. Right now, if someone wants to do a VRBO, Air B&B or
something similar they need to have a city business license. It they want to have other regulations there
would need to be a separate policy discussion with Council about that.
Utilities: Water meters, sewer connections, and utility undergrounding can add costs to ADU development. The
Planning Division is working with Public Works and Olympic View Water and Sewer District (OVWSD) to
clarify utility language prior to the next work session. Planning Division recommends reducing costs for
homeowners as much as possible and also collaborating with the Public Works Department, Utility Billing,
South County Fire, and OVWSD to ensure that all requirements are met.
• Vice Chair Golembiewski thought this was great.
• Board Member Nutsch asked if there would be any issues related to this when portions are sold. Board
Member Golembiewski commented that she didn't think the selloff portion is a true subdivision. She
thought that the landowner would own the utilities and there would probably be an HOA covenant.
• Chair Mitchell said this is pretty much in line with other jurisdictions. He thinks this is a good start and
makes sense.
• Board Member Gladstone said the most important part of this is the collaboration with Public Works
and OVWSD to figure out what makes the most sense.
Ms. Haas reviewed draft code amendments page by page and invited feedback.
• Vice Chair Golembiewski recommended having an incentive to keep these to one story. For example,
maybe the maximum size is 1000 sf (which is the State minimum) but the applicant could increase to
1200 or 1400 sf if they keep it one story. Or maybe other setbacks could be reduced in exchange for
lower building heights.
• Board Member Kuehn thought it would be good to have options.
• Board Member Gladstone said she liked Vice Chair Golembiewski's idea in order to meet the needs of
the populations that need this type of housing.
• Chair Mitchell asked if they would have to change lot coverage percentage in order to implement Vice
Chair Golembiewski's proposal. Vice Chair Golembiewski did not recommend changing lot coverage
percentages because it has a lot of environmental impacts; however, having more flexibility with
setbacks opens up they possibility of having an ADU accessible to more people. Chair Mitchell
suggested considering increasing the percentage in places where they want to incentivize the single -
story buildings.
• Board Member Gladstone requested data about housing sizes that would not be able to accommodate a
1200 sf footprint on their lot. How many places are we talking about where this would be restricted and
where are they?
• Chair Mitchell asked about the parking requirements. Ms. Haas explained there are about three areas in
the city that would require no parking. Otherwise, it will continue to be what it is today which is two
parking spaces for the primary unit and an additional one parking space per ADU.
• Vice Chair Golembiewski commented that if you are building a 1200 sf single -story structure and
adding a driveway you are likely going to tip the 2000 sf of impervious surface and start triggering the
stormwater code.
• Chair Mitchell raised a question on behalf of Board Member Maxwell about the parking requirements.
He asked if instead of having major and minor transit stops, they could just say a transit stop is a transit
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stop. Ms. Haas said they could recommend it, but she didn't know if Council would support it. Mr.
Clugston said they could provide a map showing that.
NEW BUSINESS
A. Green Building Incentives Program Introduction
Building Official Leif Bjorback and Planner Tristan Sewell made a presentation introducing the Green Building
Incentives Program. They reviewed what Green Building Incentives are, existing conditions, policy context,
program development, construction standards, program objectives, potential incentives, and questions to
consider.
The City can offer optional permitting and land use incentives in exchange for `greener' construction standards
to incentivize development with reduced environmental impacts. The Edmonds Community Development
Code already offers limited incentives. RM, BC, and WMU zones offer additional height for LEED Gold
certification. Conservation subdivisions incentivize retention of natural resources in exchange for relaxed
setbacks and increased lot coverage.
Existing conditions: Buildings emit most of Edmonds' local climate pollution. Residences emit over a third of
it. The current market forces perpetuate construction of inefficient buildings and wasteful construction
techniques. Guiding principles from the 2024 Comprehensive Plan, 2023 State housing bills, and 2021 building
and energy code updates provide information and goals. Policy documents include the 2020 Comprehensive
Plan (which will be updated to the 2024 Comprehensive Plan) and the 2023 Climate Action Plan. Both of these
explicitly call out incentives for development and redevelopment that reduce greenhouse gas emissions.
Program development included research of incentive programs in the region and nationally; input from Master
Builders of King and Snohomish Counties; comparisons of peer and neighboring municipalities' goals;
methods, outcomes, and next steps; and input from both industry reps and the public. It is important that program
objectives are valuable and simple to implement. Construction standards are based on established certifications.
The incentives available stem from things that the City can regulate. These include:
• Additional building height — can be necessary for efficiency.
• Reduced property line setbacks — onsite location flexibility
• Increased lot coverage — more developable lot area
• Density — number of units, floor area ratio
• Reduced off-street parking — specific needs vs. one -size -fits -most.
• Expedited plan review — targeting 50% reduction.
Questions to consider:
• How might these incentives impact housing affordability? May it contribute to displacement?
• Who is most likely to benefit from these incentives? Who might face unintended negative outcomes?
Who is left out?
• Do the land use incentives reflect the community's best interest? Are they meaningful to development
professionals and homeowners?
• Can Planning & Development successfully implement accelerated review? Can we handle the
incentivized applications with current staffing?
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Next steps include integrating feedback into a draft program proposal with specific land use and permit review
incentives. Staff will present a draft program to Planning Board for input and revision. This will be followed by
a public hearing on the revised draft for further refinement via public input. Finally, the Planning Board will
make a recommendation to City Council.
Vice Chair Golembiewski requested more information on how the process would work early on in the
development process and what risk is posed by offering something that is not followed through on by the
applicant. Mr. Bjorback explained that figuring out what gets leveraged is a crucial part of the program. He
noted that Seattle has a lot of great requirements. There is a financial investment if you don't meet your
obligation by a certain date.
Board Member Gladstone suggested submitting questions to staff so answers can be brought back to the next
meeting.
B. Preparation for Planning Board presentation at Council
Chair Mitchell stated that there is a draft presentation in place based on the previous presenation and what was
discussed at the December Planning Board member. He gave a high-level review of the presentation.
• Planning Board Powers and Duties
• 2023 Highlights
• 2024 Projected Workload
• Goals & Expectations
• Council Feedback
SUBCONLVIITTEE REPORT
None
PLANNING BOARD EXTENDED AGENDA
The Board requested more information about the Comprehensive Plan high-level alternatives that were
previously on the extended agenda. Board Member Gladstone expressed concern that it appears they won't be
looking at policy until May. She believes this is the meat of the Comprehensive Plan and it is important to know
when those touches will be. The alternatives should be driven by policies. Chair Mitchell acknowledged that
staff is strapped with some of the policies because of the house bills but there are still the other five elements
that are required. He asked how often they will be able to do get Comprehensive Plan updates. Mr. Clugston
said they are hoping to do them bi-weekly.
Next meeting:
• Tree Code Discussion with Legal
• ADUs/DADUs
• Green Building Incentives (this might get punted)
General comments:
• Vice Chair Golembiewski requested a briefing about how Comp Plan elements are developed.
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• Board Member Gladstone concurred and asked that this information refer specifically to Edmonds.
• Chair Mitchell asked if they would be seeing the draft Comprehensive Plan incrementally or if they
would just get all of it at once. He doesn't want to repeat the CIP/CFP scenario where they have one
touch and then have to make a recommendation.
• Board Member Gladstone noted that the extended agenda only goes until July but historically they have
gotten a report on the CIP/CFP. Last year the first time was in September. She thinks that in order for
the Board to understand the decisions and recommendations they will be making it should be on the
agenda earlier. This would allow staff/consultants to lay the context of the drivers of their
recommendations. Mr. Clugston thought that this would be lumped together with the Comprehensive
Plan this year and would be coming in the spring or summer.
• Mr. Clugston said he hopes to improve communication.
• Board Member Gladstone requested that if they get 200 pages of reading, they get it earlier than the
Friday before the meeting.
• Board Member Gladstone requested a follow-on discussion on the Tree Code after they hear from the
attorney.
• Chair Mitchell requested an update on Highway 99 and what role the Planning Board is going to play.
Board Member Gladstone suggested asking Council about this in the presentation.
• Mr. Clugston noted that at some point in the year they need to get to Land Use Permit Timelines and
Design Standards and Processes
PLANNING BOARD MEMBER COMMENTS
Board Member Gladstone commended Chair Mitchell on running his first meeting.
Vice Chair Golembiewski also congratulated him on the great meeting.
PLANNING BOARD CHAIR COMMENTS
Chair Mitchell said he was excited to make the presentation to the Council and will report back at the next
meeting.
ADJOURNMENT:
The meeting was adjourned at 9:18 p.m.
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