2017-01-18 Economic Development Commission MinutesCITY OF EDMONDS
ECONOMIC DEVELOPMENT COMMISSION
January 18, 2017
COMMISSIONERS PRESENT
Jamie Reece
Darrol Haug
Matthew Waldron
Mary Monroe
Stephen Clifton
George Bennett
Michael Schindler
Nicole Hughes, arrived at 6:44 p.m.
Aseem Prakash
Nathan Monroe, Planning Board, ex officio
Bruce Faires, Port Commissioner, ex-officio
COMMISSIONERS ABSENT
Greg Urban, Edmonds Chamber, ex officio
Neil Tibbott, Councilmember, ex officio
STAFF PRESENT
Patrick Doherty, Econ. Dev & Comm. Serv. Dir.
Cindi Cruz, Program Coordinator
Rob Chave, Planning Manager
1. Economic Development Commission meeting called to order at 6:01 p.m.
2. Approval of Agenda: Approved as submitted.
3. Approval of 12/14/16 EDC Minutes: After minutes amended as stated, Stephen moved to
approve minutes as written, Mary seconded; motion passed.
4. Audience Comments No comments.
5. Presentation — 5-Corners Planning, Rob Chave, Planning Mgr. Gave brief history of Five -
Corners planning project conducted by University of Washington's Green Futures Lab and
Forterra (formerly the Cascade Land Conservancy) about 7 years ago. Contracted for around
$40,000 for a year -long planning project with grad students and professors in 2010 & 2011 to
study the Five -corners and Westgate neighborhoods. City split the two projects apart after the
UW/Forterra project was finished and focused on Westgate project first. In 2015, the Westgate
zoning and development changes were adopted into the City code while Five -Corners
Roundabout was completed. Positive feedback was received in workshops/surveys, etc. about
both areas. Five -Corners was unique in comparison to Westgate due to highway, topography, etc.
Five -Corners area is very flat, much more walkable, larger residential area adjacent to smaller
retail component than Westgate commercial district. Focus on public spaces use vs private
landowner spaces. Illustrative examples on PowerPoint presented to Planning Board. Roundabout
is a central focus. Buildings proposed to be pushed to street and parking behind. More residential
living in multi -family developments. To adopt zoning changes comprehensive plan does not need
to be amended by Planning Board. The EDC and ADB will be asked for opinions and the process
will happen in 2017. How does form -based code relate to these changes in zoning? Traditional
zoning doesn't accomplish the interface between private development and public property that
form -based zoning does with emphasis on the form of development rather than uses. Five -
Corners could be a bit of a hybrid of traditional zoning and form -based zoning. This would be
with type, look and feel of building. Form -base zoning will help in pushing the buildings where
you want them with more specific location of buildings. Form -based zoning doesn't work as well
when you have multiple landowners. Breaking ground depends on private property owners.
Bartells has recently submitted project in for development at Westgate. Phase -in plans for
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Economic Development Commission
January 18, 2017
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southwest corner at Westgate owned by Bartells. Recommendations from PB will be proposed for
codes amendments, etc. for Five -Corners zoning changes to go to CC for adoption. (EDC
expressed interest in research into existing codes affecting development). Monitor, follow, pay
attention to details, and potentially make recommendations. Connection between Five -Corners,
Downtown, Westgate, Hwy 99, etc. What are variables? How can EDC make a difference in the
future development? What are interests of property owners? Can developers be invited in to give
their opinions on what they would want to develop? Caution expressed to not delay process at this
point. EDC could be liaison to property owner group.
6. Subgroup Reports:
a. Highway 99: Mary discussed plan that was attached to packet. Some of the details of the plan
include: Incentives waiver for permit fees for low-income housing, encouraging development,
economic generators, workforce will not necessarily come to downtown Edmonds to utilize
businesses, could there be more feedback passed on to council. Mixed -use development is base of
plan, business and residential, hotel for hospital district, mixed -use first floor retail but won't be
major employers. Zoning is enhanced to allow more height, full range of multi -family, office,
small amount of retail. Mixed -use starts and encourages more development for residential. What
can City do to attract a hotel or office building instead of mixed use? What is advantage of office
building? Low-income housing is not necessarily an income generator. What will generate
income on Hwy 99? Don't have a detailed economic income analysis of various scenarios. 90%
of development in area is mixed -use buildings. How do you keep work -force living in the
community? Affordable -living is not necessarily low-income housing. Alternatives 1, 2, & 3.
What are goals? Consultants have hinted at working with property owner to create signature
project. Greenwood and University Village are mentioned as examples of good changes. Need a
good vision of the areas for improvement and there are examples in plan. Need to have diverse,
robust combination of development. Development in Shoreline along Hwy 99 corridor is used as
an example. Can the EDC have the chance to offer some input. Mary referred to page 8 for vision
in plan. Incentive to encourage development in WA state is limited to only housing. Can there be
any other incentives to encourage development? Loosen some zoning requirements such as
parking requirements. This is last section of Edmonds area that can be an economic driver. Have
sub -group create draft memo and bring to February meeting for approval.
b. Signs: Discussed details regarding off -site signage; keep in mind "A board" signs have never
been allowed off site even though there was not consistent enforcement. Fees are considered
excessive. Location of signs for off -sidewalk businesses is an issue. No A -board sign beyond 2'
of the entrance is problematic for businesses not abutting the sidewalk. BID is interested in
retail/business identification on side streets. WWU students are working on a mobile app for
wayfinding and shop identification. Council has until about March to make decision on signage
before enforcement resumes. Could test case be proposed for 6 months and make case for Council
change to existing ordinance? Sign sub -group will review ideas and come back next month for
review and comments. Reach out to Pam Stuller or Cadence Clyborne of the BID.
c. Parking: No meeting of City's committee since the last EDC meeting in December. Darrol had
offered to look at streets within a couple of blocks from the fountain to determine if cars are
parked efficiently. One determination is 22 feet is standard for parking, most cars are taking 20
feet or less. At least one added car could have parked in each segment if parked more efficiently.
That would mean an addition 10-20 added cars within two blocks of the fountain. Regarding
employee permits: 114 businesses have permits and 35 businesses represent 70% of the issued
permits. Companies with five or more permits range from 5-57 permits each with the average
being 12. Moving employee parking out further from the core will definitely free up parking on
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Economic Development Commission
January 18, 2017
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street. Residential permits number in excess of 450 some analysis would need to be done to
determine the availability of residential versus public parking.
Need to consider changing prices of permits. It is very minimal fee per permit (between $.07 and
$.25 per day) and a potential increase of could be implemented over a few years. Patrick's
comments: Met with Public Works will come back to City parking group with recommendations.
Enforcement is approximately 10 tickets per day per day currently.
7. Old Business:
a. Solidify Future Priorities: Five -Corners, future developments. Vision and goals.
Understanding "penciling" out projects and how that makes a project viable. Updating some of
existing plans to help public understand return value of any particular project.
Motion to create 5-Corners subgroup and appoint subgroup members. George moved to form 5-
corners sub -group with deliverables to emphasize penciled out feasibility plan Matt
seconded. Motion passes. Nicole, Mike, George, volunteered for sub -group.
8. New Business:
9. Roundtable Discussion (Council, Commissioners, City, Liaisons): Darrol asked that
educational element for the Port of Edmonds projects to understand what they can do related to
the City's development rules at next meeting.
Bruce Faires: Port report - Puget Sound Express (PSE) very successful and will be increasing
their sailings for 2017 and 2018. Will ask for more information on where the customers of PSE
come from etc. The Port is potentially looking at partnership with Port of Seattle for increasing
tourism in Edmonds. Harbor Square will have very limited development unless residential zoning
is allowed.
Patrick advised there will be the annual Economic Alliance Snohomish County Forecast breakfast
on Thursday, February 23, 2017 in Lynnwood.
10. Ideas for February Agenda
11. Adjourned at 8 p.m.
Next regular meeting: February 15, 2017, 6 PM
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GHES
SUBJECT: PROPOSED NEXT WORK ITEMS FOR EDC
DATE: DECEMBER 6, 2016
At the November EDC meeting a subgroup was established to convene and discuss next work
items for the full EDC to take up. The subgroup met on 11/22/16 and studied the priorities
established by the EDC earlier this year, proposing the following:
Continuing Education
As a way of providing a continuing source of education, familiarization, etc., to members on
important topics, the group recommends that presentations, updates, and other forms of
"continuing education" be made at each/most EDC meetings moving forward, possibly starting
at the next available meeting with a primer on GMA and its status. After that we could hear
from the Port about its role in economic development and its plans, etc. (probably hold off until
things settle on the SMP issues). Another topic would be to have a presentation about the
development regulations in different districts.
Possible Subgroup Topics
After reviewing the short-term (urgent and non -urgent) and long-term (urgent and non -urgent)
priorities offered by the full EDC earlier this year, the group recommends that the following
topics be considered for subgroups moving forward:
Five Corners planning and development. This may include a study of the current development
standards and how they might be discouraging appropriate redevelopment.
Identify and study redevelopment sites. Instead of the 50 sites suggested in the EDC's original
memo, the thought was to identify two or three key sites in one or two commercial districts,
study them and identify what the potential is and barriers are to redevelopment, reporting back
after each study, and then move onto another area(s) and two or three sites.
Downtown development regulations that might be barriers to redevelopment, especially for a
hotel and/or for 3-story, mixed -use development. The EDC memo offered the issue of the
ground -floor retail requirements perhaps needing another study and reconsideration at this
point (especially the 15' required ground -floor ceiling height).
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Economic Development Commission
January 18, 2017
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