2012-10-17 Economic Development Commission MinutesCITY OF EDMONDS
ECONOMIC DEVELOPMENT COMMISSION
October 17, 2012
The Citizens Economic Development Committee meeting was called to order at 6:05 p.m. by Chair Evan
Pierce in the Brackett Room, 121 5th Avenue North, Edmonds.
COMMISSIONERS PRESENT
Evan Pierce, Chair
Bruce Witenberg, Vice Chair
John Dewhirst
John Eckert
Kevin Garrett
Darrol Haug
Nathan Proudfoot
Doug Purcell
John Rubenkonig
Gail Sarvis
Rich Senderoff
Karen Shiveley
Evelyn Wellington
COMMISSIONERS ABSENT
Don Hall
Marc Knauss
Darlene Stern
1. OPENING REMARKS — NONE
ELECTED OFFICIALS PRESENT
Councilmember Joan Bloom
PLANNING BOARD LIAISON
Kevin Clarke
PORT OF EDMONDS LIAISON
Bruce Faires
STAFF PRESENT
Stephen Clifton, Community Services/Economic
Development Director
Cindi Cruz, Executive Assistant
Rob Chave, Acting Development Services Dir.
Frances Chapin, Cultural Services Manager
Jeannie Dines, Recorder
PUBLIC PRESENT
Ron Wambolt
John Reed, Planning Board Member
Kristina Johnson, Councilmember
Chair Pierce relayed Board Member Darlene Stern informed she would be absent from two meetings.
2. AMENDMENTS TO AGENDA — NONE
3. APPROVAL OF ECONOMIC DEVELOPMENT COMMISSION MINUTES OF SEPTEMBER 19,
2012
BOARD MEMBER WITENBERG MOVED TO APPROVE THE SEPTEMBER 19, 2012
MINUTES. BOARD MEMBER DEWHIRST SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
4. UPDATES
a. Harbor Square
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Planning Board Member Kevin Clarke advised he did not represent the opinions of all Planning Board
Members. He recognized Planning Board Member John Reed in the audience.
Board Member Clarke reported the Planning Board's approach was to consider all the issues raised by the
public, staff, the Port and Planning Board Members. The Planning Board created a punch list of critical
issues and vetted all those issues to create a comprehensive record to present to the City Council to aid in
their decision process. The Planning Board is forwarding a recommendation to the City Council to amend
the Comprehensive Plan to include the Harbor Square Master Plan. The Planning Board recommended
the Harbor Square site be approved for multifamily residential development; the contract rezone approved
in 1980 does not allow residential development. The Planning Board specified multi -family residential as
the existing code is not specific and would allow single family development on the site which the
Planning Board did not feel would be appropriate.
The Planning Board recommended the Port have the opportunity to create a mixed use development with
their selection of components. The Planning Board considered all issues related to the Comprehensive
Plan including public view corridors. A major view corridor for this property is Dayton Avenue from 5t'
to the waterfront. Another of the Planning Board's recommendations is a height limit of 35 feet for all
building located on the south side of Dayton and for any taller buildings, up to 55 feet, to be located north
of the Edmonds Marsh in the southwest corner of the site near the railroad tracks.
The Planning Board is also interested in protecting the Edmonds Marsh; staff and he are developing
language regarding preservation of Edmonds Marsh Park and allowing it to be incorporated into the open
space buffer.
Board Member Clarke recognized the Port for their flexibility, noting there was a lot of give and take, and
the process worked well. The majority of Planning Board votes were 5-2; the opposition was due to
concern with the maximum height limit and a desire for a height less than 55 feet in the corner near the
Marsh.
Board Member Clarke explained the Planning Board will review and finalize their recommendation at
their October 24 meeting. The Planning Board's recommendation, minutes, and exhibits will be will be
available online in the Planning Board packet this Friday. He clarified an amendment to the
Comprehensive Plan does not automatically approve a binding site plan or master development
agreement; that is a separate process that requires review and recommendation by the Planning Board
with final approval by the City Council. Acting Development Director Rob Chave relayed the Planning
Board's recommendation will also include language suggested by the City Attorney that more detail and
specificity will be provided over time and that the planning level analysis does not resolve all the issues.
Port Commissioner Bruce Faires explained this process has been occurring since August via a series of
meetings with the Port, the public and the Planning Board. During that process the Port made one change
to the proposed Master Plan as result of discussions with the Planning Board. Those changes were not
material but clarify the Port is seeking a high quality development, something the community can be
proud of. He relayed the Port's appreciation for the Planning Board's hard work.
Discussion followed regarding coordination between the critical issues identified in the Master Plan and
the Strategic Plan, height limits on the site, and when the City Council will consider the Planning Board's
recommendation.
Board Member Clarke thanked City staff, particularly Rob Chave, Kernen Lien and Stephen Clifton, for
the incredible amount of work they have done. He also recognized various Councilmembers who have
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attended Planning Board meetings as observers. Mr. Clifton reported the Planning Board public hearings
and a work session were recorded and broadcast on the City's government channel.
b. Highway 99 Enhancement Project
Cultural Services Manager Frances Chapin reported on the progress of the project, approximately one
mile on Highway 99 between 230th and just north of 224th. She estimated the project will be completed in
early January. Feedback to date has been positive. A list of businesses in the area interested in planning a
dedication event is being compiled.
C. Five Corners/Westgate Special District Studies
Mr. Chave reported nothing has happened since last EDC meeting as the Planning Board has been
working on the Comprehensive Plan amendment to include the Harbor Square Master Plan. At their
October 24 meeting, the Planning Board will discuss transportation/traffic information, building heights,
topography, etc. Another public hearing will be held in November. After considering a transportation plan
level analysis of the Five Corners and Westgate plans at buildout, the Planning Board concluded there
will be no level of service issues and the transportation system can handle development at those locations.
Mr. Clifton invited anyone interested in the transportation information to attend the October 24 Planning
Board meeting. Mr. Chave relayed a more detailed review will occur at the time of a development
proposal.
Mr. Clifton relayed the recent American Planning Association (APA) conference included a presentation
on form based code that highlighted Vancouver, Spokane and Edmonds. The presentation regarding
Edmonds was made by the University of Washington professors and students involved in the
development of the Five Corners and Westgate plans. At his request, the three expressed their willingness
to make that presentation to the City Council. He will inform the EDC when that is scheduled.
d. Community Technology Advisory Committee (CTAC)
Commissioner Haug reported the CTAC has not met recently. The CTAC and staff are looking at a major
customer and have scoped how to serve that customer. Components of the methodology to serve that
customer are proposed as in decision packages in 2013 budget.
Commissioner Haug explained when the EDC technology subcommittee was formed, members were
invited to join the CTAC. The subcommittee and CTAC agreed on a short term strategies to pursue
customers that could be easily served and how to proceed with regard to a business, marketing and sales
strategy. He suggested the EDC technology subcommittee invite CTAC to join them which would
provide a maximum number of viewpoints on a business strategy, advancing the fiber project, etc. It was
agreed to delay further discussion regarding this topic until the agenda item regarding subcommittees.
Mr. Clifton reported up to $34,000/year is being generated from the City's dark fiber. The Council
recently approved budget amendments to underground fiber as part of the Main Street project ($12,000)
and to extend fiber to connect City Park and provide a connection to the east side of Harbor Square
($27,000). The connection of City Park will allow the City to discontinue leasing a T 1 line ($400-
$500/month). Last night Council approved an Indefeasible Right of Use Agreement that provides one
strand of fiber with unlimited capacity from the City to the Snohomish County data center for video
arraignment. If that agreement had not approved by November 30, the cost would have been $180,000
over 30 years, with the Council's approval of the agreement, the cost is $57,750 over 30 years or
approximately $150/month.
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e. Strategic Plan Update
Mr. Clifton explained the 72+plan actions developed by the consultant were organized in five strategic
objectives and sub -objectives. Members of the EDC, Planning Board, City Council and staff met to
discuss the framework. After further refinement of the framework by a subgroup, it will be forwarded to
the consultant who will prepare his report and make a presentation at a joint EDC/Planning Board
meeting. A joint EDC/Planning Board recommendation will be forwarded to the City Council; the City
Council will make the final decision regarding the contents of the Strategic Plan.
5. SUBCOMMITTEES DISCUSSION
a. Outline/Develop Subgroup Methods
Commissioners discussed having a staff person attend subcommittee meetings, the process for appointing
Commissioners to subcommittees, finding a location for subcommittee meetings, and how the priorities
recommended to the City Council by the EDC/Planning Board in 2009 were identified. Commissioners
were invited to call Cindi Cruz to reserve space in City Hall during the day and Debbie Johnson (425-
771-0230) to reserve meeting space in the Francis Anderson Center.
Chair Pierce relayed Commissioners can participate in other subcommittees as long as there is not a
quorum. Chair Pierce reviewed the membership of the subcommittees:
Tourism
Don Hall
John Dewhirst
Karen Shiveley
Marc Knauss
Kevin Garrett
Technology
Darrol Haug
Darlene Stern
Douglas Purcell
Gail Sarvis
Land Use & Incentives
Evan Pierce
Bruce Witenberg
Rich Senderoff
John Rubenkonig
John Eckert
Strategic
Rich Senderoff
Evelyn Wellington
Nahan Proudfoot
TBD (new appointment by Councilmember Johnson)
Discussion followed regarding inviting CTAC to join the EDC technology subcommittee, voting rights of
members and concern with taking official action to combine the CTAC and subcommittee. It was the
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consensus of the EDC for Commissioner Haug to invite CTAC members to attend EDC subcommittee
meetings to provide input.
b. Review Combined Report Appendix List for Potential Items
Chair Pierce explained the intent of distributing the report appendix was to provide potential topics for
subcommittees to discuss. Mr. Clifton explained the original EDC recommended its highest priorities to
the Council. The 2009 EDC/Planning Board report contained a number of other ideas.
Vice -Chair Witenberg recommended subcommittees meet at least once before the next EDC meeting. He
relayed in the past, most of work was done by subcommittees who then reported to the full EDC. He and
Mr. Clifton encouraged those present to attend a presentation by Roger Brooks on Thursday November 8,
6:00-8:30 p.m. at the Wade James Theater regarding 20 things that can be done today to have an effect on
your city tomorrow, economic development, branding and marketing to make your city a designation, and
how to improve revenue for businesses. The presentation, not the copyrighted slides, will be filmed and
aired on the City's government channel.
Discussion followed regarding how Mr. Brooks' presentation was advertised and how the EDC identified
its original priorities.
6. LIMITING OFFICE ON FIRST FLOOR IN BD-1 ZONE
a. Brief Update on Current Status
Mr. Clifton reported Mr. Chave presented this to the Council on August 6 and 20. The proposal is to
prohibit pure office uses on the ground floor within the first 45 feet measured from the right-of-way in the
BD zone. The Council suggested the proposal be discussed by the EDC. Because Kirkland has a similar
requirement in their downtown; in preparation for tonight's meeting, he invited Commissioner to join him
for a tour of downtown Kirkland. Several Commissioners, Kernen Lien and he met with Kirkland's
Community Development Director Eric Shields who described how it was implemented in downtown
Kirkland. The tour emphasized the importance of defining what uses would not be allowed on the first
floor. He noted Kirkland has some discretion and flexibility.
Commissioners provided their input:
• Kirkland exercises flexibility and discretion, not sure how to include flexibility and discretion in
the code. This requirement is a crucial element of creating a vibrant downtown commercial area.
Kirkland has tweaked their code over years; if Edmonds pursues this, it should be with the
understanding that some changes may need to be made based on experience. Edmonds'
experience will not be the same as Kirkland's. Flexibility is necessary due to the physical space;
existing buildings present their own challenges.
• Some of Kirkland's code tweaks were the result of unintended consequences. Need to define uses
do not want as well as determine an overall plan for the area to help determine what uses are not
desirable.
• Much of Kirkland is relatively new development versus existing building in the Edmonds BD 1
zone. The question is how to best utilize existing spaces to create a vibrant downtown area.
• Area of walking tour before meeting with Mr. Shields was similar to Edmonds BD1 zone. The
examples Mr. Shields pointed out tended to be newer development with commercial on the
ground floor, residential above and under -building parking.
• Increasing pedestrian traffic raises the issue of insufficient parking. The conceptual goal is create
a vibrant area for pedestrians.
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• An example of Kirkland's flexibility: a physical therapy use on was allowed on the first floor if
they provided a retail/commercial type use within the first 30 feet. From the street, it looks like a
retail use with athletic apparel and the physical therapy office is located behind. That is a creative
interpretation of the code that provided flexibility for the business. (Clifton)
• It is more appropriate to identify uses do not want rather than trying to identify all the uses that
could possibly be allowed.
• How do the landlord's wishes enter into the concept of limiting business? Kirkland has a 90 day
provision; if a vacant space can filled with the same use within 90 days. After 90 days, the space
must be occupied by uses allowed by the code. Edmonds' code currently has a six month
nonconformance requirement. Kirkland has been more flexible in this economy. Several
downtown Edmonds building owners are very supportive of the goal of making downtown
vibrant. (Clifton)
• Flexibility or discretion needs to be specifically identified in the code. Can be addressed from a
use standpoint or performance standards such as no window blinds, etc. (Chave)
• Geography in current proposal is too small, should be extended south on 5"' Avenue South to
Walnut and possibly beyond, the frontage on Main from the fountain to the ferry to improve
connection between downtown and the waterfront, and on James and Dayton.
• Whether identify what uses want or do not want, there will always be unintended consequences.
Should be form based rather than use.
• The Planning Board tried this 10+ years ago and it was not pursued. At that time, real estate
offices were proposed to be allowed because pictures on their windows were pedestrian -oriented
but other office uses complained. Form based code in other cities require windows so pedestrians
can see people.
• The BD 1 zone has standards regarding windows, window coverings, etc.; they need to be
strengthened. Performance standards are as important as uses. Some uses could be permitted
outright and others could be conditional with performance standards. (Chave)
• One of the difficult balances in real estate economics is the development envelope and height.
Downtown Kirkland has the opportunity for height. If heights downtown were increased, there
would be more opportunity to capture value. With only a two story potential, redevelopment does
not make sense.
• Some buildings are not functional for retail use on the ground floor. Need to consider the physical
characteristics of buildings.
• Have a tremendous advantage if the landlords are interested. Need to have flexibility in the code
so can work with landlords.
• The intent is to create a vision for a vibrant downtown core.
• The 15-foot first floor requirement and performance standards related to window coverings in the
BD 1 zone were intended for retail. The requirement for 12' ground floor in the other BD zones
was to provide the opportunity for retail uses but not to mandate it. (Chave)
• Recommend limiting to BD1 to see how it works and if it is successful, extend it further. (Clifton)
• With regard to nonconformance, existing businesses would be grandfathered. (Clifton)
• Develop incentives to attract retail businesses.
• Agree with extending, particularly on 5th Avenue South due to redevelopment opportunity
between Walnut and Dayton. Also extend from Walnut to Howell. Extend on specific streets not
by zoning district.
• Concern with extending area on 5th due to subterranean spaces on the east side.
Vice -Chair Witenberg suggested each subcommittee develop a list of uses that should not be allowed in
the BD1 zone for discussion at the next EDC meeting.
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b. Discussion — Relevance to Economic Development, Use Limitations, etc.
7. MISCELLANEOUS
Commissioner Dewhirst suggested Commissioners review the 2013 budget and future projections.
8. SET AGENDA FOR NEXT MEETING
The November meeting rescheduled to Monday, November 26
9. AUDIENCE COMMENTS
John Reed, Edmonds, (Planning Board Member) recalled the Planning Board discussed limiting uses in
the BD zone 1-2 years ago; a propsal was forwarded to the Council and now has been returned to the
EDC. He suggested the minutes of those Planning Board meetings be available to the EDC. He also
supported the EDC having a joint discussion with the Planning Board.
10. ADJOURN
With no further business, the meeting was adjourned at 8:15 p.m.
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