2017-12-20 Economic Development Commission Packet"7C. 189.,
AGENDA
Edmonds Economic Develoament Commission
Edmonds City Hall
Brackett Meeting Room, 121 5th Ave N
Wednesday, December 20, 2017
6-8PM
6:00 P.M. - CALL TO ORDER
1. Call to Order
2. Approval of Agenda
3. Approval of November 15, 2017 Meeting Summary
4. Audience Comments (3 minutes per person)
5. Old Business:
Subgroup Discussion (60 minutes):
• Development Feasibility — review & discuss memo
• Art — report on draft Economic Impact of Arts & Culture
• Civic Facilities — review briefing memo
• Affordable Housing - update
6. New Business (30 minutes)
Sub -Committee coordination of meetings
7. Roundtable Discussion (Council, Commissioners, City, Liaisons) (20 minutes)
8. Adjourn
Next regular meeting: January 17, 2018, 6 PM
DRAFT
CITY OF EDMONDS
ECONOMIC DEVELOPMENT COMMISSION
November 15, 2017
COMMISSIONERS PRESENT
Jamie Reece, Chair
George Bennett
Aseem Prakash
Stephen Clifton
Matthew Waldron
Mary Monroe Vice -Chair
Nathan Monroe, Planning Board, ex officio
Neil Tibbott, Councilmember, ex officio
Greg Urban, Edmonds Chamber, ex officio
Bob McChesney, Port of Edmonds Executive
Director (substituting for Bruce Faires)
COMMISSIONERS ABSENT
Nicole Hughes (by phone)
Michael Schindler (excused)
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 Jamie Reece at 6:01 p.m.
2. Approval of Agenda: Approved as submitted.
3. Approval of 10/18/17 EDC Minutes: Discussion from Darrol to add to his motion request for
his excused absence for September minutes. Concern expressed that minutes are no longer
available although they are on City Clerk's Meeting Agenda page with a referral on the EDC web
page. Stephen moved to approve minutes as amended, Aseem seconded; motion passed.
4. Audience Comments Patrick discussed Holiday Market held on 5th Avenue North in front of
City Hall the last two Saturday's and will continue for 4 more Saturdays. Challenges of
advertising and get the word out that the market is happening. This Saturday will be 2nd screening
of Diversity Commission film series. First one was very successful. Mentioned grant recipients of
Diversity Commission (name) New VisitEdmonds website is up and running. Holiday website in
conjunction with BID/Ed! Port project of videographer will be contributing a dollar amount to
advertise related to grant from Port of Seattle. Ads will run in March/April.
5. Old Business:
Subgroup Discussion (60 minutes):
Development Feasibility: Mary handed out draft memo (see attached). Stephen: subject should
be worded in form of a question. No change in height of 30' limit but change to first floor
requirements of 15'. Design standards were put into place fairly recently (2013) and less than 5
new developments have been built in BD1 zone. Neil suggested this could be a good topic for
Council/EDC forum. Sub -group will discuss and refine topic. Concept, research, memo will go to
Council. If council agrees, will send to Planning Division/Board, Planning works on it and
ultimately will go back to Council. Reserve a block of time on a future agenda to discuss this
topic and finalize memo.
Art: Stephen updated that group did not meet because arts economic impact survey was not
completed. Now done and over 1300 responses. Mary will receive copy of info as a member of
the advisory committee. 4th Avenue Art Corridor is on a back burner waiting on funds to proceed
with project. Between Main & ECA — includes reconfigured roadway, trees, lighting, potential
houses to convert to retail. Concept Plan completed in 2006 linear park, infrastructure is old and
DRAFT Meeting Summary
Economic Development Commission
November 15, 2017
Page 1
DRAFT
would like to see tie-in to capital improvement project and complete in conjunction with utility
replacements similar to Main St project between 6t11 & 5th Avenues. Could grants be accessed to
provide funding for infrastructure and subsequently implementation of corridor
improvements? Gateway sign at split of SR 104 & 5"' Avenue — working on process with Frances
Chapin, Patrick, Mary, an Arts Commissioner, Dave from Parks, Planning Commissioner Dan
Robles, and Clayton Moss. Looking at schematic concepts. Encourage them to be larger and
artistic element. WSDOT limits the size of the sign. Our crews do plantings around sign but will
design to be more drought resistance and sustainable. Welcome sign when getting off ferry will
also be reviewed for replacement.
Street signs at 244th & Hwy 99 — north side should say Edmonds but now they all say Shoreline
could staff request a change to WSDOT.
6. New Business:
Meeting attendance via phone: nothing in code to allow participation by phone or a quorum by
phone. The commission can propose a code change to Council to allow quorum and voting by
phone. Council has its own rules but commissions and boards are not covered by those codes.
Concerns raised about difficulty of hearing on phone. Could allow to participate by phone to keep
apprised of commission meeting discussions but not be counted as a quorum or allowed to vote.
Technology exists to allow participation. Would support going to City Council to allow for
expansion of participation by citizens. How many are required to be in the room to constitute the
quorum and how many are allowed to be on a phone? Limit how many meetings you can call in
for. Encourage physical participation as much as possible. Participation, voting, quorum, how
many times?
George moved to recommend to Council to change code to allow remote participation in
meetings, to count towards quorum with voting rights up to 3 times per calendar year; Matt
seconded discussion to clarify motion carried, Nicole did not vote. Neil clarified it could go to
a committee, with changes going to full Council.
Civic Facilities: George discussed and will have notes at next commission meeting to discuss
memo.
Affordable Housing: Jamie stated he had missed task force meeting but next meeting is on 30th
and will bring information to next commission meeting. Darrol discussed how much housing that
will be built in Edmonds including affordable and all housing. What is planned for and
anticipated on Hwy 99, what are growth rates with current building permits? Need to understand
what is total supply in Edmonds over next 15-20 years. Compare these figures with Growth
Management Act requirements. Ask City for estimates from Planning Department and buildable
land report. Jamie will ask Shane through task force. Discussion at state level regarding buildable
lands — changing target. School District has task force that had Lynnwood's econ dev director
give presentation defining numbers of units in Lynnwood percent below market rate.
Development in Lynnwood related to light rail project.
Other Old Business:
Jamie: Subcommittee memo — for discussion — submit at least a week before the meetings. How
to share the information without violating OPMA.
Darrol discussed parking implementations and will be reviewed before next meeting and would
like to share with EDC at next meeting.
DRAFT Minutes
Economic Development Commission
November 15, 2017
Page 2
DRAFT
7. Roundtable Discussion (Council, Commissioners, City, Liaisons): Darrol discussed owner of
property at 6 b and Main who is developing renderings, would like to develop the property into
parking, Airbnb and/or apartments or condos will share renderings at next meeting if available.
Bob McChesney attending for Bruce Faires gave election results; Neil said Adrienne enjoyed the
meeting she attended for him last month he was at CERT training very valuable for the citizens of
Edmonds, Greg updated networking event in October, Halloween was bigger than ever 7500
people, had live remote from King 5, Mimi Jung will be at Tree Lighting this year, Small
Business Saturday 11/25, Fishmonger store next to Starbucks, Nathan PB working on 5-Corners,
Jamie: development feasibility and, parking update at next meeting.
8. Adjourned at 8:00 p.m.
Next regular meeting: December 20, 2017, 6 PM
DRAFT Minutes
Economic Development Commission
November 15, 2017
Page 3
DRAFT
Attachment A
Kirkland:
2. The maximum height of structure shall be measured at the midpoint of the frontage of the subject property on the
abutting right-of-way, excluding First Avenue South. See KZC 50.62 for additional building height provisions.
5. For purposes of measuring building height, if the subject property abuts more than one right-of-way, the applicant
may choose which right-of-way shall be used to measure the allowed height of structure (does not apply to Public Access
Pier, Boardwalk, or Public Access Facility; Piers, Docks, Boat Lifts and Canopies Serving Detached Dwelling Unit; Piers,
Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units).
(Very complex building height regulations)
2. Where retail frontage is required along an abutting street and along pedestrian -oriented streets (see Plate 34H), the
minimum ground floor story height for retail; restaurant and tavern; entertainment, cultural, and/or recreational
facili uses shall be 15 feet; provided, however, that in CBD IA and CBD 1B, any buildings proposed and built after
April 1, 2009, or buildings that existed prior to April 1, 2009, which are 10 feet or more below the permitted
maximum height of structure, shall be required to provide a minimum 13-foot ground floor story height.
Shoreline:
c. Minimum space dimension for building interiors that are ground -level and fronting on streets shall be 12-foot
height and 20-foot depth and built to commercial building code. These spaces may be used for any permitted land
use. This requirement does not apply when developing a residential only building in the MUR-35' and MUR-45'
zones;
Redmond: NA
Everett:
c. All ground floors of buildings hereafter constructed shall maintain fifteen -foot floor -to -ceiling heights.
Mill Creek — NA
Lynnwood — NA
Tacoma (Downtown):
(1) The distance from the finished floor to the finished ceiling above shall be at least 12 feet.
Issaquah — NA
Seattle Neighborhood Commercial — 13'; Downtown — 15'
Bellingham — NA
Burien — NA
Federal Way — NA
DRAFT Minutes
Economic Development Commission
November 15, 2017
Page 4
DRAFT MEMORANDUM
TO: MAYOR EARLING AND CITY COUNCIL
FROM: JAMIE REECE, CHAIR, ECONOMIC DEVELOPMENT COMMISSION
SUBJECT: RECOMMENDATIONS REGARDING 15-FOOT MINIMUM GROUND -FLOOR
HEIGHT IN EDMONDS BD1 ZONE
DATE: December 20, 2017
OBJECTIVE:
Increase City revenues, jobs, housing options and new cultural, shopping and recreation opportunities in
Edmonds
APPROACH:
Stimulate economic growth in the downtown core by revising zoning standards in BD1 to encourage
new construction and redevelopment of vacant sites and/or deteriorating structures.
BACKGROUND:
In January 2007, the Edmonds City Council passed Ordinance No. 3624, enacting a new chapter 16.43
relating to downtown business zoning. The Downtown Business zone (BD) was subdivided into 5
subdistricts, each with its own unique mix of permitted uses and zoning regulations. The intent was to
promote Edmonds as a setting for retail, office, entertainment and associated businesses, define strong
pedestrian links, and create a strong retail core at the downtown's focal center.
The code allows building heights of 30 feet in all BD zones except zone BD5, where it is 25 feet.
Site development standards also call for a minimum ground -floor height of 12 feet in all BD zones,
except BD1 where the minimum ground -floor height requirement is 15 feet.
BD1 was singled out for the 15-foot height requirement because, at the time, it was thought a higher
ground floor height (15 feet) would encourage a broader range of retail development, resulting in
attractive development/redevelopment and a strong retail core.
(add foot note: "Minimum height of ground floor within the designated
street -front" means the vertical distance from top to top of the
successive finished floor surfaces for that portion of the ground floor
located within the designated street front (see ECDC 16.43.030(B)); and,
if the ground floor is the only floor above street grade, from the top of
the floor finish to the top of the ceiling joists or, where there is not a
ceiling, to the top of the roof rafters.).
DISCUSSION:
The current zoning standards in zones BD1 through BD4 allow for structures 30 feet in height. In all BD
zones except BD1, the minimum ground -floor height requirement is 12 feet. With a maximum building
height of 30 feet, three levels of usable space can be achieved. However, in BD1, with the ground -floor
minimum height requirement of 15 feet, only two floors of usable space may be achieved within the 30-
foot height limit. In today's market, most financially viable redevelopment requires a minimum of three
levels of rentable space to "pencil out." In BD1, with the ground floor height requirement of 15 feet,
development/redevelopment has been stagnating, as contrasted with some new development/
redevelopment in other BD zones. As a result, there is a missed opportunity for commercial growth and
increased housing.
There is a demand and need for additional commercial space in the Downton Core. The City receives
numerous inquiries from prospective retailers, gallery operators, lodging establishments, restaurateurs,
and office -based employers, seeking Downtown tenant space. There is very little available as most
existing buildings are small and mostly fully occupied.
Discussions with property owners and potential developers indicate the few vacant or substantially
under -developed sites in the BD1 are stymied from being (re)developed by the de facto two-story limit.
While higher ground -level heights may be desirable for some uses, they are no longer considered
necessary. Building owners and tenants are anxious for rentable, quality space in the Edmonds retail
core. Edmonds has the opportunity to facilitate creating such space by reducing the minimum ground -
floor height requirement in BD1 to 12 feet as found in other BD zones.
Staff reviewed ground -floor height requirements for our competitive cities. For most, there is no
minimum height other than that required by the International Building Code, (a 7 foot 6 inch minimum).
Kirkland requires a 13 to 15-foot first floor, depending on the overall height of the building, which in
commercial zones ranges from 30 feet to 55 feet. Shoreline and Downtown Tacoma require a 12-foot
first floor. Seattle specifies 13 feet in the Neighborhood Commercial zones and 15 feet downtown,
where buildings are significantly higher then 30 feet.
The EDC considered several different approaches to address the issue of creating an environment to
attract development and redevelopment; i.e. allowing for three-story structures in BD1. Three
Alternatives were discussed:
Alternative 1: Preferred Alternative. Reduce the ground -floor height requirement in BD1 to 12 feet, as
found in all other BD zones, while maintaining a 30 foot building height limit. Allowing a
12-foot ground -floor height makes developing three levels within the 30 foot height
restriction possible.
Alternative 2: Maintain the 15 first floor requirement and allow building heights in BD1 in excess of 30
feet, possibly up to 35 feet. This option includes a potential stipulation that a view study
be conducted to ensure any such additional height above 30 feet would not significantly
impact views. This was viewed as a good compromise, but adding additional height was
not considered a first choice by the Committee.
Alternative 3: Combine Options 1 and 2; decrease the first -floor height requirement but allow overall
building height, for three story structures, to increase. A 13-foot first floor requirement
for example, could result in a 31-foot building, for example.
RECOMMENDATION:
The EDC recommends Alternative 1 to City Council for consideration : reduce the ground -floor height
minimum in BD1 to 12 feet as required in other BD zones.
The reduction in the ground -floor height requirement may improve the economic vitality of the City of
Edmonds Downtown core by encouraging (re(development of downtown vacant sites and deteriorating
or substantially under -developed structures and attracting new uses the core. There are many positive
outcomes that may result from this proposed adjustment:
• New cultural, shopping, and recreation opportunities within the community; as more space
becomes available, new businesses will be able to find locations in Downtown Edmonds and
existing businesses will have the opportunity to expand.
• New infusion of revenue into the city or county budget as a result of redevelopment activities
(sales tax, hotel tax, and utility tax revenues) in order to provide greater public safety, parks and
transportation services.
• More job opportunities (retail, service, office, and/or manufacturing jobs); more businesses
result in job creation.
• More housing opportunities in a walkable environment. Three floors allows for upper -level
residential in the Downtown core. More downtown residents will contribute to a more vital and
vibrant core, increase retail activity and the overall desirability of locating a business or office in
Downtown Edmonds.
• Additions of one or two additional stories atop existing buildings (up to the 30-foot limit) could
leverage needed restoration of existing buildings and/or building facades, improving the look
and feel of Downtown. Existing building standards and design guidelines would remain in place,
helping to maintain the character of our community.
• Construction jobs will be created by the development of new buildings and new infrastructure
and the remodeling of existing buildings.
The EDC discussed potential negative impacts of the proposed change and concluded they would be
minimal.
• Views would not be impacted as building heights will not be altered.
• Increased density in terms of visitors to downtown and new residents would add vitality, but
could also impact parking availability.
• Changes in the character of the streetscape may be considered both a positive and a negative.
Deteriorating buildings are an eyesore and can be dangerous. New construction will not
necessarily be as quaint, but will keep the overall character of the Downtown. Current design
standards, first adopted in 2008, ensure the desired "look and feel" of the Downtown Core will
be maintained.
Overall, in the opinion of the EDC, the positives outweigh the potential negatives. We encourage
Council to amend the code in BD1 to reduce the minimum required ground -floor height to 12 feet.