2017-09-20 Economic Development Commission Packet"nc, 18y"
AGENDA
Edmonds Economic DevelonmentCommission
Edmonds City Hall
Brackett Meeting Room, 121 5th Ave N
Wednesday, September 20, 2017
6-8PM
6:00 P.M. - CALL TO ORDER
1. Call to Order
2. Approval of Agenda
I Approval of August 16, 2017 Meeting Summary
4. Audience Comments
5. Old Business:
Subgroup Discussion (60 minutes):
• Development Feasibility
• Art
• Civic Facilities
• Affordable Housing
6. New Business
7. Roundtable Discussion (Council, Commissioners, City, Liaisons) (15 minutes)
8. Adjourn
Next regular meeting: October 18, 2017, 6 PM
DRAFT
CITY OF EDMONDS
ECONOMIC DEVELOPMENT COMMISSION
August 16, 2017
COMMISSIONERS PRESENT
Darrol Haug
Stephen Clifton
Nicole Hughes
George Bennett
Matthew Waldron
Nathan Monroe, Planning Board, ex officio
Neil Tibbott, Councilmember, ex officio
COMMISSIONERS ABSENT
Aseem Prakash
Mary Monroe, Vice -Chair
Jamie Reece, Chair
Michael Schindler
Greg Urban, Edmonds Chamber, ex officio
Bruce Faires, Port Commissioner, ex-officio
STAFF PRESENT:
Patrick Doherty, Econ. Dev & Comm. Serv. Dir.
Cindi Cruz, Program Coordinator
1. Economic Development Commission meeting called to order by Nicole Hughes at 6:02 p.m.
2. Approval of Agenda: Approved as submitted.
3. Approval of 07/19/17 EDC Minutes: Matt moved to approve minutes as written, Stephen
seconded; motion passed.
4. Audience Comments No comments.
5. Old Business:
Subgroup Discussion (60 minutes)
• Development Feasibility: George summarized subgroup meeting last week. Legal
department is checking to see if ok to meet with Port commission as a subgroup.
Considering 12 foot ceiling height vs 15 foot ceiling height and the possibility of
allowing 3 stories within the height limits in the BD 1 zone. George will create draft
proposal for the subgroup then bring to full EDC for their review. How to determine
feasibility of redevelopment vs replacement in the downtown area. Could existing owners
afford to rebuild property in downtown if existing property/building were destroyed?
There has been little or no attempt to redevelop existing properties in downtown. Smaller
lots could be more challenging than a larger lot to redevelop. Would be good information
to understand the value in 12 foot, first floor ceiling height; redevelopment is limited to 2
stories only; what is value of creating 2 vs 3 stories? Including residential is also a factor.
Is there an unknown cost of redeveloping in downtown that would prohibit the current
businesses from continuing to rent in the downtown core? There are vacant lots that could
be developed but at this time nothing to encourage redevelopment, and parking is also a
factor in redevelopment feasibility. Development that is occurring down Main Street
towards waterfront will create vitality. Draft memo to subgroup then go to full
Commission for presentation to CC.
• Art: Stephen summarized last meeting. Cannot require artistic elements in development
but could encourage this as part of development and redevelopment. Creative Districts
program created by state and want to have Edmonds be in on the ground floor with the
creation of arts and cultural historic districts, commercial areas, unique gateway signage,
artistic elements, branding, urban design, economic job clusters. At next meeting to go
through list in more detail to identify potential proposals/projects. Could allow incentives
Draft Meeting Summary
Economic Development Commission
August 16, 2017
Page 1
DRAFT
for adding creative artistic elements, etc. Spreadsheet was sent out to Commission and
encourage Commissioners to respond with comments. Design awards offered by City
would be an easy method to encourage creative elements in development.
Civic Facilities: Matt summarized meeting regarding moving of civic facilities from
downtown Edmonds. The discussion focused on deliverables including: recommend
analysis of real estate values, require support of data, already met with Chief Compaan,
how to get buy -in on idea of movement of civic facilities, understanding highest best use
of civic facilities property in downtown Edmonds, pros and cons of both areas, and what
would this do to Public Works property and/or near Hwy 99. Will bring information to
Commission in September for discussion. Economic impact of different uses of existing
downtown city buildings and impact on downtown businesses. Spreadsheet of City
owned property will be provided to Commission.
Affordable Housing: Darrol summarized meeting: he attended a recent Rotary meeting
where the discussion focused on homeless and affordable housing in Seattle: (a)
Homeless units are 16xl0, $2200, on property for up to 2 years then moved, no permit
required. Edmonds has property that could be used. (b) Household income for Edmonds
shows we already have 1204 families with income below $35,000 who already have
housing. That represents more than 11% of all households. What are goals for
discussion on affordable housing? Definition of affordable housing is key to discussion.
We need an inventory of various values of homes and apts. Is there enough inventory to
serve the needs at lower end or as income goes up? Mayor has put a task force on
affordable housing together to work on housing strategy for City. Task Force will hold
open houses, etc. What is role of EDC in discussion of affordable housing? EDC can
review and comment on task force's reports. Feed issues to task force that have been
brought up by EDC/subgroup. Affordable home ownership is missing piece. Zero lot line
ownership, condo law, 2018 legislative agenda material, no condos are being built
because of burdensome laws, cottage homes, accessory dwelling unit (ADU) — more
revenue for homeowner, detached ADU, make homeownership more affordable. Change
name of subgroup at next meeting. See excel spreadsheet on demographics to final
version)
6. New Business: Patrick: Council passed at meeting last night components of Hwy 99 subarea
plan, multi -family tax exemptions for Hwy 99. EDC could host development forum for Hwy 99
to hear presentation and invite developers to highlight subarea plan in mid -October, mid -day and
mid -week, venue on Highway 99 potentially. Darrol: working with Port and looking at finances
how much do they bring in from tax to understand their profitability or could tax dollars be
utilized elsewhere? $440,000 of taxes from Port district is income they do not use for day to day
operations. What could they use this money on? Example of City of Selah that helped develop a
mushroom plant on port property. Possilby build parking garage? Support public amenities.
7. Roundtable Discussion (Council, Commissioners, City, Liaisons): See above. Matt:
Affordable housing should not be put all in one place; it should be integrated into all areas as
stated by Police Chief Compaan. Blended neighborhoods have been shown to work well.
8. Adjourned at 7:46 p.m.
Next regular meeting: September 20, 2017, 6 PM
Draft Minutes
Economic Development Commission
August 16, 2017
Page 2
Type
Number
Income
Affordable Housing
Apt Size
Rent Range
Family households
10,851
Studio
$925-$1200
299
< $10,000
<$250
1 bdm
$1165-$2024
150
$10,000 to $14,999
$250 to $375
2bdm
$1350-$2420
283
$15,000 to $24,999
$375 to $625
3bdm
$1895-$2300
472
$25,000 to $34,999
$625 to $875
951
$35,000 to $49,999
$875 to $1250
House
$2700-$5000
1670
$50,000 to $74,999
$1250 to $1875
1685
$75,000 to $99,999
$1875 to $2500
2385
$100,000 to $149,999
$2500 to $2750
1325
$150,000 to $199,999
$2750 to $5000
1631
> $200,000
> $5000
Median Family Income
$97,866
$2,447
Mean Family Income
$126,042
$3,151
Nonfamily households
6,756
Total Households
17,607
Median nonfamily income
$44,295
$1,107
Mean nonfamily income
$57,672
$1,442
King -Snohomish Median Income
$96,000
$2,400
< 30% - extremely low income
< $28,800
< $720
30% - $50% - very low income
$28,000 - $48,000
$720 - $1200
50% - 80% - low income
$48,000 - $76,800
$1200 - $1920
100% - median
$96,000
$2,400