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2024-03-13 Planning Board Packet
1. 2. 3. 4. S. 6. 7. 8. 9. OF EDA,,G v ti Agenda Edmonds Planning Board REGULAR MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020 MARCH 13, 2024, 7:00 PM REMOTE MEETING INFORMATION: Meeting Link: https://edmondswa- gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3 KOhuS014QT09 Meeting ID: 873 2287 2194 Passcode:007978 This is a Hybrid meeting: The meeting can be attended in -person or on-line. The physcial meeting location is at Edmonds City Hall 121 5th Avenue N., 3rd floor Brackett R000m Or Telephone :US: +1 253 215 8782 LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and taken care of these lands. We respect their sovereignty, their right to self-determination, and we honor their sacred spiritual connection with the land and water. CALL TO ORDER APPROVAL OF MINUTES A. Approve minutes February 28th meeting ANNOUNCEMENT OF AGENDA AUDIENCE COMMENTS For topics not scheduled for a public hearing. Please limit your comments to 3 minutes ADMINISTRATIVE REPORTS PUBLIC HEARINGS UNFINISHED BUSINESS A. Joint Discussion with Economic Development Commission regarding existing conditions for Comprehensive Plan Update NEW BUSINESS A. Review of Planning Board's Recommendation on Critical Aquifer Recharge Area Code Amendment SUBCOMMITTEE REPORT Edmonds Planning Board Agenda March 13, 2024 Page 1 10. PLANNING BOARD EXTENDED AGENDA A. Extended Agenda 11. PLANNING BOARD MEMBER COMMENTS 12. PLANNING BOARD CHAIR COMMENTS 13. ADJOURNMENT 14. GENERIC AGENDA ITEMS Edmonds Planning Board Agenda March 13, 2024 Page 2 2.A Planning Board Agenda Item Meeting Date: 03/13/2024 Approve minutes February 28th meeting Staff Lead: Mike Clugston Department: Planning & Development Prepared By: Michelle Martin Background/History N/A Staff Recommendation Review and approve minutes from the February 28 meeting. Narrative N/A Attachments: PB 02282024_Draft Packet Pg. 3 2.A.a CITY OF EDMONDS PLANNING BOARD Minutes of Hybrid Meeting February 28, 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 Board Member Kuehn. Board Members Present Staff Present Jeremy Mitchell, Chair Susan McLaughlin, Development Services Director Lauren Golembiewski, Vice Chair Mike Clugston, Senior Planner Judi Gladstone Rose Haas, Planner Richard Kuehn Tristan Sewall, Planner Susanna Martini (online) Leif Bjorback, Building Official Nick Maxwell Board Members Absent None Chair Mitchell reported that February 14 was both Lily Distelhorst's and Emily Nutsch's last meeting due to personal obligations. READING/APPROVAL OF MINUTES MOTION MADE BY BOARD MEMBER GLADSTONE, SECONDED BY BOARD MEMBER KUEHN, TO APPROVE THE MINUTES OF FEBRUARY 14 AS PRESENTED. MOTION PASSED. ANNOUNCEMENT OF AGENDA THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED. AUDIENCE COMMENTS None PUBLIC HEARING A. Accessory Dwelling Unit code Update (AMD2023-0008) Planning Board Meeting Minutes February28, 2024 Pagel of 7 Packet Pg. 4 2.A.a City of Edmonds Planner Rose Haas made the presentation regarding the Accessory Dwelling Unit (ADU) Code Update. She gave an overview of public engagement and highlighted the Planning Board feedback which had been integrated: • Setback reductions on small parcels (I 0-feet); • Setback reduction incentives on small parcels if property owners limit height of ADU to l 5' to preserve privacy and views of existing neighborhoods (RS-6, RS-8) to 5 feet; and • Eliminating additional ADU parking requirements. She further elaborated on proposed development standards related to • Height restrictions and decreased setbacks. o Decreasing rear setback requirements to allow for more flexibility on smaller lots (RS-6 and RS-8) o Lot coverage will remain at 35% for all single-family zones o Limiting DADU (Detached Accessory Dwelling Unit) height to no less than 24 feet. o No setbacks for ADUs that abut a public alley. Gross Floor Area: o Limiting ADUs to 1000 sf of gross floor area on small lots (RS-6 and RS-8) o Allowing ADUs to have up to 1200 sf of gross floor area on one or two floors on large lots (RS- 10, RS-12, RS-20) Parking Requirements: o No additional parking requirements for ADUs. Since 2021, no additional parking has been required for ADUs within'/4 mile of a major transit stop. Ms. Haas reviewed some visuals depicting how the proposed development standards would apply with various configurations. Board members asked questions related to how many lots might actually be able to accommodate ADUs. Staff has not done that analysis, but the State assumes it would be no more than 10% of properties. Staff is requesting that the Planning Board draft a recommendation memo on allowing ADUs on lots that contain critical areas, ADU size restrictions, ADU setback restrictions, parking restrictions, and whether or not to waive impact fees. The timeline and next steps were reviewed. Board members asked clarification questions about the timeline, the definition of an alley and how it is designated, and fire safety considerations. The public hearing was opened at 7:34 p.m. Public Testimony: Eric Tucson asked about regulations related to multifamily units. He suggested allowing attached ADUs in order to allow more units without having the fire code issues. Regarding critical areas, there are still a lot of areas that are not built that are on steep slopes. He recommended allowing development on these. Roger Pence, former member and chair of the Planning Board, stated he has a lot of questions that don't have answers and is not able to provide an informed testimony at this time. He expressed concern that there has not been a forum for citizens to ask questions and get answers. He urged the Board to recess the public hearing after public testimony and continue it at some later date after there has been an opportunity to have a public forum or open house. Planning Board Meeting Minutes February28, 2024 Page 2 of 7 Packet Pg. 5 2.A.a Larry Williamson, resident of Westgate neighborhood, spoke on behalf of ACE, the Alliance for Citizens of Edmonds. They have been hoping that HB 1337 would be implemented without going way beyond its mandates. They have been hoping the City would set a baseline code, implement the law, and then revise the code after a few years as needed. He reviewed a couple areas where the City is going beyond the requirements of the state regulations. These include requirements for size, parking reductions, setbacks, and PRD applications. He spoke in support of the 1000 sf minimum size with 200 sf to be used as an incentive to keep the development at one story. They do not like the elimination of parking throughout the city and recommend using the actual language in 1337. He thinks the EV charging station should be applied to both ADUs and DADUs. He thinks the Planning Board and staff should completely review the parking requirements and the electric vehicle charging station issue. John Brock, Woodway, suggested revisions to the proposed code update. He agreed with the suggestion to limit ADUs to 1000 sf or with the option to go up to 1200 sf if it is kept to one story. Regarding off-street parking, he recommended treating ADUs and DADUs as if they were extensions of the primary residence and not a separate dwelling by simply counting bedrooms. He spoke in support of maintaining the current front and side yard setbacks for fire safety. He recommended limiting the proposed rear setback variance to half of the alleyway to maintain the fire break distance. He is happy that ADUs and DADUs will have to fit within the existing 35% impermeable area zoning requirements. Jim Ogonowski, Edmonds resident, commented that HB 1337 is rather disruptive for the entire state. He wondered why Edmonds is going beyond the requirements as the first step toward it. He recommended complying with the minimum requirements and having some options to go above it. After some time, they can learn from it and adjust accordingly. Regarding critical areas, he recommended keeping it simple and using the existing GIS map and exempting critical areas identified there as allowed by 1337. He echoed previous comments related to setbacks and parking. He expressed concern about allowing ADUs in PRD which he feels is government overreach, particularly in areas that have restricted governance and deeds associated with them. He thinks the code should require applicants to show their deed to ensure there is not a restricted covenant associated with it. Mackey Guenther (online) commended staff for drafting a great code. He commented that the Housing Commission which was commissioned by the City Council recommended back in 2021 that the City look at legalizing this low cost, attainable, accessible housing option that doesn't exist in the housing market today. It's too bad it took this long for the City to listen to itself. He thinks that ADUs in Edmonds is a great idea. Regarding parking requirements in the proposed code, he was glad to see that they are recognizing that homeowners have different preferences around parking. Flexibility is important. Some people want parking, and some people don't. Requiring parking would be a mistake because it would incentivize driving. He encouraged more thought around expanding the habitable square footage on smaller lots. He thinks that a 1200 sf maximum is still really reasonable for those zones. He likes the thoughts around setback reduction incentives in certain cases. He is glad Edmonds is heading down this path. Colton Grant (online) said he is happy to see the legalization of ADUs moving forward in Edmonds. He also agrees with the Planning Department's suggestion to not require additional parking for ADUs built in the city. There is a lot of on -street parking available, and adding parking should be at the discretion of homeowners. As Edmonds goes forward looking to meet its housing growth goals, they should be doing whatever they can to encourage additional growth without adding additional hurdles for development of ADUs. Planning Board Meeting Minutes February28, 2024 Page 3 of 7 Packet Pg. 6 2.A.a Bruce Wallace (online), Woodway resident and Edmonds property owner/landlord/real estate developer, said he is encouraged by what he has seen so far. He asked the Planning Department to check with Seattle and Kirkland on the percentages of ADUs and DADUs that are developer -built versus homeowner -built. His guess is that 85-90% of these are done by developers. He encouraged Edmonds to stay on track and not get sidetracked. Regarding parking, he recommended allowing the market to decide whether they provide parking. He stated that he would never do a project outside of the bowl area that did not have parking or a garage. He doesn't think the buying/renting public is ready for no parking yet. Regarding the size of the units, he recommended using the limitations based on lot coverage and setbacks. There may be oversized lots or undeveloped space where a larger ADU or DADU would be a great fit. He noted that the stormwater code will also dictate the size of these. As impervious surface is added to a site, stormwater mitigation requirements go up and can be quite costly. The public hearing was closed at 7:58 p.m. Planning Board Discussion: Board members commented on the good number of public comments they have received. There was a request for more information about HB 1337 and PRDs; the possibility of expanding reduced setbacks in exchange for lower heights into other zones; and the possibility of doing single -story front yard ADUs for lots where the house is not set at the front of the lot. There was a question about the feasibility of counting bedrooms as suggested by one of the public comments. Ms. Haas did not think they would be able to track that and correlate it to parking spaces. There was a question about what kind of uses occur in alleys. One board member suggested considering having another online question and answer session to answer questions that the public might still have. Other clarification questions related to EV charging stations. Ms. Haas explained that outstanding issues are utility connections, critical areas, and impact fees. There is a discrepancy between what Olympic View Water and Sewer District is recommending and what the Engineering Department is recommending for utility connections. Critical areas will potentially be resolved with an upcoming house bill. Impact fees needs to be worked through with the City Attorney. Another issue is how the density will be viewed. This will be spelled out more in HB 2321once it is official. The issue is whether they want to potentially allow any ADUs to count toward the HB 1110 density or not. Staff will be back to discuss some of the unresolved issues prior to making a recommendation. There was some discussion about possibly forming a subcommittee to draft a Planning Board recommendation. One board member brought up concerns about unconditioned space. The size limitations are only regarding the habitable space so there are concerns with regard to the overall size of the units and that the unconditioned space is not being counted towards the total permissible buildable area. Ms. Haas referred to HB 1293 and noted they can't treat the ADU with different developmental standards than they do for single family. The City doesn't have a differential for conditioned and unconditioned allowable space for single family so they wouldn't be able to limit the unconditioned size for ADUs either. A lot of these issues are going to be sorted out because of the lot sizes. Planning Board Meeting Minutes February28, 2024 Page 4 of 7 Packet Pg. 7 2.A.a MOTION TO CLOSE THE PUBLIC HEARING MADE BY BOARD MEMBER GLADSTONE, SECONDED BY VICE CHAIR GOLEMBIEWSKI. MOTION PASSED UNANIMOUSLY. NEW BUSINESS A. Green Building Incentives Program Planner Tristan Sewall and Building Official Leif Bjorback made the presentation regarding potential incentives including: • Additional building height • Reduced property line setbacks • Increased lot coverage Density Reduced off-street parking Expedited plan review Board members had questions about how the expedited plan review would work. There was a recommendation to hire temporary staff if needed to not slow down the rest of the applications. A board member asked about the cost to the applicant to be able to qualify for the incentives. Staff explained that the only cost is the commitment to build green. They reviewed Built Green and LEED building standards. Staff reviewed draft land use incentives with examples for Single -Family Residential with Built Green 4-Star or Better and Built Green 5-Star or better and Multifamily Residential LEED Gold (baseline) and LEED Platinum (further incentives). There was a question about the value of the 5-foot height incentive. Staff also reviewed the Business Zones incentives with LEED Gold. Commercial, Mixed Use, and Master Planned zones are excluded because incentives already exist in those zones. Required EV parking will be calculated off the standard parking requirement. Staff reviewed draft RS code and additional questions for consideration. Hard questions to consider: • How might these incentives impact housing affordability? May it contribute to housing displacement? • Who would benefit most from these incentives? Who might face unintended negative outcomes? Who is left out? • Do the land use incentives reflect the communities best interest? Are they meaningful to development professionals and homeowners? • Can staff successfully implement accelerated review? Can we handle the incentivized applications with current staffing? Staff also responded to previous Planning Board questions related to Edmonds' building emissions and estimating emissions reduction potential. They reviewed the timeline and next steps. There was a question about how this would apply to a remodel. Would the entire home be subject to this improvement or just the portion that is remodeled? Staff provided a link to the Built Green Remodel program and checklist which might answer those questions. A board member asked about incentivizing green building techniques for remodels for homeowners who are not used to the cumbersome process. Staff explained it is often the design professional or contractor who would be selling this. A board member suggested a city rebate Planning Board Meeting Minutes February28, 2024 Page 5 of 7 Packet Pg. 8 2.A.a program for smaller projects. There was some discussion about ways other cities do this and potentials for Edmonds. PLANNING BOARD EXTENDED AGENDA Chair Mitchell asked the Board for feedback on requesting a Planning Board public hearing on the draft growth alternatives that were presented to the Planning Board before the April 13 EIS. Board members discussed the value of public comment and debated the best time and way to get more public comments regarding the draft alternatives. There were concerns about how the timing of a public hearing could impact the draft EIS. A board member asked if there is any flexibility with the draft EIS date. Mr. Clugston did not think there was. There was interest in having a special meeting to have a public hearing on March 20 to help the Board's recommendation process. The Board generally discussed what a recommendation to Council might look like. MOTION MADE BY BOARD MEMBER GLADSTONE TO HOLD A SPECIAL MEETING ON MARCH 20 TO CONDUCT A PUBLIC HEARING ON THE PROPOSED ALTERNATIVES FOR THE COMPREHENSIVE PLAN. THE MOTION WAS SECONDED BY CHAIR MITCHELL. Vice Chair Golembiewski moved to amend the motion to say that the Board would like to schedule a public hearing prior to making a recommendation to Council on April 10 and that they would confirm the date at the March 6 meeting. Planning Manager Clugston reviewed public hearing notice requirements and timeline. Vice Chair Golembiewski withdrew her amendment. MOTION PASSED UNANIMOUSLY. Mr. Clugston continued to review the rest of the extended agenda. The bulk of the next four or five meetings will be Comprehensive Plan topics. The March 6 Retreat will be a high-level review of alternatives. ADUs will come back for discussion on March 13 along with the joint meeting with the EDC (Economic Development Commission). There was consensus to hold the public hearing at 6:30 p.m. on the 20ffi. There was a comment about the order of the Comprehensive Plan work. Since they are looking at the alternatives first and then the policies in May, it seems like they could end up with a lot of discussion between May and July. After some discussion the group seemed to have a preference of having summer break on August 14. There was a question about the week of spring break (the first week of April) but the group will be off that week anyway. Mr. Clugston gave an update on board member position openings and recruitment efforts. Clarification questions followed. PLANNING BOARD CHAIR COMMENTS None PLANNING BOARD MEMBER COMMENTS Board Member Maxwell expressed appreciation to everyone for the meeting and the great input tonight. Planning Board Meeting Minutes February28, 2024 Page 6 of 7 Packet Pg. 9 2.A.a Board Member Gladstone expressed appreciation to the group. Board Member Martini thanked everyone for putting up with her and for a good meeting. ADJOURNMENT: The meeting was adjourned at 9:46 p.m. Planning Board Meeting Minutes February 28, 2024 Page 7 of 7 Packet Pg. 10 7.A Planning Board Agenda Item Meeting Date: 03/13/2024 Joint Discussion with Economic Development Commission regarding existing conditions for Comprehensive Plan Update Staff Lead: Jeff Levy Department: Planning Division Prepared By: Michael Clugston Background/History The City of Edmonds has initiated the Comprehensive Plan update which must be adopted by December 31, 2024 to be consistent with the Growth Management Act, Vision 2050 Growth Strategy, Snohomish County Countywide Planning Policies, and other local plans and policies. The city is committed to developing a comprehensive, consistent, and culturally relevant plan that will guide the City's decision -making and development through the year 2044. According to the growth targets adopted by Snohomish County in 2021, Edmonds will need to accommodate an additional 13,000 residents, 9,000 housing units, and 3,000 jobs by 2044. While previous planning indicated a surplus capacity for population and employment until 2035, the current planning foresees a deficit of approximately 4,000 residents and 500 jobs by 2044 based on existing zoning. The city must plan for this additional growth as a part of this periodic update while meeting the affordability, income, and density requirements of House Bills 1220, 1110, and 1337, which the state legislature adopted in 2021 and 2023. Staff Recommendation This is an informational briefing and discussion with the EDC and the Planning Board. It will cover the high level strategy of how we are meeting our growth targets through a 15-minute neighborhood concept. Staff will share a case study and show how this concept advances existing policies within the current Comp Plan. We will discuss opportunities that EDC and PB see in this approach and identify metrics to gauge our success. The EDC will also present their Economic Development Element goals. Narrative The meeting packet provides the existing conditions memo (attachment 1), the methodology memo (attachment 2), the 'growth alternatives' slide deck from the Planning Board retreat on March 6 (attachment 3), and the draft Economic Development Element goals (attachment 4). The attached Existing Conditions Memo (Attachment 1) is a foundation for analysis, decision -making, and planning. The memo includes preliminary findings from the community outreach events held between September and December 2023, along with demographic, economic, and spatial data analysis. Additionally, it highlights ongoing or new City initiatives relevant to the comprehensive plan, laying the groundwork for the proposed growth alternatives. The Land Use Capacity Analysis Memo (Attachment 2) outlines proposed methods and assumptions for Packet Pg. 11 7.A the forthcoming City of Edmonds' Land Capacity Analysis within the Everyone's Edmonds Comprehensive Plan Update. This method aligns with the GMA targets for new jobs and housing, while ensuring compliance with recently adopted state legislation (1110, 1337 and 1220). The public will have a chance to review, comment and question the proposed growth alternatives (illustrated in attachment 3) over a month long online open house, anticipated to go live on March 11. The City will also host an in -person public forum on March 23rd. Additional details are forthcoming and will be broadly advertised. Attachments: Attachment 1 - Existing Conditions Memo Attachment 2 - Land Capacity Analysis Methodology Attachment 3- 240223_Edmonds Alternatives_V4 Attachment 4- DRAFT Edmonds CP Ec Dev Goals 20240308 Packet Pg. 12 Draft Existing Conditions Memo 7.A.a Outline: A. Purpose of the Memo B. Planning Context: City of Edmonds B.1. Local and Regional Context B.2. Community's vision for the City of Edmonds B.3. City's key initiatives C. Land Use C.1. Existing Land Use C.2. Parks and Open Spaces C.3. Environmentally Critical areas D. Housing D.1. Existing housing types D.2. Key Housing Facts D.3. Changing Context D.4. Equity and Housing E. Economic Development E.1. Commuting and Employment E.2. Employment Sectors in Edmonds vs Comparison Cities E.3. Working from Home Trends F. Area Profiles F.1. Downtown F.2. Waterfront F.3. Westgate F.4. Five Corners F.5. Firdale F.6. North Bowl F.7. Perrinville G. Highway 99 Subarea Plan Appendix: Existing Conditions for Highway 99 Subarea 0 E d N C �a c 0 c X w r r+ C d E t �a r Q c m E t R w Q 1 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 13 7.A.a Draft Existing Conditions Memo Existing Conditions Purpose of the memo The purpose of this memo is to summarize existing conditions for the City of Edmonds, providing a basis of information for analysis, decision -making, and planning. The memo presents preliminary findings from September to December 2023, including demographic, economic, and spatial data analysis. This memo also identifies the ongoing or new City initiatives relevant to the comprehensive plan as available. This memo sets the stage to advance draft conceptual growth alternatives. City of Edmonds: Local + Regional Planning Context The City of Edmonds is in south Snohomish County on the western shores of Puget Sound, approximately 14 miles north of Seattle. Situated within the urbanized Puget Sound region, the city encompasses approximately 8.9 square miles (5,700 acres) in area, including five linear miles of marine shoreline. Puget Sound bounds the city on the west, Lynnwood and Mountlake Terrace on the east, unincorporated Snohomish County on the north, and Woodway and the City of Shoreline on the south. The unincorporated area of Esperance, located in the city's southeast corner, is an enclave of Edmonds. A. State Framework Goals The Washington Growth Management Act (GMA) establishes a framework for jurisdictions to manage and accommodate growth. The GMA sets requirements for comprehensive planning to guide future growth towards shared goals and ensure consistency and coordination between jurisdictions. Per the GMA, Edmonds is projected to grow by 13,000 people over the next twenty years. The City of Edmonds Comprehensive Plan updates are responsive to the capacity needs of this growth and are in accordance with the requirements of the GMA. The GMA contains statewide planning goals intended to guide the development and adoption of comprehensive plans. B. Regional Goals The Puget Sound Regional Council (PSRC) is a Regional Transportation Planning Organization under chapter 47.80 RCW. The City of Edmonds is a member of PSRC. VISION 2050 provides a framework for how and where development occurs and how the region supports efforts to manage growth. "VISION 2050 is the shared regional plan for moving toward a sustainable and more equitable future. It encourages decision -makers to use existing resources and planned transit investments wisely while achieving the region's shared vision. VISION 2050 sets forth a pathway that strengthens economic, social, and environmental resiliency while enhancing the region's ability to cope with adverse trends such as climate change and unmet housing needs. As the region experiences more growth, VISION 2050 seeks to provide housing, mobility options, and services in more sustainable ways. Most importantly, VISION 2050 is a call to action to meet the needs of a growing population while considering the current needs of residents. VISION 2050 recognizes that clean air, health, life expectancy, access to jobs, and good education can vary dramatically by neighborhood. VISION 2050 works to rectify past inequities, especially for communities of color and people with low incomes. " 2 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 14 7.A.a Draft Existing Conditions Memo C. Planning Policies New state housing bills have been passed to address long-term state trends around housing availability in single-family zones in the Puget Sound Region. These bills are intended to promote housing supply, choice, and affordability. HB 1110 requires at least two homes to be allowed per lot. HB 1337 requires at least two accessory dwelling units (ADUs) per lot must be permitted in attached or detached configurations. The Edmonds Comprehensive Plan will address changes based on these specific regulations. More information on implementing these policies and regulations will be included in the Draft Housing Element, the Draft City of Edmonds Land Use Capacity Analysis, and its subsequent Growth Scenarios. D. Community's Vision for the City of Edmonds: Following extensive public outreach in the summer of 2022 and subsequent review by the Edmonds Planning Board, the following vision statement was developed for the Comprehensive Plan. "Edmonds is a charming and welcoming city offering an outstanding quality of life for all with vibrant and diverse neighborhoods, safe streets, parks, and a thriving arts scene shaped to promote healthy lifestyles, climate resiliency, and access to the natural beauty of our community." The consultant team held community meetings in December 2023, focusing on seven different geographic areas within Edmonds. Notable themes heard from the community are summarized below. The community's feedback and the city's common vision statement will be used to develop the City of Edmonds's growth alternatives. • Improve access, safety, and walkability to and within neighborhood commercial areas and centers... We heard ideas about increasing bus frequency, improving bus shelters, optimizing parking (reducing its impact and visibility), and creating connective pedestrian pathways that address missing crosswalks and incomplete sidewalks and mitigate high-speed traffic. • Introduce selective elements for place -making ... We heard community members discussing the need for more places to gather within the public realm and access to outdoor comfort and activities- e.g., seating, canopies, and heating. Community centers (public uses) and mixed - use development can be designed and introduced selectively to animate centers. • Protect and expand environmental assets.... Consistent support for more greenspace, trees, and nature within the built environments; desire to keep waterfront natural, protect the marsh, and reduce the visual impact of surface parking. • Grow mindfully.... Provide options for the neighborhood's commercial areas to grow and enhance existing assets. This includes introducing a range of services not currently available and exploring compact, diversified housing while keeping things low rise. People like the modest scale of Edmonds. • Preserve and enhance Edmond's uniqueness... through more attention to aesthetics, architectural styles, and local culture, and (maintaining) the experience of key City viewsheds to the water. Public art and popular businesses are intrinsic to what it means to be in Edmonds. Celebrate the identity of each neighborhood center. 3 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 15 7.A.a Draft Existing Conditions Memo E. City of Edmonds Key Initiatives: The Comprehensive Plan Update is an opportunity to integrate new components, including an updated Parks, Recreation and Open Space (PROS) Plan, Comprehensive Plans for Water system, Sanitary Sewer, and Storm and Surface Water management. In addition, aspects of the city's key initiatives can be reflected in updated goals and policies. Initiatives and approaches are summarized below: Climate Action Plan of 2023: This plan identifies actions the city and community can take to remain on target through 2035. This plan examines some of the ways climate change is likely to affect Edmonds. It identifies steps needed to understand and prepare for changes to rainfall and snowpack, summer heat and drought, and sea level rise. This Plan provides a roadmap and a few indicator metrics to help the community know how they are doing. The Comprehensive Plan will include climate -responsive policies and update the city's goals in the community sustainability element of the document. Growth alternatives may adopt sustainable land uses and transportation strategies that support mixed -use and transit -oriented development in neighborhood commercial centers to encourage close -to -home local shopping and employment opportunities. The comprehensive plan update is also an opportunity to introduce the subject of equity in the discussion of climate change. Climate action and equity can be applied as one of the comparative metrics for the growth alternatives. Reimagining Neighborhoods + Streets: Creating Community Spaces Together: This project is an opportunity to plan what the streets of tomorrow will look and feel like. New street typologies will consider vehicle movement and ensure that street design serves social, environmental, and economic needs and functions. Public space typologies will be designed to optimize the existing right of way by enabling social hubs, expanding connectivity, and improving environmental outcomes. Policies in the Comprehensive Plan will reflect these changes and city priorities. • Accessory Dwelling Unit Code Amendment to allow for Detached Accessory Dwelling Units: The city is currently developing a new policy approach to expand housing options by easing barriers to the construction and use of accessory dwelling units in accordance with HB 1337. The core objectives are to: • Allow DADUs in the City of Edmonds. • Align with HB 1337 in terms of development standards. • Provide clear and objective guidance for those who add ADUs or DADUs to their property. • Provide code standards for height, floor area, parking, utilities, etc. The comprehensive plan will coordinate and align with these objectives and resulting policies. • Tree Code Updates: Tree protection ordinances are one of the ways cities balance urban growth with preserving a healthy, sustainable, and livable community. In 2020-2021, Edmonds' tree code was updated to support the Urban Forest Management Plan (UFMP) Goal I to reduce development impacts on the urban forest. In early 2022, Edmonds completed a Tree Canopy Assessment measuring tree 4 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 16 7.A.a Draft Existing Conditions Memo canopy cover to guide canopy -enhancing strategies such as tree planting programs, public education, and tree code updates. The tree code updates are still in process. Growth projections in Edmonds Snohomish County produces a "Buildable Lands Report" based on Countywide population projections, most recently adopted in 20211. A detailed methodology defined by the county determines the "baseline" capacity available for growth within each City. The Buildable Lands report does not account for the assumed increase in available capacity resulting from the House Bills 1110, 1337, and 1225. This has shifted the context for planning in single-family residential areas to enable Accessory Dwelling Units and encourage "missing middle housing types." 2020 Target 2044 Growth Population 42,853 55,966 13,113 Housing Units 19,005 28,073 9,068 Jobs 14,174 17,232 3,058 1 https://snohomishcountywa.gov/1352/Buildable-Lands 5 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 17 Draft Existing Conditions Memo 7.A.a Existing Land Use Much of the city is characterized by detached single-family residential lots, representing about 75% of the total land area and 85% of the land area containing residential units. Edmonds is lower scale and suburban; its corresponding zoning prescribes height limits. Three stories are allowed for much of the city — this is slightly lower on downtown shopping streets and slightly higher in select areas, except for 75' along the Hwy 99 corridor (as defined in the Highway 99 Sub Area Plan). The 2020 Comprehensive Plan Future Land Use Map resembles the existing land use pattern. It focuses future development into two defined "activity centers": • The MedicaUMighway 99 Activity Center Hotel and healthcare uses are clustered along Hwy 99 • The Downtown/Waterfront Activity Center Hosts a variety of commercial and non- residential uses, including an Arts District. Beyond downtown, commercial and mixed -use areas are spread across the city. Parks and Open Spaces Existing Land Use Detached Residential Accessory/Attached - S-Plex Residential. 91 Units Residential` General Commercial & Office y Parks and Open Space Public Services Healthcare - Education r �" Utilities and Industrial~ Hotel Vacant Historic _ R'^ "Including ground i� . ■� - floor mixed use ^•_ a A t' T�]msc � ■^ ■ WA. . _ Miles 1' - 500' N 0 1 2 4 Figure 1: Existing Land Use Data Source: 2021 Snohomish County Buildable Lands Study The 2022 PROS Plan is the six -year, functional plan for the Parks, Recreation, Cultural Arts and Human Services Department, serving as the blueprint for the management, enhancement, and growth of the City of Edmonds parks and recreation system and anticipates the programming and capital infrastructure investments necessary to meet the community's need for parks, recreation, open space, trails, and arts and culture. Key recommendations from the 2022 PROS Plan include the following: • Acquisitions to Fill the Park System Gap to address inequities in parkland distribution. • Park Development & Enhancements (Like Yost Pool replacement), which will also be part of the Capital Facilities element of the Comprehensive Plan Document. • Trail Connections including sidewalk and bike lane improvements. ADA, Accessibility & Other User Convenience EnhancementsFindings in the Plan inform the 2024 Comprehensive Plan update, aiming to facilitate ways for more people to enjoy existing parks and identify actions to expand park facilities. 6 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 18 Draft Existing Conditions Memo 7.A.a Environmentally Critical Areas RCW 36.70A.030(5) defines five types of critical areas in Washington State: • Wetlands. • Areas with a critical recharging effect on aquifers used for potable water. • Frequently flooded areas. • Geologically hazardous areas (e.g. steep slopes) • Fish and wildlife habitat conservation areas. Steep slopes in Edmonds are located primarily in the northern and central edges of the city, creating a physical separation of its neighborhoods to the east within the downtown. Significant vegetation is at Yost Park, Pine Ridge Park, Maplewood Park, Southwest County Park, and east of Edmonds Marsh. Almost all the waterfront and a small part of south downtown are in a 100-Year Floodplain and Liquefaction Zone. In 2024, the City of Edmonds is developing a Critical area Aquifer Recharge site designation, which will be referenced in the Comprehensive Plan and might impact future areas of change. Hazards Moderate Risk Liquefaction Zone High Risk Liquefaction Zone 100yr Flood Zone Stream / Shoreline Figure 2 Liquefaction risk and flood map for Edmonds Waterfront Area Data Source: USGS 7 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 19 Draft Existing Conditions Memo 7.A.a City of Edmonds WASHINGTON r" Single Family Zoning & Critical Areas Figure 3 Single Family Zones and Critical Areas Source: City of Edmonds 8 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 20 Draft Existing Conditions Memo 7.A.a Housing As noted, Single-family residences are the predominant land use within Edmonds. Figure 4 illustrates the location and percentage of units by building type. About 60% of the city's population is housed in single- family units, taking up 85% of the land area containing residential units. About one -quarter of the city's population is housed within the purple areas of the map — clustered downtown, Westgate/along SR 104 in buildings larger than 12 units. Most of the city's residential lots contain 1 unit, with few duplexes. 51-100 Unit, 101-300 5.50% Unit, 5.90% 13-50 5-12 Unit, Single 6.70% Family, 59.80% Tri/Quadp lex, 3.10Tr Duplex, 4.40% Unit Count �2 3-4 5-12 13-50 51-100 101-300 -A — - _ \ Miles 1"=500' N 4 Figure 4 Distribution of housing types across City of Edmonds Data Source: 2021 Snohomish County Buildable Lands Study Housing and household statistics for the City of Edmonds: Housing units, 2020 47,023 Owner -occupied housing unit rate, 2020 71.6% Median value of owner -occupied housing units, 2018-2022* $761,300 Median gross rent, 2018-2022* $1,821 Households, 2018-2022* 18,269 Persons per household 2.29 Source: Housing Characteristics and Needs in Snohomish County Report 2023 *2022 data from https.//www.census.gov/guickfacts/fact/table%dmondscitywashington O E d N C O c O c yr X w c a� E t �a Q c m E t R w Q 9 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 21 7.A.a Draft Existing Conditions Memo Cost burdened households: There are more homeowners in Edmonds than renters. Total renter -occupied households: 28.4% In Edmonds, rental housing is strongly associated with multifamily and is clustered in the areas shown in the figure at right. Renters also comprise more cost -burdened households defined as >30% of income on rent/mortgage. Edmonds contains: • 45.6% of renter households (est. 37% regionally in 2020) are cost burdened. • 29.9% of owner households are cost -burdened. • 90% of subsidized units are in multifamily with smaller units and infrastructure costs. Renter Occupied Households 0%-20% 20%-40% 40%- 60% 60%-80% 80%-100% _ 1 " 0,079 -"-\ Miles 1-500' N 0 1 2 4 Figure 5 Renter occupied households Data Source: 2020 Census a d 1 0 E d rn _ 0 0 L) k W _ N E s t� ca Q _ N E t t� ca r w Q 1 10 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 22 Draft Existing Conditions Memo 7.A.a Age of Housing Stock: Much of the existing housing stock is now aging. Year Buit It was built between 1949 and 1972, placing 1872- 1%4 many lots within the city in position for ® 1905- 1918 replacement and potential redevelopment. -1934 19191919- 1948 1949-1957 1958 - 1964 1965-1972 1973-1983 1984-1997 1998 - 2013 City Lim Rs R1' � 7 ti, ' L r V•� `�'--' • C2 L O 42 Figure 6 Age of Housing stock Image from Housing Profile of City of Edmonds by the Alliance for Housing Affordability, 2015 Data Source: Snohomish County Assessor, 2012 11 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 23 7.A.a Draft Existing Conditions Memo Lot Sizes Lot sizes in Edmonds generally correlate to the location and age of development. The smallest lots are located closer to downtown, while the largest are in the northern neighborhoods and along the waterfront. The average lot size is about '/4 acre. A Changing Context e� — Miles 1"=500' u 0 1 2 4 Figure 7 Lot size in Single Family Zones Data Source: 2021 Snohomish County Buildable Lands Study Edmonds Citizen's Housing Commission, initiated in 2019, was tasked with providing a fresh look at Edmond's housing policy in the context of the ongoing housing crisis. A package of policy recommendations was submitted to the Council in 2021. The Commission recommendations outline best practice mechanisms to support housing affordability and provide greater access to housing choices for renters and homeowners of all incomes. The Citizen's Commission explored practices to introduce infill, ground -oriented housing units that fit within existing neighborhoods. Ground -oriented housing constitutes accessory dwelling units, duplexes, triplexes, and quadraplexes, often complemented by nearby small-scale retail. Reintroducing these forms of walkable, low -impact housing has been popularized under the term "missing middle."" These units have been found to a) increase rental and homeownership options in desirable neighborhoods, b) make efficient use of existing municipal infrastructure, and c) not impact the scale or character of neighborhoods. The Citizens Housing Commission supports sensitively placed housing— e.g., adding a secondary dwelling unit or replacing a single-family detached home with a fourplex or duplex. The Commission also 2 https://mrsc.org/explore-topics/planning/housing/missing-middle-housing 12 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 24 Draft Existing Conditions Memo 7.A.a includes supporting statements for new "urban villages" within accessible areas to share growth more equitably. Residential Permit Data for the City of Edmonds is included in the following. 140 120 100 80 60 40 20 0 Housing Permits Issued in the City of Edmonds by Type Single Family—2 to 4 Unit Structures —5+ Unit Structures 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Housing Permits Issued, City of Edmonds, 2012- 22 2 to 4 Unit Structures, 6^ 6% Single Family, 406.37% Figure 8 Housing permits issued in Edmonds by housing type Data Source: U.S. Department of Housing and Urban Development (HUD); https://www.huduser. goy/portal/datasets/socds.html 13 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 25 7.A.a Draft Existing Conditions Memo Housing Displacement Risk As part of the VISION 2050 plan update, the PSRC has developed the Displacement Risk Mapping tool that combines data on local community characteristics into an index that classifies areas as having lower, moderate, or higher risk of displacement based on current neighborhood conditions and data from economic and local demographic pressures. Identifying specific areas with a heightened risk of displacement helps achieve more equitable outcomes in planning by supporting local communities and focusing mitigation programs and strategies toward these areas. Although the City of Edmonds falls under the "Lower" risk category, the risk shown is relative to the Puget Sound region. It does not identify the potential risk of displacement at a geographic scale finer than the U.S. Census tract. The comprehensive plan will consider multiple ' studies and data points to reflect the City's equity goals and propose policies that help mitigate displacement risks. Displacement Risk Data Lower Moderate H-gher w Figure 9 Housing Displacement Risk Source: https://www.psrc.orglour-work/displacement- risk-mapping 14 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 26 Draft Existing Conditions Memo 7.A.a Environmental Health Disparities WA State Department of Health's environmental health disparities map provides a weighted equity benchmark. It estimates a cumulative environmental health impact score for each census tract, reflecting pollutant exposures and factors that affect people's vulnerability to environmental pollution. The model is based on a conceptual formula of Risk = Threat * Vulnerability, where threat and vulnerability are based on several indicators. The threat is represented by indicators that account for the pollution burden, a combination of environmental effects, and environmental exposures in communities. Vulnerability is defined by indicators of socioeconomic factors and sensitive populations for which there is clear evidence that they may affect susceptibility or vulnerability to an increased pollution burden. The data on the map includes 19 indicators not limited to: • Exposure to Environmental Pollutants • Environmental Effects such as proximity to hazardous waste treatment etc • Educational Attainment • Cost -Burdened Households • Poverty Rate • Population with a Disability • Life Expectancy Figure 10 Environment Health Disparities Map Source: https://doh.wa.gov/data-and- statistical-reports/washington-tracking- network-wtn/washington-en vironmental- health-disparities-map 15 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 27 7.A.a Draft Existing Conditions Memo Housing Affordability Household income is another important determinant of housing demand, especially regarding affordable housing. For the county as a whole, the median annual household income is slightly over $89,000 (Source: American Community Survey (ACS)). This is the county median income, distinct from the Housing and Urban Development Area Family Median Income (AMI) for Snohomish County, part of the Seattle Bellevue Metro Area. For affordability analysis, the Housing and Urban Development Area Family Median Income (AMI) for Snohomish County value is used, which is $113,300 for 2020 (Source: Housing Characteristics and Needs in Snohomish County Report, Pg 33) Income level definitions in RCW 36.70A.030: Extremely low income: 0-30% of AMI Very Low Income: 30-50% of AMI Low Income: 50-80% of AMI Moderate income: 80-120% of AMI Equitable Housing Policy Median Household Income ($) C 0 Q 1 - 10000 10001-75000 - 75001 - 100000 _ 100001 - 158750 0 0.5 1 N i Wes I Graph. u o(land USFWS Figure 11 Median Houshold Income (at Census block group level) Source: US Census The goal of the Comprehensive Plan update is to set conditions in place to encourage the market to develop housing that is affordable to all members of the community. Achieving equity in housing is crucial for creating inclusive and diverse communities. Existing comprehensive plan policies within the Housing element include equity supportive strategies such as allocating a density bonus for low-income senior housing, low-cost housing type provisions, and housing financing strategies. Based on guidance from House Bill 1220 and extending the City's focus on equitable distribution of housing and jobs, an updated Housing element may more intentionally address racially disparate impacts, exclusion, and displacement risk in housing through policies and regulations. The housing analysis will be updated with a description of household diversity, affordable housing concerns, household income trends, and more detail regarding housing type and size diversity. 16 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 28 Draft Existing Conditions Memo 7.A.a Economic Development Commuting and Employment Patterns In 2020, 92% of employed Edmonds residents commuted elsewhere for their jobs. Historically, a significant part of economic development in Edmonds has been to provide residents with a great community so they can access jobs located elsewhere. Jobs in Edmonds are concentrated in the Medical Activity Center/Swedish Medical Center, Downtown, Highway 99, and other locations. Out of—19,300 employed residents of Edmonds, 17,900 commute out of Edmonds. Only 1400 both live and work in Edmonds. 11,800 people commute to Edmonds for their jobs. Employment Sectors in Edmonds vs Comparison Cities Location of Jobs Figure 12 Location of Jobs in Edmonds Source: US Census, LEHD On The Map, 2021 Healthcare and social assistance are the largest source of jobs for Edmonds' employees and residents. Manufacturing is the mostly absent sector. Industry Category Edmonds vs Bothell & Woodinville Health care and education 2.9% Construction 2.2% Edmonds has Finance, insurance, and real estate 1.9% more jobs than Arts, recreation, accommodation and food services 1.6% comparison cities. Transportation and warehousing, and utilities 0.8% Retail trade 0.7% Other services 0.1% Public administration 0.0% Agriculture, forestry, and mining -0.1% Wholesale trade -0.5% Information (including technology) -1.8% Edmonds has Manufacturing -2.8% fewer jobs than Professional, scientific, management, & other services -5_0% Comparison cities. Figure 13 Employment sectors in Edmonds vs Bothell and Woodinville Source: US Census and American Community Survey Data via PSRC Community Profiles. 17 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 29 7.A.a Draft Existing Conditions Memo A second "tier" of industries provides a significant number of jobs for Edmonds residents and employees: • Retail • Professional, Scientific and Technical Services • Accommodation and Food Service (more commute in to do this) • Education Working from Home Statistics The COVID pandemic has changed where Americans work. Work from home rates vary widely across the country. Large metro areas with high employment rates in professional and technology fields, such as Puget Sound, Portland, and the San Francisco Bay Area, have high rates of remote work. In contrast, smaller cities and rural areas have low rates of remote work. Before the pandemic, around 5 percent of the nation's workforce worked from home on a given day. As the pandemic ended, that number settled to about 25 to 30 percent —five times the pre -pandemic amount. In 2022, data from the American Community Survey (ACS) / U.S. Census Bureau indicated that 25.3% of workers in the Edmonds area were working from home or remotely. Share of Workers Age 16 + who Worked Remotely in 2022 < 6.9;i 6.9%-9.9% 0 9.9%-13.2% E 13.2%-17.1 % 0 17.1 %-21.9% M 21.9%-28.8% Figure 14 Share of Remote workers Age+16 in 2022 Source. Economic Innovation Group, American Community Survey (A CS) - U.S. Census Bureau, https://eig.org/remote-work-in-20221 18 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 30 7.A.a Draft Existing Conditions Memo Impact on Land Use and Economic Development Policy: • With more people working from home, there may be a renewed focus on local community spaces and services, revitalizing neighborhood centers and local businesses. There could be an increased emphasis on local retail, neighborhood amenities, and delivery services to serve residents working from home. • The Comprehensive Plan can adopt flexible land use policies to accommodate the changing work dynamics, e.g., mixed -use developments can create co -working spaces within residential areas. Area Profiles The Consultant team assessed a set of neighborhoods and conducted a series of Neighborhood Community meetings to understand the opportunities and challenges in each area. These discussions help to inform plan alternatives and will underpin future policy development. The profiles below are not intended to be comprehensive of the Community Meetings. All Community Meeting Presentations are available on the City of Edmonds website, including "key themes." A. Downtown Key characteristics: • Mixed Use Core • Shifting grid of streets, oriented to waterfront • Variety of lot sizes & historic properties • Ferry traffic and the railway act as barriers to accessing the waterfront Dayton Ave: Looking west 19 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 31 Draft Existing Conditions Memo 7.A.a Centerfor -. T f�1 the Arts .y�y %.11i Civic Playfield jw- Arts Corridor V Municipal.. Complex \ Main Street - Salish � Theater/ -Crossing Library Dayton St - ' o � Harbor Treatment Plant. Square \ c � \ a V v� Marsh _ F City Park �r 4th Avenue South Streetscape 0 E d rn _ 0 0 L) k W _ N E s t� ca Q _ N E t t� ca r w Q 20 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 32 7.A.a Draft Existing Conditions Memo Opportunities Challenges Dayton Ave is a critical connection between the Ferry Traffic and Railroad are barriers to the Waterfront, Downtown, and the transit station. Waterfront. Explore opportunities for streetscape design and infill development. Edmonds downtown is one of the two economic The community's input is conservative on centers of the city. It has the capacity to support facilitating change to downtown: Build on what more economic activity and hence support local is here already, improve what exists, and infill Businesses. Explore the potential for appropriate with new opportunities that maintain existing policies, e.g. modest, strategic height, or density character. bonuses in exchange for desired land uses and public benefits/amenities. How do we create a "Sense of Place" and Vibrancy without change? B. Waterfront The Port of Edmonds is in the southern portion of the city's waterfront. The Port owns and manages 33 upland acres and a small boat harbor and marina, with space for 1,000 boats (approximately 11 acres). Various services and marine -related businesses are located on the Port's properties. Waterfront Today: There are multiple projects planned around the waterfront and the Marina. A brief status update for the projects is summarized below. 21 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 33 Draft Existing Conditions Memo 7.A.a OEdmonds Crossing New Ferry Terminal Project Cancelled ©Marsh Restoration Dependent on Unocal Property Clean Up © Transfer of Unocal Property Site clean up almost complete OMissing Pedestrian Walkway link Still under litigation ©Bulkhead Reconstruction Construction estimated to begin in 2025 OSound Transit Station Access Projects relayed O BNSF Railway Double Tracking Part of multi year capital investment plan. Timeline unknown QMarina Beach Park improvements Design ano construction occurring 2024 - 2026 (independent Masterplan) With the removal of the Edmonds Crossing project, the comprehensive plan update will include a `vision for the waterfront', including potential changes to land use designation. The Waterfront can be divided into t Area 1: Ferry Terminal Zone Area 2: Salish Crossing & Harbor Square Area 3: Marina & Waterfront Promenade Area 4: Edmonds Marsh 0 E d N 0 c 0 c X w c ar' E t �a r Q c m E t R w Q 22 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 34 Draft Existing Conditions Memo 7.A.a Area Opportunities Challenges Area 1 • Crafting a new vision for the Ferry • Mitigating Ferry Traffic impacts Ferry Terminal Area Terminal • Improve Public Access to the Waterfront Zone Area 2 • Dayton Street, with pedestrian • Publicly owned parcels with transit and improvements, can be developed as a key parking uses Salish link between Waterfront and Downtown •Strong opposition to increases in height Crossing & . Infill development along Dayton St. allowances reduces the likelihood of Harbor Square private sector investment that can help • More Uses for Salish Crossing Parcel pay for infrastructure upgrades • Existing uses within Harbor Square can be preserved; explore additional uses to support waterfront activity Area 3 • Repair the Marina Seawall and Replace • Regulation barriers to new commercial the Portwalk with a Sustainably development Marina & Designed Surface. (Current Port Waterfront Initiatives) Promenade • Increase Public Enjoyment and Usability of Port Property. Area 4 • Protect & Enhance the Marsh for Future • Transfer of Unocal Property to the City Generations of Edmonds Edmonds . Create Flood Protection Measures to get • Daylighting of Willow Creek Channel Marsh ahead of future sea level rise for Salmon Habitat • Initiate Environmental Restoration • Establish Funds for Marsh Restoration Educational Opportunities C. Westgate Key Characteristics: • Established retail center at the crossroads of 100t1i Ave /Edmonds Way • Central location between Downtown and SR-99 • Serves South Edmonds neighborhoods (instead of traveling Downtown or 1-99) • On Route to and from the ferry terminal • Served by Bus transit 23 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 35 Draft Existing Conditions Memo 7.A.a Opportunities Challenges Explore adding new housing — adjust design Car -oriented, traffic impacts, need for traffic standards to support building forms that can calming measures. Improved pedestrian better integrate with the public realm and networks around the intersection revitalize the neighborhood Explore means encouraging more visible and Steep slopes form a natural boundary around accessible public spaces, e.g., pocket parks, the commercial center, act as a limit on lighting, and landscaping. Consider expansion streetscape and prioritize placing the public realm "up front" at the street edge. Explore the potential for new civic spaces, such as a community center, to act as a broader neighborhood catalyst. D. Five Corners Key Characteristics: • Five -way intersection connects neighborhoods, intersection with iconic roundabout. • Local restaurants, cafes, and services — unique and community -oriented spaces. • Adjacent multi -family. • Node located west of the I-99 corridor, served by bus transit. • Connects to Main Street leading to Downtown. • Serves central Edmonds neighborhoods. 24 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 36 Draft Existing Conditions Memo 7.A.a Opportunities Challenges Create new public spaces, e.g. explore the Need for traffic calming measures. Improved reconfiguration of the 5-corners intersection. pedestrian networks around the main intersection Enhance multi -modal transportation and Concern for universal access, which is extend bike routes. Pedestrian amenities: currently inconsistent throughout the center widen sidewalks and crosswalks; bring forward the natural environment with connections to green spaces and trails. Explore means to ensure future development Surface parking areas detract from the can be oriented to the street edge and place character parking behind. Explore means to attract anchor businesses; increase types of businesses and destinations, e.g. east of roundabout along 212, capturing students from high school Explore select urban development to give Five -Corners a destination and create a "sense of place" E. Firdale Village Key Characteristics: • Originally established in 1966 as an arts center, Firdale Village Shopping Plaza features over 25 businesses operating out of a colonial -style building. • Phoenix Theater and surrounding businesses provide a foundation of social infrastructure and neighborhood culture; Existing buildings offer a unique character. • Serves south Edmonds neighborhoods (instead of traveling Downtown or 1-99); Served by bus transit. 25 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 37 Draft Existing Conditions Memo 7.A.a • Adjacent multi -family residential development. Opportunities Challenges Connect to existing residential land uses with Need for traffic calming measures: improved pedestrian pathways, pedestrian -friendly pedestrian networks, missing sidewalks, attributes on streets stairways. Explore selective housing (re)development, Constrained by steep slopes at one end with some small-scale commercial use at Firdale Village and in selective areas of North Firdale Consider ways to reconfigure/redevelop Missing opportunities to stop and stay, surface parking to create new public space including coffee shops, gathering spaces, or and amenities more cultural destinations Explore selective locations to add affordable housing, mixed -use, and missing middle housing F. North Bowl Key Characteristics • Acts as a gateway location to North Bowl & Seaview residential neighborhoods • Convenient stop with local restaurants, shops, & gas station • Adjacent to Edmonds Elementary School • Views of Puget Sound, Sunlight, with southwest exposure • Bus transit, close drive to Downtown 26 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 38 7.A.a Draft Existing Conditions Memo Opportunities Challenges Explore policies that "connect" North Bowl Need for traffic calming measures. Improved to existing residential (e.g. pedestrian pedestrian networks around the main pathways) intersection Support community health through Constrained by steep slopes at one end preservation/expanding green space; explore dual use of playfield Explore adding selective density, low-rise Stormwater management, downhill apartments, and other ground -oriented conditions, concern around landslides housing to improve housing equity in the City of Edmonds and support local business Create a new sense of place for the neighborhood along Puget Drive, leverage Elementary School G. Perrinville 27 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 39 7.A.a Draft Existing Conditions Memo Key Characteristics • Newer commercial development in Lynnwood • Unique community character • Steep slopes and forested areas naturally limit this area • Local bus service Opportunities Challenges Build on Perrinville's unique environment to Unsafe pedestrian crossings make a walkable street edge Explore opportunities to add housing choices leveraging the good accessibility to commercial uses in Lynnwood. Highway 99 Subarea Plan Highway 99 occupies a narrow strip of retail and commercial uses bounded by residential neighborhoods. To improve planning for the future of the corridor, the City undertook a subarea planning process, resulting in the adoption of a Highway 99 Subarea Plan. Supported by an extensive public participation process, this plan refined the district concepts for the corridor and provided more in-depth plans for transportation and the built environment, especially its design and relationships to surrounding residential areas. At the time of adoption in 2017, the Subarea Plan was supported by the Planned Action Ordinance (PAO)3. 3 A planned action involves detailed State Environmental Policy Act (SEPA) review and preparation of EIS documents in conjunction with sub -area plans, consistent with RCW 43.21C.031 and WAC 197-11-164 through WAC 197-11- 172. Such up -front analysis of impacts and mitigation measures then facilitates environmental review of subsequent individual development projects. Source: https://mrsc.org/explore-topics/planning/land-use-administration/planned-action 28 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 40 7.A.a Draft Existing Conditions Memo Future development proposals that are consistent with an adopted planned action ordinance and meet the conditions of the PAO (and will not have impacts that exceed those included in the FEIS) complete a SEPA checklist and are not subject to SEPA appeals when consistent with the planned action ordinance, including specified mitigation measures. However, the PAO was rescinded by the City Council in November 2023. The consultant team has summarized the existing conditions for the subarea plan in the attached appendix. Comprehensive Plan's Influence on Highway 99 Subarea Plan As per the 2020 Comprehensive Plan, the Subarea Plan will be referenced with no significant land use changes to the area within the boundary. However, the plan will explore gaps and potential policy tools to help solve concerns identified by the community for areas adjacent to the subarea plan boundary. 29 PERKINS EASTMAN EXISTING CONDITIONS DRAFT MEMO - 02-08-2024 Packet Pg. 41 7.A.b PERKINS - EASTMAN MEMO McLaughlin, Susan <susan.mclaughlin@edmondswa.gov> Perkins Eastman Architects DPC Fate Project Name 2/8/2024 Edmonds Comprehensive Plan Update Subject Draft Land Capacity Analysis Methodology From Perkins Eastman s.malu@p@perkinseastman.com To Susan McLaughlin City of Edmonds, Planning & Development Director susan.mclaughlin@edmondswa.gov cc: Jeff Levy, Navyusha Pentakota, Todd Tatum Attachments: None This memo outlines the consultant team's proposed method and assumptions that will be used to develop the City of Edmonds' Land Capacity Analysis' (LCA) for the Everyone Edmonds 2050 Comprehensive Plan Update. The method responds to the GMA targets for new jobs and housing and assumes minimum compliance with recently adopted Washington State legislation addressing the region's acute housing shortage: • House Bill 1110 (Increasing middle housing in areas traditionally dedicated to single-family residential detached housing) • House Bill 1337 (Expanding housing options by easing barriers to the construction and use of accessory dwelling units) • House Bill 1220 (Supporting emergency shelters and housing through local planning and development regulations.) This bill updates the housing goals of the Growth Management Act to include planning for and accommodating affordable housing. It requires jurisdictions to address moderate, low, very low, and extremely low-income housing in the housing element of the comprehensive plan. It also requires jurisdictions to address racially disparate impacts and displacement in the housing element of the comprehensive plan Sections 1 and 2 of this Memo describe housing requirements. Employment targets are discussed in section 3. 1 Washington State defines the LCA as "a comparison between the collective effects of all development regulations operating on development and the assumed densities established in the land use element." The LCA is how the city measures the number of housing and jobs that would be accommodated by a growth alternative. Packet Pg. 42 7.A.b PERKI NS EASTMAt, The Memo is organized as follows: 1.0 Growth Management -Context ................................................................................................2 1.1 City of Edmonds Housing Targets..........................................................................................3 2.0 Housing Capacity Calculations - Closingthe Gap..............................................................6 2. 1 Lower Density Residential Areas............................................................................................7 2.2 Low -Rise and Mid -rise Multi -family Areas..............................................................................8 3.0 Jobs Capacity Overview..............................................................................................................9 3.1 Jobs Capacity and Land Use..................................................................................................10 3.2 Jobs Capacity and Remote and Hybrid Work.....................................................................10 1.0 Growth Management - Context The Growth Management Act (RCW 36.70a) was created to contain urban growth and encourage sustainable development patterns. The stature growth is accommodated within the designated urban growth boundary; the State assigns population and job targets to counties, which are assigned to cities Cities must plan for adequate capacity to meet these targets. The Puget Sound Region is growing rapidly, and housingsupply has not kept pace with demand. This has led to a housing affordability crisis, displacement, homelessness, and hardship for many. Historic patterns of racial exclusion and inequity have also aggravated the crisis.Z,3 To address this, the WA state legislature passed a suite of bills that togetherreduce obstaclesto housing production — with a renewed focus on enabling the types of housing that tend to be more affordable.' These bills both modify the GMA and work in tandem with it. Each city must provide their fair share of housing and jobs capacity to meet the region'sgoal. Municipal Governments are now workingto understand how to apply these bills to their Comprehensive Plan updates. HB 1220 substantially amends the housing -related provisions of the Growth Management Act (GMA). It strengthened the GMA housing goal from "Encourage the availability of affordable housing to all economic segments of the population" to "Plan for and accommodate housing affordable to all economic segments of the population of this state." It is also important to frame the context for growth. The Comprehensive Plan process is an opportunity to tailor how and where growth occurs to maximize community benefit, foster economic development and to increase quality of life. Tailored growth is critical to achieving the vision for Everyone's Edmonds and the actions outlined in the Edmonds' Climate Action Plan. Additional investment in housing choices and mixed land uses can make healthy lifestyles more feasible by bringing supporting services and 2 https://www.psrc.org/about-us/media-hub/new-report-shows-housing-region-continues-cost-too- much 3 https://mrsc.org/explore-topics/planning/housing/affordable-housing-background 4 https://mrsc.org/stay-informed/mrsc-insight/july-2023/major-changes-to-washington-housing-laws Packet Pg. 43 7.A.b PERKI NS EASTMAl- amenities closer to home and funding street, sidewalk, and park improvements to allow for walking and biking. Growth is also critical foreconomic development, supporting a thriving arts scene and increasing the number and health of local businesses. Additional tax revenue and impact fees can allow for more significant investments in city services. By increasing housing choice and affordability, growth can foster a more diverse and inclusive community. The Comprehensive Plan Goal is to distribute employment and housing equitably. In Edmonds, the City must consider applying this change to its ongoing assumptions about its existing capacity and the affordability level of its housing types — particularly in its single-family residential land use areas. 1.1 City of Edmonds Housing Targets Snohomish County's HO-5 Report (adopted May 2023)5 relates to the City of Edmonds' housing targets. Edmonds has 19,000 housing units and a future land supply established in 2021 of 5,148 (see Figure 1).1 Future Land Supply Status Buildable Acres Single- Family Townhouses Multi- Family Senior Apartments Total Pending 17 49 15 561 0 625 Vacant 44 115 7 422 31 575 Partially Used 21 62 0 0 0 62 Redevelopable 231 -24 63 3,508 340 3,887 City 313 201 84 4,491 3711 5148 Figure 1. Source: The Housing Characteristics and Needs in Snohomish County report 2023 (HO 5 Report) In this planning cycle, to accommodate population growth, the City must increase its unit capacity by 3,921 for 9,069 housing units. These 9,069 units must be distributed according to the requirements and affordability levels designated in HB 1220 (see Figure 2). For each Snohomish County City, the HO-5 report provides a similar graph. Seven classifications are expressed as a percentage of the median income a household would have to make for housing to be affordable. Housing is considered "Affordable" when a family spends less than 30% of their income on rent or a mortgage. The units of housing that Edmonds must plan at each classification's affordability level are designated atthe top of the column. For more information, reference the HO-5 report, Section 4. a Housing Characteristics and Needs in Snohomish County Report prepared pursuant to Countywide Planning Policy HO-5 by The Planning Advisory Committee of Snohomish County Tomorrow May 2023 https://snohomishcountywa.gov/6039/Housing-Characteristics-and-Needs-Report 6 Snohomish County Buildable Lands Report (2021) see p. 9 httos://snohomishcountvwa.gov/DocumentCenter/View/84919/Letter-to-Dept-of-Commerce--Snohomish- County-Buildable-Lands-Report?bid Id= Packet Pg. 44 7.A.b PERKI NS EASTMAt, The Department of Commerce translates these housing classification levels into building types. The Department of Commerce guidance also considers how these building types are impacted by the underlying cost of land with separate tables for "moderate cost communities" and "higher cost communities," helping to address disparities at the regional scale. The City of Edmonds falls into the "higher cost community" category due to the high average sale price for a "Moderate Density unit" (townhomes, duplex, triplex, quad) unit at> 120% AMI. Fifty of the most recent "Moderate Density" unit sales in Edmonds average an estimated $720,000, with no sales below $590,000.7 According to the Department of Commerce recommended Fannie Mae calculator, these sale prices would need to be below $400,000 to correspond to a rent or mortgage payment considered affordable at <120% AMI. Figure 3 describes housing types applicable to each income classification. The column titled "Zone Category" definesthe housing type or categories. In contrast, the column titled "Assumed Affordability Level for Capacity Analysis" describes the assumed affordability level of that housingtype to be used in a City's capacity assessment. Note that two rows do not currently apply to Edmonds. Per HB 1110, "Detached Single Family Homes;" in Edmonds are too populous to plan for this density level as a maximum within its residential areas. The second is High-Rise/Tower because Edmonds highest building height is 75' along Highway 99 (corresponding to Mid -Rise Multi -family). Method C: 2020-2044 Housing Allocations by Income, City of Edmonds (Apr-13-2023 PAC) 3 000 2.500 2000 1,500 1479 1000 500 142 126 0 0-30% Non-PSH 0-30% PSH >30-50% >So-80% >80-100% >100-120% >120% Percent Distribution: 21% 1 11% 27% 1 16% 22% 1 2% 1% (of2010-2044 Change) 32% Percent Distribution: 2% 1 0% 8% 1 18% 13% 1 20% 40% (of 2020 Housing Stock) 2% Figure 2. 2023 Housing Characteristics and Needs ReportAppendix G breaks down Edmonds' total housing capacity requirement 9,069 by affordability classification. See: 7 Costs are sourced from townhomes sold in Edmonds between March 2022 and January 2024, Redfin and realtors based in Edmonds with 47 data points. Metric is based on Department of Commerce guidance to reference the rents orsale prices of newly developed homes. Although these costs relative to area median income may decrease overthe 20-year horizon, this is considered by the Department of Commerce to be outside the scope of a Land Capacity Analysis. Vouchers and other ways to subsidize housing, although effectively increasing housing affordability, are also outside the scope of the Land Capacity Analysis. Packet Pg. 45 7.A.b PERKI NS EASTMAt, https.11snohomishcountywo. goy/DocumentCenter/View/108870/HO-5-Report--Combin ed-Appendices page G-6. Low Density Detached single family homes Higher income Not feasible at Higher income (>120% (>120%AMI) scale AMI) Moderate Density Townhomes, duplex, triplex, Higher income Not typically feasible Higher income (>120 % quadplex (>120 % AMI) at scale* AMI) Low -Rise Multifamily Walk-up apartments, condominiums Moderate Extremely low, Very income (>80- low, and Low-income Low income (0-80% (2-3-floors) 120 % AMI) (0-80 % AMI) AMI) and PSH Moderate Extremely low, Very Low income (0-80% Mid -Rise Multifamily Apartments, condominiums income (>80- low, and Low-income AMI) and PSH 120%AMI) (0-80%AMI) High-Rise/Tower Apartments, condominiums Higher income Moderate income Moderate income (>120%AMI) (>80-120%AMI) (>80-120%AMI) ADUs (all zones) ADUs on developed residential lots Moderate income (>80- N/A Moderate income (>80-120 % AMI) 120% AMI) Figure3. Department of Commerce Guidebook for Applying HB 1220 - Translating housing type to affordability level (for high cost communities) see: https.11www.commerce.wa.gov/serving- communitieslgrowth-mcinagementlgrowth-mancig men t-topics/planning-for-housing/upd atin q-gma- housing-elements/ Edmonds' designation as a "high -cost community" impacts the required allocation for types of housing units. When matched to income brackets shown in Figure 2, the housing capacity Edmonds must plan for is: • 6,814 units at the Low 0-80% AMI Income level - Low -Rise or Mid -Rise Multi -family, e.g. walk-up apartment buildings — this is the largest category of need in Edmonds. • 2,129 units at the Moderate <80-120%AMI Income level — these may be ADUs. • 126 units at the High -Income level - these may be Moderate Density (duplex, quad, triplex) Edmonds current supply comprises 5,148 units, of which 201 units are single-family detached, 84 units are Moderate Density (e.g., duplex, triplex, quad), and 4,862 units are Low-rise or Mid -Rise Multi -family (walk-up apartments), Note that ADUs were not assessed by the BLR.$ During the 2024 update cycle, the City of Edmonds must provide a net capacity change of the following as shown in Figure 4: • A net increase of at least 1,952 units in the low- or Mid -rise multi -family apartment category. • A net increase of at least 2,129 ADUs, or that are in the Low-rise or Mid -rise multi -family apartment category. 8 Buildable Lands Studies have not assessed the feasibility of ADUs, making this capacity that is effectively unaccounted for. As the City'sgrowth targets reference and build from the County's BLS, the Consultant team proposes to count all ADU capacity created through implementing HB 1337 legislation toward the ADU target. Packet Pg. 46 7.A.b PERKI NS EASTMAt, A net increase of at least 42 units that are Moderate density, ADUs, or in the Low-rise or Mid - rise multi -family apartment category. 7000 6000 5000 4000 3000 2000 1000 Low -Mid Rise Apmts, Condos ■ Required Units 2129 126 ADUs Existing Capacity (BLR) Figure 4 Net capacity change by Housing type 2.0 Housing Capacity Calculations — Closing the Gap Townhornes, Duplex, Triplex, Quadplex Units To be added* There are two categories of land for which a net change in capacity will be calculated. The first is Edmonds' single-family/low-density Residential land use areas making up much of the City's land area, and the second is its denser multi -family and mixed -use land use areas. Under HB 1110 and 1337, single-family residential/low-density Residential land use area capacity assumptions must shift. Effectively, the State no longer allows one -family detached zoning. As such, Edmonds' single-family residential/low-density residential land use areas may be assumed to have the ability to (re)develop to any one of the following density scenarios: • two additional ADUs in attached or detached configurations • two units in any configuration • four units in any configuration if one unit is affordable, i.e., rented or purchase price restricted and limited to lower income tenants or purchasers These (re)development scenarios are not additive (i.e., a parcel need not have a minimum entitlement of two units in any configuration plus two ADUs). Rather, we assume each parcel has the potential to (re)develop to the minimum provisions of each Bill, but at a "realistic level" of participation by applying a) feasibility/market factors and b) a process that designates and screens out parcels unlikely to have redevelopment potential. A reduction factor has been included to account for potential "double counting" resulting from the interaction between the two calculation methods. Packet Pg. 47 7.A.b PERKI NS EASTMAt, Findings' related to local land value, recent real estate transactions, and likelihood/thresholds for (re)developmentguide assumptions aboutwhich and how many of each of the above (re)development scenarios are applicable and can contribute to assumed capacity. The Comprehensive Plan Action Alternatives and Draft Housing Element, now in process, will further modify these assumptions and the City's policy approach to promote particular types of housing growth. A policy framework that identifies and removes barriers to realizing the Land Capacity Analysis is also required per HB 1220. HB 1110 also provides that four units in any configuration are allowable by right in a low -density residential zone within a 1/4 mile of a defined "major transit stop." The City of Edmonds has two SWIFT BRT Stops on Hwy 99 and a Sounder Rail Station that qualify. Edmonds Sounder Rail Station area contains no parcels that would be affected, and the Hwy 99 stop area includes 70 parcels that would be affected. 2. 1 Lower Density Residential Areas Method and Assumptions for calculating a new capacity — ADUs: 1. Identify all single-family residential land use designated parcels. 2. Conduct Screening based on the Buildable Land Report (BLR) and Department of Commerce Guidance: o Remove environmentally critical areas (as designated in 2021 Snohomish County BLR). o Remove publicly owned and tax-exempt parcels (as identified in BLR, such as schools, parks, and churches). 3. Conduct high-level feasibility screening; remove parcels with less than 6,000 SF11 of buildable area remaining after deducting environmentally critical areas. 4. Apply capacity of two (2) ADUs on remaining parcels (minimum allowed per HB 1337). 5. Reduce the capacity of resultant ADUs by 90% by applying the 10% maximum "participation rate." The Department of Commerce has set this rate and accounts for feasibility considerations not already captured by this method, as well as a reasonable upper limit of the ratio of property owners who would be interested in redevelopment. Method and Assumptions for calculating a new capacity assumption - Moderate Density (duplex, triplex, quad) capacity: 1. Identify Single Family land use areas. 2. Conduct Screening based on BLR and Department of Commerce Guidance: o Remove environmentally critical areas (as designated in 2021 Snohomish County BLR) o Remove publicly owned and tax-exempt parcels (as identified in BLR, such as schools, parks, and churches) 3. Conduct feasibility screening: Remove parcels with less than 4,000 SF of buildable area 9 Forum Placemaking (consultant) market research 10 Assumed effective lot area needed to add two ADUs to a parcel with an existing principal structure, retaining reasonable lot coverage and tree retention restrictions. Lot area needed to add one ADU is assumed to be within the margin of the participation rate, and how specific development regulations would affect feasibility. Packet Pg. 48 7.A.b PERKI NS EASTMAt, remaining" 4. Remove parcels with an existing land value exceeding $450,000.12 5. Apply capacity of two (2) units for each remaining parcel (e.g. duplex). 6. Subtract existing units.13 7. Reduce capacity by 5%14. This factor accounts for any unique interactions between site conditions, market, and development regulations that hinder site feasibility. 2.2 Low -Rise and Mid-rise15 Multi -family Areas The following outlines the method to calculate a net capacity change within existing Multi -family and Mixed -Use areas. The method distinguishes between areas that are proposed for change in Action Alternatives and Low-rise and Mid -Rise multi -family areas that will not be affected by Action Alternatives. The methodology follows these general steps: • For parcels without change in a proposed land use alternative, apply capacity assumptions in the BLR. For parcels where a change is proposed, and there is already current capacity assumed in the BLR, identify net capacity changes by removing existing capacity and adding "ideal proposed capacity" building from market research related to the new land use designation (see tables 2 and 3 following). A "net capacity" change will count toward closing the capacity gap. For parcels where a change is proposed and no current capacity is assumed in the BLR, confirm if the change would make redevelopment feasible. If so, assume an "ideal proposed capacity." If not, use the current BLR assumption of zero capacity. Edmonds' Market Studies have been conducted to provide the following development feasibility thresholds and yields associated with Low-rise and Mid -rise multi -family development. Figure 5 below shows the assumed density yield associated with multi -family (re)development by building height. Height limit can be used to approximate density yield on a D/U basis. Figure 6 shows assumed thresholds forthe maximum parcel purchase price that could be feasibly re -developed to the associated height. Figure 5 — Assumed DU/Acre by Height _ Floors DU/Ac. "Assumed minimum area to achieve a redevelopment of the principal structure to duplex, accounting for reasonable lot coverage and tree retention restrictions. 12 Parcels over $450,000 are screened from the capacity calculation. These parcels are assumed to be beyond the threshold forfeasibility, e.g. land cost is too expensive to allow for redevelopment to duplex per consultant economic research. 13 This step assumesthe ability to create a duplex by either removing an existing single-family home and building a duplex or expanding or dividing an existing single-family home. 14 Consultant's professional judgment 15 Low-rise and Mid -rise classification for the Apartments and condos is an intensity classification, not construction type. Packet Pg. 49 7.A.b PERKI NS EASTMAt, 3 36 4 70 5 109 6 140 (Source: Consultant Market Economic Research, Forum Placemaking). Figure 6— Feasibility Threshold Floors $/SF 3 <$34 4 <$57 5 <$80 6 <$103 (Source: Consultant Market Economic Research, Forum Placemaking) Low-rise and Mid -rise Multi -family Method and Assumptions: 1. Identify Eligible Land Use Areas: o Currently, multi -family or mixed -use properties are being redesignated in away to impact future capacity significantly. o Land use area not currently designated multi-family/mixed-use, redesignated to an eligible multi -family and mixed -use type. 2. Subtract capacity associated with proposed land use designation changes may reduce development capacity from what is assumed by the BLR. 3. Conduct screening: o Remove environmentally critical areas (as designated in 2021 Snohomish County BLR). o Remove publicly owned and tax-exempt parcels (identified in BLR, not countable toward capacity per BLR and Department of Commerce guidance). 4. For areas with development potential identified per the BLR, apply density yield assumptions corresponding to the proposed height limit (Figure 5). 5. For areas designated as not re -developable per the BLR, apply a threshold test to confirm if the parcel may become re -developable under the new designation (Figure 6). If it becomes re - developable, apply density yield assumptions (Figure 5). 3.0 Jobs Capacity Overview Edmonds must provide a total capacity of 3,058jobs. The Snohomish County Tomorrow steering committee set the growth target and now exists in the Snohomish County Code. The city must provide capacity to meet this target to comply with state growth management statutes. Per the Snohomish County Buildable Lands Study, Edmonds has an existing capacity for 2,548jobs. Therefore, Edmonds must show a net addition in capacity for 510 jobs for the 2024-2044 planning period. A combination of two factors will meet this net new capacity. The first is calculating the change in capacity associated with proposed land use changes. This is discussed in section 3.1. The second is calculating the difference in capacity not associated with land use — that is, adequate capacity associated with workingfrom home. This is discussed in section 3.2. Due to the large job capacity created this way, land use policy decisions regarding employment (includingthe future land use map from which zoning Packet Pg. 50 7.A.b PERKI NS EASTMAt, will be derived) will be driven by the city's economic development goals rather than meeting capacity requirements. The actual capacity change of a proposed future land use alternative will be calculated by combining the net capacity change from future land use changes described in section 3.1 and the remote and hybrid work strategy described in section 3.2. 3.1 Jobs Capacity and Land Use The method for calculating job capacity, much like the method for calculating housing capacity, starts with assumed capacity per the Buildable Lands Report (BLR). Then, for parcels where a change in future land use is identified, a change in net jobs capacity is calculated for those parcels if they are considered (re)developable. For more information on how a parcel is considered (re)developable and therefore countable toward capacity, please see section 2.2 of this memo. Ground floor retail is assumed to accommodate 10jobs per acre for capacity associated with low-rise and mid -rise re -development. This figure is based on the yield of recent local mixed -use developments. 3.2 Jobs Capacity and Remote and Hybrid Work Supporting work from home is a critical part of Edmonds' growth strategy, accomplishing multiple objectives, including encouraging sustainable transportation, supporting local businesses, and growing vibrant neighborhood centers. As local amenities and quality of life increase, a segment of Edmonds residents will continue to choose hybrid and remote work in the coming decades. There are twofactors that contribute to employment capacity created through remote work. The first is employment capacity effectively created — and filled - by remote workers as new residents move to Edmonds. The second is current work from home capacity that has not yet been accounted for in growth planning. The population of Edmonds is expected to grow by more than 13,000 between 2020 and 2044. Edmonds labor participation rate is assumed to be 60%, similar to the current statewide average of 65% (It is assumed to be lower due to the relatively large proportion of retirees). This implies that the number of employed Edmonds residents is expected to grow by more than 7,800 over the next two decades. Considering the current trends, many new residents will work from home. Figure 8: Employment growth by demographic trends Population growth, 2020-2044 13,113 Labor Participation Rate 60% Growth in the number of employed Edmonds Residents, 2020- 2044 7,868 Source: Labor Participation Rate: Federal Reserve Bank of St. Louis, https.Ilfred.stlouisfed. orq/seriesILBSNSA53 Packet Pg. 51 7.A.b Work from home rates vary widely across the country. Large metro areas with high employment rates in professional and technology fields, such as Puget Sound, Portland, and the San Francisco Bay Area, have high rates of remote work. In contrast, smaller cities and rural areas have low rates of remote work. Figure 9: Share of workers age 16- Source: Economic Innovation Grou - U.S. Census Bureau; https.Ileig.( < 6.9% >- 29.8% PERKI NS EASTMAt- 6.9%-9.9% N 9.9%-13.2% N 13.2%-17.1% 0 17.1%-21.9% N 21.9%-28.8% Snohomish County (Southwest) --Edmonds, Lynnwood & Mountlake Terrace Cities PUMA; Washington C C In 2022, data from the American Community Survey (ACS) / U.S. Census Bureau indicated that 25.3% of workers in the Edmonds area were working from home or working remotely. Assuming contingencies and changes in trends, we assume that work from home rates in the future (2044) will be about 20%, down from 25% today. According to the Economic Innovation Group, "[ACS] data shows remote work is stable over the last year [2021 to 20221, and if anything, has increased slightly. There is no sign that return -to -office is gaining steam on a national scale." Packet Pg. 52 7.A.c Q Packet Pg. 53 7.A.c Q Packet Pg. 54 7.A.c • The Final EIS contains: • Information about the alternatives • Potential impacts • Mitigation • Responses to comments on the Draft EIS • This information helps decision makers choose how to do the project. • The Final EIS does not contain a decision. • The decision comes AFTER the Final EIS is issued. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update 1 3 Packet Pg. 55 7.A.c • The EIS team needs stable, unchanging descriptions (bookends) of alternatives to analyze the range potential impacts. • During the analysis period (after April 13) the team starts writing about the potential impacts to the environment and no more changes to those alternatives can be made. • This point (April 13) is called "Pens Down" when any changes to the alternatives means additional analysis, delays in schedule, and budget increases. • After the analysis is complete in June 2024, elements of both alternatives in the EIS — the two Growth Alternatives - may be combined to create the 2024 Comp Plan Update. ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update 1 4 Packet Pg. 56 7.A.c Two Action Alternatives plus the No Action Alternative are a good fit for this EIS process. There would be no benefit to adding a third Action Alternative. Adding alternatives does not always make an EIS "better," but more alternatives are always longer and more expensive. City of Edmonds Comprehensive Plan Update 1 5 Packet Pg. 57 7.A.c Q Packet Pg. 58 7.A.c Creating 15-minute neighborhoods Most daily necessities and services can be easily reached by a 15-minute walk, bike ride, or public transit ride. It emphasizes mixed land use, pedestrian -friendly infrastructure, and efficient public transportation systems to create vibrant and livable urban environments. To support mobility for people, not just vehicles; the city is moving towards implementing Multi -modal Level of Service (MMLOS). By incorporating MMLOS, Edmonds can better prioritize investments in transportation infrastructure, promote sustainable and equitable transportation options, and enhance the overall quality of life for residents and visitors Daily Needs, Amenities a, Offices aG Schools Walk/bike \� facilities (¶ \ M Outdoor facilities / Open Spaces Businesses Activity spaces Community spaces for events & gathering Services City of Edmonds Comprehensive Plan Update 1 7 Packet Pg. 59 7.A.c "Centers" Existing Attributes 1. Potential for redevelopment (underutilized) to meet community goals + enhance public realm 2. Location has retail and other commercial businesses. 3. Moderate scale existing multifamily residential land uses 4. Potential for good multimodal access with existing transit service "Hubs" Existing Attributes 1. Potential for redevelopment (underutilized) to meet community goals + enhance public realm 2. Smaller scale, includes some mixed land uses, e.g. retail or commercial businesses 3. May include low rise apartments or missing middle housing 4. Potential for good multimodal access with Bus Transit Routes existing transit service i Neighborhood Center Neighborhood Hub Discussed at Neighborhood meetings in December 2023. - u.e C�IM1•JbN[m+enfi� d.Won Eelere MyY+ m mp. ... c..yw... CanoJw�o11 ax.m.a Perrinville D North Bowl ' '� :: East Seaview l • •; Downtown/ i ' Waterfront Activity Cent i Dov ..... ................ I` ... 7. ..... Five Corners Highway S Subarea Westgate Firdale North (�) ••••• Firdale Village ; ,I 8 Packet Pg. 60 7.A.c Growth Alternatives will: Explore adjustments to land use designations to introduce 3-4 floors mixed use, mid -rise residential as appropriate. Explore Five floor mixed -use with incentives. Low Scale Multi- family Apartments or condominiums (2-3 floors) Low Scale Apartments or condominiums (w/ Mixed -Use retail/commercial/offices on ground floor in select locations) (3-4 floors) Mid Scale Mixed- Apartments or condominiums w/ Use retail/commercial/offices ground floor in select locations (4-5 floors) City of Edmonds Comprehensive Plan Update i Packet Pg. 61 7.A.c Growth Alternatives will: Explore land use changes to enable a more diverse land use mix, with some smaller scale retail, and residential 3 floors. • Explore four floors mixed -use with incentives. Low Scale Multi- Apartments or condominiums (2-3 floors) family Low Scale Mixed -Use Apartments or condominiums (w/ retail/commercial/offices on ground floor in select locations) (3-4 floors) City of Edmonds Comprehensive Plan Update 1 10 Packet Pg. 62 7.A.c I y d O C L W Q N _ O E W I M N N O le N M _ d E t V f6 Q 11 c m E U fC Q Packet Pg. 63 7.A.c This alternative is non -compliant with Washington State Growth Management Act requirements. Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes. Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments °ov Wat Acti Transit Routes Bus Stop High Capacity BRT Route Packet Pg. 64 7.A.c Neighborhood Residential Housing Bills Compliance Middle housing: Duplexes, Triplexes, and accessory dwelling units, townhomes, quadplexes (with one affordable unit), stacked flats, cottage style and courtyard apartments Low Scale Multi- 3 floors Apartments or condominiums family Low Scale Mixed- 4 floors Apartments or condominiums (w/ retail/commercial/offices on ground floor in Use select locations) iq Mid Scale Mixed- 5 floors Apartments or condominiums (w/ retail/commercial/offices ground floor in S le select locations)L High Scale Mixed- Only within Highway 99 Subarea Apartments or condominiums (w/ retail/commercial/offices ground floor in Use Plan Boundary - 7 floors — 75' select locations) City of Edmonds Comprehensive Plan Update 1 13 Packet Pg. 65 7.A.c L-V' 90"777OINDS EDM Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Neighborhood Center Mid -scale mixed -use: Apartments or condos with retail/ 4-5Hoors commercial/offices on ground floor in select locations Doi Neighborhood Hub we Low -scale mixed -use: Apartments or condos with retail/ 2-31i'lloom Act commercial/ offices on ground floor in select locations • Medical District Expansion 4-5Floors 15 Minute Neighborhoods Most daily necessities and services can be easily 3/4 Mile reached by a 15-minute walk, bike ride, or transit from any point in the neighborhood. 0 Transit Oriented Housing Transit Routes connecting the Centers and Hubs Bus Stop High Capacity BRT Route Packet Pg. 66 7.A.c a� _ L L L�\ C ED U 0 3 Neighborhood Residential ° oNmpc v� o;•.: � � - ai (Housing Bills Compliance) Perrinville 3 Middle housing: Duplexes, Triplexes, ADUs, townhomes, N quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments North Bowl I Neighborhood Center __---_ of East SeaVi Mid -scale mixed -use: Apartments or condos with retail/ 3-4Floors , ��m�t+ ; > commercial/offices on ground floor in select locations 0 Downtown/ > Neighborhood Hub Waterfront Medical District Activ Center ",;•_, Ex ansion C Low -scale mixed -use: Apartments or condos with retail/ 3-4 Floors ity p ' P --- -- commercial/ offices on ground floor in select locations Five Corners Medical District Expansion 3-4 Floors o E .. '� 15 Minute Neighborhoods $ ` Highway9' WI Most daily necessities and services can be easily — _ Subarea M ot z�n. -3/4 Mile reached by a 15-minute walk, bike ride, or transit fromCD - N any point in the neighborhood. ------- �" ,.' '• Westgate N � , Transit Oriented Housing h. a.. _ E Transit Routes connecting the Centers and Hubs --—————————————— — — —— —— Bus Stop FirdaleNorth High Capacity BRT Route • Firdale Village d E s 0 ct: Q Packet Pg. 67 7.A.c A: Focused Growth Areas of Change Majority of residential capacity is allocated to create vibrant, mixed use "Neighborhood Centers." Neighborhood Commercial shifts to Mixed -Use Residential. Centers expand in areas of limited impact. • Introduce opportunity for targeted capacity to create smaller mixed residential Neighborhood Hubs at a moderate scale B: Distributed Growth • Moderate increase in capacity in Neighborhood Centers, centers do not expand. • Growth is distributed more broadly within the City. Moderate increase in capacity in Neighborhood hubs Housing Typologies • Mixed -Use Residential introduce max 5 Mixed -Use Residential introduce max 4 floors (4 floors base with 1 bonus floor) floors (3 floors base with 1 bonus floor) within all identified Neighborhood Centers within Neighborhood Centers • Mixed -Use and Multi -family (2-3 floors) Mixed -Use and Multi -family (3-4 floors) within Neighborhood Hubs within Neighborhood Hubs City of Edmonds Comprehensive Plan Update 1 16 Packet Pg. 68 7.A.c Areas of Change Alt A: Focused Growth Alt B: Distributed Growth No of Units No of Units I Hubs 200 900 Medical Center Expansion 1000-1200 1900-2000 TOTAL 2700-3000 3600-4000 * Total numbers for Alt B: Distributed Growth represents unit count ifADUs are limited to 1 per lot based on HB 1110 & HB 1337 interaction. Westgate, 34% 5 Corners, 40% Firdale Village, 14% Perrinville, 6% Seaview East 2% North Bowl, 2% Firdale North, 2% Medical Center Expansion 1000-1200 Seaview East 18% Firdale North, 15% Perrinville, 11% Westgate, 17% North Bowl, 8% fi ^h" Firdale Village, 14% 5 Corners, 17% Medical Center Expansion 1900-2000 ---------------------------------------------------------------------------------- Metrics are approximate, conceptual only and subject to change with further study. City of Edmonds Comprehensive Plan Update 1 17 Packet Pg. 69 7.A.c 1. Be consistent with the GMA, PSRC Vision 2050, and Snohomish County countywide planning policies 2. Implement State Housing Bills 3. Create opportunities for the City to achieve Community's vision L d L U 0 W t w �3 _ 0 .y N 7 V 0 "Edmonds is a charming and welcoming city offering outstanding quality of life for all � with vibrant and diverse neighborhoods, 1 safe streets, parks, and a thriving arts scene shaped in a way to promote healthy L lifestyles, climate resiliency, and access to w the natural beauty of our community." y City of Edmonds Comprehensive Plan Update 1 18 Packet Pg. 70 7.A.c I y d O C L W Q N _ O E W I M N N O le N M _ d E t V f6 Q 19 c m E U fC Q Packet Pg. 71 7.A.c Opportunity to leverage Edmonds Creative Arts District status: Incentivize "Live -work" land uses along Dayton Street and Arts Corridor. Live -work spaces can vary in scale from mixed - use developments with residential units above ground -floor shops to smaller home offices or They are proposed to be flexible to accommodate a range of business types, including creative industries, professional services, and artisanal production. 0 Single Family Residential Multi -family Housing Commercial Downtown Core Retail Arts Corridor Bus Stop Arts Corridor Live -work (3 Floors) Packet Pg. 72 7.A.c Opportunity to support Downtown's vibrancy Downtown population supports a variety of businesses and services, including shops, restaurants, and cultural institutions. Edmonds' downtown is already a 15-minute neighborhood. By adding more multi -family adjacent to existing multi -family uses, more residents can easily access amenities and services, leading to improved public health outcomes and a higher quality of life. The plan is exploring expansion of multi -family land uses near City Park and along 5t" Avenue. 0 Single Family Residential Multi -family Housing Commercial Downtown Core Retail Arts Corridor Bus Stop Arts Corridor Live -work (3 Floors) Packet Pg. 73 7.A.c Opportunity to encourage better transitions into residential neighborhoods Explore a strategy of shifting heights within the subarea plan00 Q boundary to enable a transition zone on selected parcels. This is not necessarily for every parcel along Hwy 99. It entails increasing the heights allowance for some parcels , adjacent to Highway 99 from 75' to 85' and reducing those maximum heights for some parcels beyond Highway 99 adjacency to 55'. r This will not impact the net growth capacity of Highway 99 Variable heights subarea but create better design outcomes for the residential s~-� within subarea areas next to the subarea. boundary to create transition zone Highway 99 Subarea Plan Boundary u Max Ht - 75' ! I Transit Oriented Housing 4 Housing units on parcels within 1/4 mile radius of BRT Stop 22 Packet Pg. 74 7.A.c No Action Alt A: Focused Growth Alt B: Distributed Growth Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments I i Existing: 3 - 4 floors Mixed -Use Neighborhood Commercial Multi -Family School • Bus Stops Enable 4 floors 2281 EXPANSION: Enable 4 floors mixed -use Metrics are approximate, conceptual only and subject to change with further study. — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update 1 23 Packet Pg. 75 7.A.c No Action Alt A: Focused Growth Alt B: Distributed Growth Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Neighborhood Commercial Multi -Family School • Bus Stops Existing: 3 floors (25'+) Enable 5 floors Enable 4 floors uzrn sr. nm, sc , 2120 st all- all all EXPANSION: Enable 3 EXPANSION: Enable 4 floors multi -family / floors multi -family mixed - mixed -use use Metrics are approximate, conceptual only and subject to change with further study. --———————————————————————————————————————————————————————— City of Edmonds Comprehensive Plan Update 1 24 Packet Pg. 76 7.A.c a� c L d L tU G W t �3 No Action Alt A: Focused Growth Alt B: Distributed Growth s N Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Existing: 3 floors (25'+) Medical Uses Neighborhood Commercial Multi -Family School • Bus Stops 3 N C EXPANSION: Enable Enable 5 floors EXPANSION: Enable p 4 floors mixed -use 4 floors mixed -use Enable 4 floors I 5 corners i 212th St. 212th St. yr expansion------------ 117 % ■ % . _ !� to c 0 LU • N N ,! M 220th SL • .1 . L' Oth St ESPERANCE EXPANSION: Enable EXPANSION: Enable v 3 floors multi -family 4 floors mixed -use r — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — Q Metrics are approximate, conceptual only and City of Edmonds Comprehensive Plan Update 25 = subject to change with further study. d E s cts Q Packet Pg. 77 7.A.c No Action Alt A: Focused Growth Alt B: Distributed Growth Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Existing: 3 floors (25'+) a .J 3�9 Neighborhood Commercial Multi -Family School • Bus Stops Enable 3 floors multi -family / mixed -use a FIRDALE VILLAGE: Enable 5 floors Enable 4 floors multi -family / mixed -use i FIRDALE VILLAGE: Enable 5 floors EXPANSION: Enable 3 floors multi -family ---------------------------------------------------------- Metrics are approximate, conceptual only and City of Edmonds Comprehensive Plan Update 26 subject to change with further study. Packet Pg. 78 7.A.c No Action Alt A: Focused Growth Alt B: Distributed Growth Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments ..I.. Existing: 3 floors (25'+) 1' Enable 3 floors multi -family / mixed -use 6 E � o Enable 4 floors multi -family / mixed use 196th St. EXPANSION: Enable 3 floors multi -family / mixed -use Neighborhood Commercial Multi -Family Metrics are approximate, conceptual only and School subject to change with further study. — - — Bus Stops - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update 1 27 Packet Pg. 79 7.A.c No Action Alt A: Focused Growth Alt B: Distributed Growth Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Enable 3 floors multi -family / mixed -use 3 e b �1 Neighborhood Commercial Multi -Family Metrics are approximate, conceptual only and School subject to change with further study. • Bus Stops — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — City of Edmonds Comprehensive Plan Update 1 28 Packet Pg. 80 7.A.c No Action Alt A: Focused Growth Alt B: Distributed Growth Neighborhood Residential (Housing Bills Compliance) Middle housing: Duplexes, Triplexes, ADUs, townhomes, quadplexes (only with one affordable unit), stacked flats, cottage style and courtyard apartments Existing: 3 floors (25'+) Neighborhood Commercial Multi -Family School • Bus Stops Fnahlp 3 flnnrs mi ilti-family / Enable 4 floors mixed -use 196th St. Enable 3 floors multi -family / mixed -use CITY OF LYNNWOOD Metrics are approximate, conceptual only and subject to change with further study. --———————————————————————————————————————————————— — — — — — — City of Edmonds Comprehensive Plan Update 1 29 Packet Pg. 81 7.A.c Areas of Change Alt A: Focused Growth Alt B: Distributed Growth No of Units No of Units I Hubs 200 900 Medical Center Expansion 1000-1200 1900-2000 TOTAL 2700-3000 3600-4000 * Total numbers for Alt B: Distributed Growth represents unit count ifADUs are limited to 1 per lot based on HB 1110 & HB 1337 interaction. Westgate, 34% 5 Corners, 40% Firdale Village, 14% Perrinville, 6% Seaview East 2% North Bowl, 2% Firdale North, 2% Medical Center Expansion 1000-1200 Seaview East 18% Firdale North, 15% Perrinville, 11% Westgate, 17% North Bowl, 8% fi ^h" Firdale Village, 14% 5 Corners, 17% Medical Center Expansion 1900-2000 ---------------------------------------------------------------------------------- Metrics are approximate, conceptual only and subject to change with further study. City of Edmonds Comprehensive Plan Update 1 30 Packet Pg. 82 7.A.c March 11 Online Open House Launch (Till April 05) March(tbd) April 13 Community "Pencils Down" Champions March 23 For Growth Orientation Citywide Forum Alternatives March 25 Waterfront Design Charette March March 19 City Council March 13 PB+ EDC Meeting April 17 (tentative) Waterfront Design Workshop April -May Neighborhood Meetings Ap April May April(tbd) City Council April 10 PB Meeting (Transportation, Land Use) May(tbd) Waterfront Vision June DEIS Findings September (tbd) Draft EIS Comment Period Begins 46 May(tbd) May 08 City Council PB Meeting (Herrera: DEIS TOC) ■ Community Outreach Events ♦ City Council Meetings ♦ Planning Board Meetings • EIS Milestones ---------------------------------------------------------------------------------- City of Edmonds Comprehensive Plan Update Packet Pg. 83 ♦: QUESTIONS ? C) COMMENTS? Email us @ everyonesedmonds@edmondswa.gov For more updates, visit edmondswa.gov/everyonesedmonds 7.A.d 2024 Economic Development Goals We present the proposed, revised Economic Development Goals for the 2024 Comprehensive Plan. Revisions to the goals have been made based on input received during the November 2023 EDC/PB meeting, written follow up received from the EDC in December 2023, discussion with the EDC in February 2024, and discussions with staff. Goals A. Diversify and grow the City's jobs and economy to enhance local employment opportunities, strengthen the city's unique identities, build robust and differentiated employment sectors, attract spending from nearby communities, and increase municipal tax revenues to support local services. B. Revitalize and enhance the city's business districts and neighborhood hubs through placemaking and destination development approaches, while balancing the needs for housing, commerce and employment development with neighborhood character, amenities and scale. C. Support and enhance the community's quality of life for residents of all backgrounds and incomes, workers, and visitors in order to sustain and attract business and investment and enhance economic well-being. D. Ensure that the City's zoning, permitting, infrastructure investment, and business support services facilitate economic development goals. Packet Pg. 85 8.A Planning Board Agenda Item Meeting Date: 03/13/2024 Review of Planning Board's Recommendation on Critical Aquifer Recharge Area Code Amendment Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History Following a public hearing on November 29, 2023, the Planning Board provided a recommendation to the City Council that Council approve the draft language in the Critical Aquifer Recharge Area (CARA) code amendment reviewed by the Planning Board on November 29 (Attachment 1 and media). The Board also proposed two modifications to that draft code, including: 1) Remove mitigation section in 23.60.030(d)(1)(c); and 2) Disallow any UIC wells - shallow or drilled -in the QV areas of the Deer Creek aquifer but allow shallow UIC wells in the other areas of that watershed. On January 23, 2024, the CARA code update was presented to Council (Attachment 2 and media). The draft code presented at that meeting included the removal of the mitigation language in ECDC 23.60.030(d)(1)(c) consistent with Planning Board Modification #1. However, additional discussion about the Planning Board's proposed Modification #2 to prohibit all underground injection control (UIC) wells in the QVa soils within the Deer Creek CARA required further review and analysis based on guidance from the City Attorney. Attachment 3 is a map showing the Deer Creek CARA and buffer together with the watersheds and zoning in the area and the extent of QVa soils. Staff Recommendation Staff will provide a brief presentation about the stormwater management component within the Deer Creek CARA, particularly regarding the shallow UIC wells. Staff recommends that the Planning Board revise their recommendation to Council to remove Modification #2 and allow the use of shallow UIC wells in the QVa soils in the Deer Creek CARA. If Modification #2 is changed or eliminated, the Board's revised recommendation to Council will need to be updated accordingly so it can be included in the Council's agenda packet for their CARA public hearing scheduled on March 19, 2024. Narrative The City's Stormwater Engineer had proposed that both drilled (deep) and shallow UICs and all other stormwater infiltration best management practices (BMPs) be prohibited within the 228th St. CARA because there are more intense land uses in that area (mixed intensities including the General Commercial zone) and because the vast majority of existing onsite stormwater is not infiltrated and the existing infrastructure within this CARA was built for conveyance and not for infiltration. Therefore, new Packet Pg. 86 8.A infrastructure and development will not be changing the existing drainage and infiltration patterns and recharge rates of this CARA. Within the entire Deer Creek CARA, the Stormwater Engineer proposed that deep UICs would be prohibited but shallow UIC systems and other stormwater infiltration BMPs would be allowed due to: the lower intensity land uses in the area (primarily single family residential) the majority of the existing storm infrastructure in this area already infiltrates via shallow UICs some of the drainage basins are closed stormwater basins that completely infiltrate all runoff within the existing portions of this CARA, so there is no other way to feasibly manage stormwater in those specific areas but for infiltration the Department of Ecology has requirements to treat runoff prior to infiltration within the 10 year or less CARA zones, and: o more stringent requirements for areas within this zone for low or no soil treatment potential o the City has coordinated with DOE additional/more stringent treatment requirements prior to infiltration for all infiltration systems including shallow systems and increased treatment requirements for low or no soil treatment potential o the City extended the treatment requirement area to include the greater than 10 year buffer area for the CARA In their recommendation, the Planning Board recommended to "disallow any UIC wells - shallow or drilled - in the QVa areas of the Deer Creek Aquifer but allow shallow UIC wells in the other areas of that watershed." QVa soils are unconfined and therefore more likely to transfer contaminants from the surface to the aquifer. Prohibiting all UICs in the Deer Creek CARA would be the most protective of the aquifer; however, it would also restrict development in those areas in the Deer Creek CARA that have no other way to manage stormwater infiltration. Prohibiting UIC infiltration could lead to: Stormwater diversions/addition mitigation for increased localized flooding, since only surface infiltration would be allowed, o and surface infiltration will likely require a larger infiltration footprint area, which could restrict development in those areas Diversions/Flooding mitigation could lead to possible depletion of the aquifer due to lack of recharge since the Qva zone, per the OVWSD report is the larger source of aquifer recharge within the CARA. Possibly needing stormwater runoff be discharged into other drainage basins, areas not in the CARA, and/or increasing flows that directly discharge to Deer Creek, since runoff would need be stored/diverted with no way of conveyance or infiltration out of the closed basins. This could require approvals by the state because the City could be modifying the existing water rights of those basins. Discharging additional flows into Deer Creek or Willow Creek/Edmonds Marsh which is not recommended since the discharge would go directly to: The well that the CARA is trying to protect for Deer Creek and increase stream scour occurrences in Deer Creek which would not be beneficial to aquatic habitat and the well head. Edmonds Marsh, which experiences frequent flooding Packet Pg. 87 8.A Attachments: Attachment 1 - Planning Board CARA Recommendation (January 2024) Attachment 2 - Draft CARA code January 23, 2024 Attachment 3 - Deer_ Creek _CARA _Map_2_2024 v2 Planning Board media November 29, 2023 City Council media January 23, 2024 Packet Pg. 88 8.A.a January 24, 2023 To: Edmonds City Council Members From: Edmonds Planning Board Members Subject: CARA Code Background The Planning Board (PB) received its first briefing on the Critical Aquifer Recharge Area (CARA) Code on May 24, 2023 and began its review of the draft code in a work session at the July 12, 2023 PB meeting. The PB considered the result of Planning Department staff's work with Olympic View Water & Sewer District (OVWSD) to develop appropriate protections for the groundwater supply of drinking water that serves a portion of the city's residents. A public hearing was begun at the PB meeting on July 26, 2023, and carried over to the August 23, 2023 meeting. However, since discussions with OVWSD were incomplete at that time, particularly in relation to the stormwater code, the PB closed the public hearing for a later date. Finally, a second public hearing was conducted on November 29, 2023 and the PB agreed to a recommendation to Council. During the course of discussing the code, PB members raised several issues of concern that staff addressed with additional information and revisions. Greywater in the aquifer areas was considered because of its water conservation value. However, in the end, PB members agreed that it was best to prohibit greywater in the CARA because it can contain potential contaminants that could infiltrate into the aquifer, particularly in the areas that are very shallow with no confining layer of soil to provide protection. The idea of requiring Pollution Liability Insurance to fund cleanups if there is a spill where a risky use is allowed was floated in the discussion. Without additional information on how that could work in this situation, the idea was not incorporated into the recommendation. Some public comment was received during the public hearing about the potential of new regulations related to Detached Accessory Dwelling Units (DADUs) and other middle housing having a negative impact in the CARA. After some consideration, PB members were in consensus that any housing restrictions related to the CARA should occur in the housing code or policies, not in the CARA code, especially since the state housing bills exempted those types of housing in CARA designated areas. During the public hearings, the PB also heard public comment from an individual and OVWSD about the importance of the stormwater code to providing appropriate protections. Some of those comments were addressed in the course of discussions between OVWSD and Edmonds Planning Department staff and were reflected in the final version of the code presented to the PB. A part of the PB recommendation included modifications to the staff recommended code to accommodate the concerns expressed during public comment. Recommendation Planning Department and Public Works staff were commended at the public hearings by OVWSD for their collaborative and thorough work on the code. There were two remaining issues that OVWSD brought to the PB's attention at the public hearing, however. One of the concerns was about mitigation in the CARAs. The proposed code includes mitigation standards that would apply specifically to CARAs, Packet Pg. 89 8.A.a pending review by the state Department of Health. However, individual PB member conversation with DOH revealed that their position is that there is no mitigation for critical areas because the whole point is to avoid the problem in the first place. For this reason, the PB recommendation includes the modification to remove the mitigation section in 23.60.030(D)(1)(C). The second issue OVWSD identified was of concern to PB members: allowing underground injection control (UIC) wells in the Deer Creek aquifer, while they were being prohibited in the 228th St. aquifer area. This form of stormwater control was discussed because the Deer Creek aquifer has areas where there is no confining layer of soil to allow for any filtering of contaminants from stormwater. PB discussion evolved around the balance of protecting the aquifer and the limitations of development or redevelopment in the Deer Creek aquifer where there is no other type of stormwater control available. Understanding these conflicting interests, the PB considered prohibiting UIC wells only in the area of the Deer Creek aquifer where there is little or no confining layer, called the QV area of the aquifer. That compromise was supported by the majority of the PB members, so it was included in the final recommendation from the PB. The recommendation to Council from the PB, passed with one member abstaining, is: to recommend approval of the CARA code as proposed by staff with two modifications: 1) remove mitigation section in 23.60.030(d)(1)(c); and 2) disallow any UIC wells — shallow or drilled — in the QV areas of the Deer Creek aquifer but allow shallow UIC wells in the other areas of that watershed. Packet Pg. 90 8.A.b Draft Edmonds CARA Update 2023 - 2024 Chapter 23.60 CRITICAL AQUIFER RECHARGE AREAS SeGti. D+ra 1 Designation 32 60 010 rritisal 23 60 010 rrlti..-.l Critical Rating and Mappin.. aquifer rerhar-Re n r dec:..n ntien aquifer re,.haFge areas designation (CARAs) thE)s,-- ruitical aquifer aquifers rechaFge areas are areas; %Avith a reehaFging effect en f9F wateF as def4ned by WAC 365 190 039(2). GARAs have used p9table prevailing r9f F-drnn-.nd--;. Thus, additional spe6fic for E)f this e-rifir—al type are not ,idprl , oithin provisions protection this title [9Fd 4026 § 1 (Att. n) 2016;. nr.r 3527 § 2, 20041 ff Sections: 23.60.010 23.60.020 23.60.030 23.60.010 Scope. Administration. Regulated Activities. Scope. Critical aquifer recharge areas (CARAs) are those areas with a critical recharging effect on aquifers used for potable water as defined by WAC 365-190-030(3). CARAs have prevailing geologic conditions that create a high potential for contamination of ground water resources or contribute significantly to the replenishment of ground water. The Growth Management Act requires cities to adopt regulations to protect CARAs. The purpose of this chapter is to establish critical aquifer recharge area (CARA) and groundwater protection standards to protect aquifers from degradation and depletion. The intent is to minimize loss of recharge quantity, to maintain the protection of public drinking water sources, and to prevent contamination of groundwater. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Packet Pg. 91 8.A.b Draft Edmonds CARA Update 2023 - 2024 23.60.020 Administration. A. Designation. Olympic View Water and Sewer District (Olympic View) has two wellhead protection areas in Edmonds: Deer Creek Springs and the 228th Street Wellfield. Deer Creek Springs itself is located west of Edmonds in the Town of Woodway while the 2281h Street Wellfield is located in Esperance (unicorporated Snohomish County), which is surrounded by Edmonds. Both areas have been mapped and modeled using best available science and include four travel time zones (6 month, 1 year, 5 year, and 10 year) plus an additional buffer. An area of exposed highly sensitive soils (Qva aquifer) is also mapped. B. Classification. CARAs are classified using the following criteria: 1. Class 1 CARAs include those mapped areas located within the 6 month, one (1) and five (5) year capture zones of a wellhead protection area. 2. Class 2 CARAs include those mapped areas located within the ten (10) year capture zone of a wellhead protection area. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Packet Pg. 92 8.A.b Draft Edmonds CARA Update 2023 - 2024 3. Class 3 CARAs include those mapped areas in the critical aquifer recharge area buffer. C. Applicability. The provisions of this chapter apply to regulated activities occurring within Class 1, Class 2 and Class 3 CARAs as identified in the City of Edmonds GIS, which may be updated as new information becomes available. D. Local consultation. The City of Edmonds will notify Olympic View when new development applications are submitted within the mapped CARAs. Typical applications will include but not be limited to: single family/multifamily/commercial building permits, and short/formal subdivisions. E. Hydrogeologic report. A hydrogeologic report is required for activities as noted in the table ECDC 23.60.030.C. The report must contain the following information: 1. The surface location of all critical aquifer recharge areas located on site or immediately adjacent to the site, and the permeability of the unsaturated zone; 2. Groundwater depth, flow direction, and gradient based on available information; 3. Currently available data on wells and springs within one fourth mile of the site; 4. Currently available information on the location of surface waters within one fourth mile of the site; 5. Historic water quality data for the area to be affected by the proposed activity or use compiled for at least the previous five-year period; 6. Discussion of the effects of the proposed project on the groundwater quality and quantity, including: a. Predictive evaluation of groundwater withdrawal effects on nearby wells and surface water features; b. Predictive evaluation of contaminant transport based on Dotential releases to groundwater; c. Recharge potential of the site including permeability and transmissivity; and d. If water use is proposed for the development activity, a description of the groundwater source of water to the site or a letter from an approved water purveyor stating the ability to provide water to the site; 7. Best management practices relevant to the proposed activity or use; 8. Provisions to monitor the groundwater quality and quantity; 9. A spill plan that identifies equipment and structures that could fail, resulting in an impact to the critical aquifer recharge area. Spill plans shall include provisions for reeular inspection. repair. and replacement of structures and eauipment with the otential to fail; draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Packet Pg. 93 8.A.b Draft Edmonds CARA Update 2023 - 2024 10. An assessment of how the development activity meets the protection standards established in ECDC 23.60.030.D; 11. If the hydrogeologic report identifies impacts to critical aquifer recharge areas, the protect applicant will be required to: a. Identify and provide an analysis of alternatives by which such impacts could be avoided or prevented; and b. Provide a detailed mitigation plan for any unavoidable impacts. The mitigation plan should include preventative measures, monitoring, process control and remediation and a contingency plan, as appropriate; 12. Recommendations for implementation and operation of activities, including size limitations, monitoring, reporting and best management practices (BMP); and 13. Any other information necessary to determine compliance with this chapter. 23.60.030 Regulated Activities. A. Stormwater. 1. The use of stormwater infiltration best management practices (BMPs) including those that qualify as a Class V Underground Infection Control well (UIC), are prohibited for all land uses within all wellhead protection areas (WHPAs), including the buffer, associated with Olympic View Water and Sewer District's (OVWSD) 228th Street Wellhead. 2. Within all WHPAs, associated with Olympic View's Deer Creek Springs, including the buffer, the following shall apply: a. All new bored, drilled, or driven shaft UICs for stormwater management purposes are prohibited. b. All other new stormwater infiltration BMPs that are not bored, drilled, or driven shaft UICs shall be regulated by: Chaster 173-218 WAC. that meet that chaater's definition of a Class V UIC well. The UIC regulations are implemented by the Washington State Department of Ecology (Ecology). ii. The requirements of ECDC 18.30 (Stormwater Management), including the Ecoloev stormwater manual adoated by ECDC 18.30. and the current Edmonds Stormwater Addendum c. In addition, these requirements shall apply to the following allowed activities: i. All new UICs that replace any existing UIC that has reached its useful life. ii. Any area that proposes connecting to an existing City -owned and operated UIC. d. These requirements shall apply until Ecology approves a subsequent version of its stormwater manual that is more protective of the aquifers than the above requirements. At that time, the more protective requirements shall apply. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Commented [CM1]: Planning Board recommend( prohibiting deep and shallow UIC wells in the Qva sc allowing shallow UIC wells in the other areas of the Creek CARA. This would be a change from the langu recommended by the City's Stormwater Engineer, w would allow shallow UICs throughout the Deer Cree subject to the proposed treatment requirements th. be added to the Stormwater Addendum. Packet Pg. 94 8.A.b Draft Edmonds CARA Update 2023 - 2024 B. Table 23.60.030.1, CARA Prohibited and Restricted Uses, establishes land uses and related activities that are prohibited and restricted within a specific CARA classification and applies to any new use or activity proposed after [MONTH DAYI, 2024. New land uses or activities that pose a hazard to the City's groundwater resources, resulting from storing, handling, treating, using, producing, recycling, or disposing of hazardous materials or other deleterious substances, are prohibited in Critical Aquifer Recharge Areas 1 and 2. Some uses are prohibited in all CARA classes. Uses and activities lawfully established prior to [MONTH DAY], 2024, are not considered to be legal nonconforming uses subject to Chapter 17.40 ECDC, and may continue to operate within the scope of the existing use. Table 23.60.030.1. CARA Prohibited and Restricted Uses All mineral resource uses low the water table or the uooer surface of the Cemeteries soils in Class 3 CARA. Best Imanaeement (IPM) are reauired for the use in Class Hazardous liquid transmission pipelines Hazardous waste storage and/or Haza treatment facilities and/or processing, or as de disposal of radioactive substances lin all or disposal of radioactive Ieauioment and/or material and medical waste. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 5 Packet Pg. 95 8.A.b Draft Edmonds CARA Update 2023 - 2024 Ian are prohibited in Class 1 and 2 CARA as well as in exposed QVa soils in Class 3 CARA. A hydrogeologic report is required for the use in Class 3 CARA outside of the area of exposed QVa. Automotive uses Wrecking yards are prohibited in all CARA classes. Vehicle towing yards that store vehicles on permeable surfaces are also prohibited. Service stations are prohibited in Class 1 and 2 CARA as well as in exposed QVa soils in Class 3 CARA. In Class 3 CARA outside of the area of exposed QVa, vehicle repair and servicing must be conducted indoors over impermeable pads. For underground storage tanks (UST) with hazardous substances, applicants must demonstrate that the facility complies with federal and state laws. Dry cleaning DrV cleaning using chlorinated solvents or using solvent Perchloroeth lene is prohibited in all CARA classes. Large on -site sewage systems, as defined Prohibited in all CARA. in Chapter 246-272 WAC Solid waste landfills Prohibited in all CARA. Solid waste is defined in WAC 173 304-100. Solid waste transfer stations Prohibited in all CARA. Solid waste is defined under WAC 173-304-100. Petroleum refinement processes, including any related reprocessing or Prohibited in all CARA. storage Bulk storage facilities where flammable or Prohibited in all CARA. combustible liquids, solids, or gels are received by pipeline or tank vehicle, and are stored or blended in bulk for the purpose of distributing such substances by pipeline, tank vehicle, portable tank, or container Chemical manufacturing, including but not Prohibited in Class 1 and 2 CARA as well as in limited to organic and inorganic chemicals, plastics and resins, pharmaceuticals, cleaning compounds, exposed QVa soils in Class 3 CARA. A h dro eolo is report is required for the use in Class 3 CARA outside of the area of exposed QVa. Applicants must draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Packet Pg. 96 8.A.b Draft Edmonds CARA Update 2023 - 2024 paints and lacquers, and agricultural demonstrate that the facility complies with federal chemicals and state laws. Primary and secondary metal industries Prohibited in all CARA. that manufacture, produce, smelt, or refine ferrous and nonferrous metals from molten materials Commercial wood preserving and wood Prohibited in all CARA. products preserving Mobile fleet fueling operations Prohibited in all CARA. "Mobile fleet fueling" means the practice of filling fuel tanks of vehicles from tank vehicles. Mobile fleet fueling is also known as wet fueling and wet hosing. Mobile fleet fueling does not include fueling at construction sites. Permanent dewatering of the aquifer Prohibited in all CARA. when done as part of remediation action that is approved by the Department of Ecology Irrigation and infiltration of greywater Prohibited in all CARA. Reclaimed or recycled water use with the Prohibited in all CARA. exception of uses that discharge to the sanitary sewer Rainwater collection and use Allowed in all CARA. Hydrocarbon extraction Prohibited in all CARA. Metal recycling facilities with outdoor Prohibited in Class 1 and 2 CARA as well as in storage and handling activities exposed QVa soils in Class 3 CARA. A hydrogeologic report is required for the use in Class 3 CARA outside of the area of exposed QVa. C. Regulation of facilities handling and storing hazardous materials. Activities may only be permitted in a critical aquifer recharee area if the applicant can show through providing a hydrogeologic report prepared by a qualified professional, that the proposed activity will not cause contaminants to enter the groundwater by compliance with the best management practices (BMPs) for handling and storing hazardous materials. The Citv may impose development conditions in accordance with BMPs to Drevent deeradation of groundwater draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Packet Pg. 97 8.A.b Draft Edmonds CARA Update 2023 - 2024 1. Best Management Practices for Handling and Storing Hazardous Materials. Any facility, activity, or residence in the City in which hazardous materials or other deleterious substances are present must be operated in a manner that ensures safe storage, handling, treatment, use, production, and recycling or disposal of such materials and substances and prevents their unauthorized release to the environment. Businesses. cemeteries and schools that store and/or handle hazardous materials must at a minimum, comply with the following BMPs: a. Waste disposal and record keeping of disposal and use activity; b. Spill containment supplies and an emergency response plan; c. An emergency response training plan for all employees; d. Hazardous materials must be stored using secondary containment measures at all times; e Periodic monitoring of the storage areas and methods used for containment must be reviewed: i. On a regular basis; ii. Whenever business practices change regarding hazardous materials; and iii. As required by laws and regulations; f. In no case may hazardous materials or other deleterious substances be stored, handled, treated, used, produced, recycled, or disposed of in a way that would pose a significant groundwater hazard within the City. 2. Hazardous Materials Inventory (HMI). The HMI statement is intended reflect all current and anticipated types and quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of at a facility. The HMI must always be kept on site. New and existing commercial land uses, schools and cemeteries located in Class 1 and Class 2 CARAs must submit an HMI statement: a. Within 1 year of the effective date of the ordinance codified in this chapter; b. With any new land use or building permit application; c. With a new business license; and d. At periodic intervals as needed to keep up with changing business practices. 3. Hazardous Materials Management Plan (HMMP). Hazardous materials quantities correspond to the aggregate total of all hazardous materials, not individual chemicals. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Packet Pg. 98 8.A.b Draft Edmonds CARA Update 2023 - 2024 Facilities that use aggregate quantities of hazardous materials equal to or greater than 20 gallons or the equivalent of 200 pounds, or that use hazardous materials that may be a potential risk to the WHPA, are reviewed to determine the potential risk to the groundwater and the need for an HMMP. Commercial land uses and activities using aggregate quantities of hazardous materials equal to or greater than 50 gallons or the equivalent of 500 pounds, or that use hazardous materials that are considered to be a potential risk to the groundwater in lower quantities, must submit an HMMP to the City. a. The City requires an HMMP based on the type and aggregate quantity of inventoried material. The following are exempt from an HMMP: i. Retail sale of containers 5 gallons or less in size when the business has fewer than 500 gallons on the premises at anv one time; and ii. Hazardous materials of no potential risk to the wellhead protection areas. b. HMMPs must demonstrate implementation of BMPs. An HMMP must be completed by the facility operator and must always kept on site and include: i. A description of the facility including a floor plan showing storage, drainage and use areas. The plans must be legible and approximately to scale; ii. The plan must include and identify all hazardous materials containers, sizes, storage locations and methods of secondary containment of the hazardous materials; and iii. The plan must, at a minimum, include how the facility implements the BMPs as identified in this code. 4. Inspections. The Citv has the right to insaect a facilitv at reasonable times for the purpose of determining compliance with this chapter. Inspections may include, but are not limited to: a. Visual inspections of hazardous materials storage and secondary containment area< b. Inspections of HMMP; and c. Sampling of soils, surface water and groundwater. 5. Third -Party Review. The City may employ a hydrogeologic consultant licensed in Washington State at the applicant's expense for third -party review for compliance with the BMPs, the HMI and the HMMP. 6. Enforcement. Whenever a person has violated any provisions of this chapter, the Planning and Development Director, in consultation with the Public Works Director as necessarv. may take code enforcement action based on the nature of the violation draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended Packet Pg. 99 8.A.b Draft Edmonds CARA Update 2023 - 2024 including, but not limited to, abatement, intunction, mitigation, fines and penalties as set forth in Section 18.30.100 ECDC, Stormwater Management. D. General requirements. 1. A protect applicant must make all reasonable efforts to avoid and minimize impacts to critical aauifer recharge areas according to the reauirements of this section. in the following sequential order of priority: a. Avoiding impacts altogether by not taking a certain action or parts of an action; or when avoidance is not possible; b. Minimizing impacts by limiting the degree or magnitude of the action and its implementation, using appropriate technology, or by taking affirmative steps, such as protect redesign, relocation, or timing, to avoid or reduce impacts; and 2. Any activity or use specifically listed in this chapter must comply with the best management practices and mitigation plan identified in the hydrogeologic report. 3. All development activities must comply with the groundwater quality standards contained in WAC Chapter 173-200 and RCW Chapter 90.48. 4. Where the Director determines that an activitv or use not specifically listed in this chapter has the potential to harm water quality or quantity within critical aquifer recharge areas, the applicant must apply best management practices and all known and available reasonable technology (AKART) appropriate to protect critical aquifer recharge areas. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 10 Packet Pg. 100 8.A.b Draft Edmonds CARA Update 2023 - 2024 23.40.005 Definitions pertaining to critical areas. For the purposes of this chapter and the chapters on the five specific critical area types (Chapters 23.50, 23.60, 23.70, 23.80 and 23.90 ECDC) the following definitions shall apply: "Adjacent" means those activities located on site immediately adjoining a critical area; or distance equal to or less than 225 feet of a development proposal or subject parcel. "Alteration" means any human -induced action which changes the existing condition of a critical area or its buffer. Alterations include, but are not limited to: grading; filling; dredging; draining; channelizing; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction, application of gravel; modifying for surface water management purposes; or any other human activity that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. "Aquifer" means a body of soil or rock that contains sufficient saturated material to conduct groundwater and yield usable quantities of groundwater to springs and/or wells. Best Available Science. See ECDC 23.40.310. "Best management practices" means a system of practices and management measures that: 1. Control soil loss and reduce water quality degradation caused by nutrients, animal waste, and toxics; 2. Control the movement of sediment and erosion caused by land alteration activities; 3. Minimize adverse impacts to surface and ground water quality, flow, and circulation patterns; and 4. Minimize adverse impacts to the chemical, physical, and biological characteristics of critical areas. "Buffer" means the designated area immediately next to and a part of a steep slope or landslide hazard area and which protects slope stability, attenuation of surface water flows and landslide hazards reasonably necessary to minimize risks to persons or property; or a designated area immediately next to and part of a stream or wetland that is an integral part of the stream or wetland ecosystem. For critical aquifer recharge areas, the buffer is that area outside of the WHPA time of travel zones established by WAC 246-290, which defines the entire zone of contribution for the CARA. "Chapter" means those sections of this title sharing the same third and fourth digits. "City" means the city of Edmonds. City Council or Council. See ECDC 21.15.030. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 11 Packet Pg. 101 8.A.b Draft Edmonds CARA Update 2023 - 2024 "Class" or "wetland class" means descriptive categories of wetland vegetation communities within the wetlands taxonomic classification system of the U.S. Fish and Wildlife Service (Cowardin, et al., 1979). "Clearing" means the act of cutting and/or removing vegetation. This definition shall include grubbing vegetation and the use or application of herbicide. "Compensation project" means an action(s) specifically designed to replace project -induced critical area or buffer losses. Compensation project design elements may include, but are not limited to: land acquisition procedures and detailed plans including functional value assessments, detailed landscaping designs, construction drawings, and monitoring and contingency plans. "Compensatory mitigation" means replacing project -induced losses or impacts to a critical area, and includes, but is not limited to, the following: 1. "Creation" means actions performed to intentionally establish a wetland at a site where it did not formerly exist. 2. "Reestablishment" means actions performed to restore processes and functions to an area that was formerly a critical area, where the former critical area was lost by past alterations and activities. 3. "Rehabilitation" means improving or repairing processes and functions to an area that is an existing critical area that is highly degraded because one or more environmental processes supporting the critical area have been disrupted. 4. "Enhancement" means actions performed to improve the condition of existing degraded wetlands so that the functions they provide are of a higher quality 5. "Preservation" means actions taken to ensure the permanent protection of existing high - quality wetlands. "Creation" means a compensation project performed to intentionally establish a wetland or stream at a site where one did not formerly exist. "Critical aquifer recharge areas (CARAs)" are areas with a critical recharging effect on aquifers used for potable water, including areas where an aquifer that is a source of drinking water is vulnerable to contamination that would affect the potability of the water, or is susceptible to reduced recharge. These areas are identified on the City's GIS using information provided by Olympic View Water and Sewer District, as periodically updated. "Critical areas" for the city of Edmonds means wetlands, critical aquifer recharge areas, frequently flooded areas, geologically hazardous areas, and fish and wildlife habitat conservation areas as defined in Chapters 2L.5 23.60, 23.70, 23.80 and 23.90 ECDC, respectively. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 12 Packet Pg. 102 8.A.b Draft Edmonds CARA Update 2023 - 2024 "Deleterious substances" include, but are not limited to, chemical and microbial substances that are not classified as hazardous materials per this chapter, whether the substances are in usable or waste condition, that have the potential to pose a significant groundwater hazard, or for which monitoring requirements or treatment -based standards are enforced under Chapter 246- 290 WAC. "Development proposal" means any activity relating to the use and/or development of land requiring a permit or approval from the city, including, but not limited to: commercial or residential building permit; binding site plan; conditional use permit; franchise; right-of-way permit; grading and clearing permit; mixed use approval; planned residential development; shoreline conditional use permit; shoreline substantial development permit; shoreline variance; short subdivision; special use permit; subdivision; flood hazard permit; unclassified use permit; utility and other use permit; variance; rezone; or any required permit or approval not expressly exempted by this title. "Director" means the city of Edmonds development services director or his/her designee. "Division" means the planning division of the city of Edmonds development services department. "Enhancement" means an action taken to improve the condition and function of a critical area. In the case of wetland or stream, the term includes a compensation project performed to improve the conditions of an existing degraded wetland or stream to increase its functional value. "Erosion" means the process in which soil particles are mobilized and transported by natural agents such as wind, rain, frost action, or stream flow. Erosion Hazard Areas. See ECDC 23.80.020(A). Fish and Wildlife Habitat Conservation Areas. See Chapter 23.90 ECDC. "Floodplain" means the total area subject to inundation by a "100-year flood." "100-year flood" means a flood having a one percent chance of being equaled or exceeded in any given year. "Footprint of existing development" or "footprint of development" means the area of a site that contains legally established: buildings; roads, driveways, parking lots, storage areas, walkways or other areas paved with concrete, asphalt or compacted gravel; outdoor swimming pools; patios. Frequently Flooded Areas. See Chapter 23.70 ECDC. "Functions" means the roles served by critical areas including, but not limited to: water quality protection and enhancement; fish and wildlife habitat; food chain support; flood storage, conveyance and attenuation; ground water recharge and discharge; erosion control; wave attenuation; aesthetic value protection; and recreation. These roles are not listed in order of priority. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 13 Packet Pg. 103 8.A.b Draft Edmonds CARA Update 2023 - 2024 Geologically Hazardous Areas. See Chapter 23.80 ECDC "Geologist" means a person licensed as a geologist, engineering geologist, or hydrologist in the state of Washington. For geologically hazardous areas, an applicant may choose a geologist or engineering geologist licensed in the state of Washington to assess the potential hazard. "Geotechnical engineer" means a practicing geotechnical/civil engineer licensed as a professional civil engineer in the state of Washington who has at least five years of professional employment as a geotechnical engineer in responsible charge including experience with landslide evaluation. "Grading" means any one or a combination of excavating, filling, or disturbance of that portion of the soil profile which contains decaying organic matter. "Habitats of local importance" means areas that include a seasonal range or habitat element with which a given species has a primary association, and which, if altered, may reduce the likelihood that the species will maintain and reproduce over the long term. These might include areas of high relative density or species richness, breeding habitat, winter range, and movement corridors. These might also include habitats that are of limited availability or high vulnerability to alterations such as cliffs, talus, and wetlands. In urban areas like the city of Edmonds, habitats of local importance include biodiversity areas and corridors, which are characterized by a framework of ecological components which provides the physical conditions necessary for ecosystems and species populations to survive in a human -dominated landscape. "Hazardous materials" means any material, either singularly or in combination, that is a physical or health hazard, whether the materials are in usable or waste condition: and any material that may degrade surface water or groundwater quality when improperly stored, handled, treated, used, produced, recycled, disposed of, or otherwise mismanaged. Hazardous materials also include: all materials defined as or designated by rule as a dangerous waste or extremely hazardous waste under Chapter 70A.300 RCW and Chapter 173-303 WAC: hazardous materials also include petroleum or petroleum products that are in liquid phase at ambient temperatures, including any waste oils or sludges. "Hazardous materials inventory (HMI)" is an inventory of all current and anticipated types and quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of at a facility as required in ECDC 23.60.030.C.2, Hazardous Materials Inventory (HMI). "Hazardous materials management plan (HMMP)" is a plan completed by the operator that demonstrates how the facility implements required BMPs as required in ECDC 23.60.030.C.3, Hazardous Materials Management Plan (HMMP). "In -lieu fee program" means a program which sells compensatory mitigation credits to permittees whose obligation to provide compensatory mitigation is then transferred to the in - lieu program sponsor, a governmental or nonprofit natural resource management entity. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 14 Packet Pg. 104 8.A.b Draft Edmonds CARA Update 2023 - 2024 Landslide Hazard Areas. See ECDC 23.80.020(B). "Mitigation" means the use of any or all of the following actions for activities and development on sites containing critical areas, except critical area aquifer recharge areas, which are listed in descending order of priority: 1. Avoiding the impact altogether by not taking a certain action or parts of an action; 2. Minimizing impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps such as project redesign, relocation, or timing to avoid or reduce impacts; 3. Rectifying the impact to wetlands, critical aquifer recharge areas, frequently flooded areas, and habitat conservation areas by repairing, rehabilitating, or restoring the affected environment to the historical conditions or the conditions existing at the time of the initiation of the project; 4. Minimizing or eliminating the hazard by restoring or stabilizing the hazard area through engineered or other methods; 5. Reducing or eliminating the impact or hazard over time by preservation and maintenance operations during the life of the action; 6. Compensating for the impact to wetlands, critical aquifer recharge areas, frequently flooded areas, and habitat conservation areas by replacing, enhancing, or providing substitute resources or environments; and 7. Monitoring the hazard or other required mitigation and taking remedial action when necessary. "Native vegetation" means vegetation comprised of plant species which are indigenous to the Puget Sound region and which reasonably could have been expected to naturally occur on the site. "Native vegetation" does not include noxious weeds as defined by the state of Washington or federal agencies. "Normal maintenance of vegetation" means removal of shrubs/nonwoody vegetation and trees (less than four -inch diameter at breast height) that occurs at least every other year. Maintenance also may include tree topping that has been previously approved by the city in the past five years. "Noxious weeds" means any plant that is highly destructive, competitive or difficult to control by cultural or chemical practices, limited to those plants on the state noxious weed list contained in Chapter 16-750 WAC. "Planning staff" means those employed in the planning division of the city of Edmonds development services department. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 15 Packet Pg. 105 8.A.b Draft Edmonds CARA Update 2023 - 2024 "Qualified critical areas consultant" or "qualified professional" means a person who has the qualifications specified below to conduct critical areas studies pursuant to this title, and to make recommendations for critical areas mitigation. For geologically hazardous areas, the qualified critical areas consultant shall be a geologist or engineering geologist licensed in the state of Washington to assess the potential hazard. If development is to take place within a geologically hazardous area, the qualified critical areas consultant developing mitigation plans and design shall be a professional engineer licensed in the state of Washington and familiar with landslide and slope stability mitigation. For wetlands and streams, the qualified critical areas consultant shall be a specialist in botany, fisheries, wetland biology, and/or hydrology with a minimum of five years' field experience with wetlands and/or streams in the Pacific Northwest. Requirements defining a qualified critical areas consultant or qualified professional are contained within the chapter on each critical area type. For critical aquifer recharge areas, the qualified professional must be a currently licensed Washington State geologist holding a current specialty license in hydrogeology. "Reasonable economic use(s)" means the minimum use to which a property owner is entitled under applicable state and federal constitutional provisions in order to avoid a taking and/or violation of substantive due process. "Recharge" means the process involved in the absorption and addition of water from the unsaturated zone to groundwater. "Redeveloped land(s)" means those lands on which existing structures are demolished in their entirety to allow for new development. The director shall maintain discretion to determine if the demolition of a majority of existing structures or portions thereof constitute the redevelopment of a property or subject parcel. "Restoration" means the actions necessary to return a stream, wetland or other critical area to a state in which its stability, functions and values approach its unaltered state as closely as possible. For wetlands, restoration as compensatory mitigation may include reestablishment or rehabilitation. Seismic Hazard Areas. See ECDC 23.80.020(C). "Species of local importance" means those species that are of local concern due to their population status, their sensitivity to habitat manipulation, or that are game (hunted) species (See ECDC 23.90.010(A)(4).) "Storm Water Management Manual" means the storm water manual specified in Chapter 18.30 ECDC. "Streams" means any area where surface waters produce a defined channel or bed which demonstrates clear evidence, such as the sorting of sediments, of the passage of water. The channel or bed need not contain water year-round. This definition is not meant to include draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 16 Packet Pg. 106 8.A.b Draft Edmonds CARA Update 2023 - 2024 irrigation ditches, canals, storm or surface water runoff devices (drainage ditches) or other entirely artificial watercourses unless they are used by salmonids or used to convey streams naturally occurring prior to construction of such watercourse. Streams are further classified into Categories S, F, Np and Ns and fishbearing or nonfishbearing 1, 2 and 3. (See ECDC 23.90.010(A)(1).) "Title" means all chapters of the city of Edmonds Development Code beginning with the digits 23. "Undeveloped land(s)" means land(s) on which manmade structures or land modifications (clearing, grading, etc.) do not exist. The director retains discretion to identify undeveloped land(s) in those instances where historical modifications and structures may have existed on a property or subject parcel in the past. "Underground Infection Control Well" as defined in Chapter 173-218 WAC and associated guidance documents. "Wellhead protection area (WHPAY' means protective areas associated with public drinking water sources established by water systems and approved or assigned by the state Department of Health. "Wetland functions" means those natural processes performed by wetlands, such as facilitating food chain production; providing habitat for nesting, rearing and resting sites for aquatic, terrestrial or avian species; maintaining the availability and quality of water; acting as recharge and/or discharge areas for ground water aquifers; and moderating surface water and storm water flows. "Wetland mitigation bank" means a site where wetlands are restored, created, enhanced, or in exceptional circumstances, preserved expressly for the purpose of providing compensatory mitigation in advance of authorized impacts to similar resources. "Wetlands" means those areas that are inundated or saturated by ground or surface water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands do not include those artificial wetlands intentionally created from nonwetland sites, including, but not limited to, irrigation and drainage ditches, grass -lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the construction of a road, street or highway. However, wetlands may include those artificial wetlands intentionally created from nonwetland areas created to mitigate conversion of wetlands if permitted by the city (WAC 365-190-030(22)). Wetlands are further classified into Categories 1, 2, 3 and 4. (See ECDC 23.50.010(B).) [Ord. 4026 § 1 (Att. A), 2016; Ord. 3952 § 1, 2013; Ord. 3931 § 2, 2013; Ord. 3527 § 2, 2004. Formerly 23.40.3201. draft Edmonds CARA ECDC 23.60 v6 1.23.24 - Planning Board recommended 17 Packet Pg. 107 8.A.b Managing Stormwater Runnoff in CARAs — For Stormwater Addendum Only • The City of Edmonds does not implement or enforce the UIC regulations, and they are independent of the City's stormwater regulations. It is the responsibility of the applicant to abide by all applicable Federal and State requirements related to UICs. • The use of stormwater infiltration best management practices (BMPs) including those that qualify as a Class V Underground Injection Control well (UIC), are prohibited for all land uses within all wellhead protection areas (WHPAs), including the buffer, associated with Olympic View Water and Sewer District's (OVWSD) 228th Street Wellhead. Within all WHPAs, associated with OVWSD's Deer Creek Springs, including the buffer, stormwater infiltration systems including UICs, shall be regulated using Ecology's 2019 Stormwater Management Manual for Western Washington (SWMMWW), including Volume I, Section 1.4 (UIC Program); provided that Tables 1-4.2 (Vadose Zone Treatment Capacity), 1-4.3 (Pollutant Loading Classifications for Solids, Metals, and Oil in Stormwater Runoff Directed to UIC Wells), and 1-4.4 (Treatment Required for Solids, Oil, and Metals) in the SWMMWW shall not apply and are superseded by the following tables, respectively, to be more protective of the aquifers: Table 1- Assumed Vadose Zone Treatment Capacity by Wellhead Protection Area Assumed Treatment Wellhead Protection Areal Capacity2 Additional Protection Areas for Exposed Ova Aquifer None All other Zones Low 1-From Figure 8, Appendix B (Wellhead Protection Areas Delineation, Robinson Noble, Inc.) - 2018 Watershed Protection Plan. Olympic View Water & Sewer District. Pace Engineering, 11/2018. 2 -- From Table 1-4.2 (Vadose Zone Treatment Capacity) - 2019 Ecology Stormwater Management Manual for Western Washington, modified to be more protective of aquifer. Table 2 - - Pollutant Loading Classifications for Solids, Metals, and Oil in Stormwater Runoff Directed to UIC Wells Pollutant Loading Land Use' Risk Single -Family Residential (SFR) lots Low Multifamily Residential Medium All Other not mentioned above High Roadway' Local Low Collector Minor Arterial Medium Principal Arterial High 1- Site zoning at time of permit application 2 - From Table 1-4.3 (Pollutant Loading Classification for Solids, Metals and Oil in Stormwater Runoff Directed to UIC Wells) - 2019 Ecology Stormwater Management Manual for Western Washington, modified to be more protective. 3 - Figure 3-1- Roadway Functional Classification - Edmonds 2015 Comprehensive Transportation Plan Packet Pg. 108 8.A.b Managing Stormwater Runnoff in CARAs — For Stormwater Addendum Only Table 3: Treatment Required for Solids, Oil, and Metals' Assumed Treatment Capacity Pollutant Loading Risk Low None Low Pretreatment' Remove Solids' Medium Remove SolidS3 Remove SolidS3 High Remove Oil & SolidS3' Remove Oil & SolidS3•4 1- From the 2019 Ecology Stormwater Management Manual for Western Washington (SWMMWW), modified to be more protective (Table 1-4.4). 2 - Pretreatment removes solids, but at a level less than basic treatment. Ecology's definition for pre-treatment is 50% removal. See the definition for pretreatment in the Glossary of the SwMMWw. 3 - Treatment to remove solids means basic treatment. See the definition of basic treatment in the Glossary of the SWMMWW. Removal of solids removes a large portion of the total metals in most stormwater runoff. Any special treatment requirements in the SWMMWW still apply. 4 -Treatment to remove oil is to be accomplished by applying one of the oil control BMPs identified in the SWMMWW. See BMP T11.10: API (Baffle type) Separator and BMP T11.11: Coalescing Plate (CP) Separator in the SWMMWW. • At high -density intersections and at commercial or industrial sites subject to an expected average daily traffic (ADT) count of 100 vehicles/1,000 sf gross building area, sufficient quantities of oil may be generated to justify operation of a separator BMP. • At other high -use sites, project proponents may select a basic treatment BMP that also provides adsorptive capacity, such as a biofiltration or bioinfiltration swale, a filter, or other adsorptive technology, in lieu of a separator BMP. A catch basin with a turned down elbow is not adequate for oil control in this case. • The requirement to apply a basic treatment BMP with adsorptive characteristics also applies to commercial parking and to streets with ADT> 7,500. C O R C cO C E O V w O 3 N O N M N M M C M 7 N O V Q Q U a+ R L Packet Pg. 109 F94 3 IM DrEMMS - - Mw•,\1r•,:rre 10.A Planning Board Agenda Item Meeting Date: 03/13/2024 Extended Agenda Staff Lead: Michael Clugston Department: Planning Division Prepared By: Michael Clugston Background/History N/A Staff Recommendation Discuss the attached extended agenda. Narrative The extended was adjusted based on discussion at the March 6 special meeting - a public hearing on the Comp Plan growth alternatives was not scheduled for March 20. Packet Pg. 111