2018-04-12 Historic Preservation Commission MinutesCITY OF EDMONDS
HISTORIC PRESERVATION COMMISSION
SUMMARY MINUTES OF SPECIAL MEETING
April 12, 2018
CALL TO ORDER AND ROLL CALL
Chair Raetzloff called the meeting of the Edmonds Historic Preservation Commission to order at 5:30 p.m. in the 3' Floor
Conference Room of City Hall, 121 — 5' Avenue North.
COMMISSIONERS PRESENT
Tim Raetzloff, Chair
Laura Johnson, Vice Chair
Katie Kelly
David Preston
Emily Scott
Larry Vogel
Steve Waite
Kristiana Johnson, City Council Member
COMMISSIONERS ABSENT
Chris Deiner-Karr (excused)
APPROVAL OF MINUTES
STAFF PRESENT
Rob Chave, Planning Division Manager
Diane Cunningham, Administrative Assistant
Patrick Doherty, Economic Development Director
OTHERS PRESENT
Dave Teitzel, City Council Member
Carreen Nordling-Rubenkonig
COMMISSIONER SCOTT MOVED THAT THE MINUTES OF MARCH 8, 2018 BE ACCEPTED AS PRESENTED.
COMMISSIONER PRESTON SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY.
AGENDA ADDITIONS/CHANGES
The agenda was adjusted to add a discussion on the Commission's outreach program under "Unfinished Business" and
announcements of upcoming events under "New Business." The remainder of the agenda was accepted as presented.
REQUESTS FROM THE AUDIENCE
There were no audience comments.
NEW BUSINESS
Discussion on Potential Code Amendments to Reduce the Ground -Floor Height Requirement in the Downtown Business
(BD1) Zone to 12 Feet. This would be consistent with what is found in all other BD zones, while maintaining a 30 foot building
height limit. Allowing a 12 foot ground floor height makes developing all three levels within the 30 foot height restriction
possible.
Mr. Doherty reported that during 2017, the Economic Development Commission (EDC) discussed various issues related to
potential barriers to development, redevelopment and economic vitality in Edmonds. They concluded that one issue that holds
back redevelopment in the Downtown Business (131)1) zone of the City Center is the required 15-foot ground -floor height for
new buildings. This requirement restricts new buildings to just two floors, while development in the other BD zones allows up
to three. With only two stories, it was felt that developers do not see enough potential return on their investment to warrant
development. He shared background information to explain why the current 15-foot height requirement was put in place and
provided a map to illustrate the locations of the BD zones.
Mr. Doherty advised that on February 6r' the EDC submitted a memorandum to the City Council asking that they consider
reducing the ground -floor height requirement in the BD zone to 12 feet, as found in all other BD zones. The 30-foot building
height limit would be maintained. The issue was first presented to the Council's Planning, Parks and Public Works Committee
on March 13'. The committee issued no recommendation on the issue but directed that it be presented to the Historic
Preservation Commission for input before returning to the City Council.
Mr. Doherty referred the Commissioners to the EDC's recommendation to the City Council and briefly reviewed the benefits
that the EDC believes new infill development in the BD zone would provide. He advised that, if the City Council agrees to
take up the issue, it will be directed to the Planning Division for further study. It would eventually go before the Planning
Board as a proposed amendment, and a public process would follow.
Commissioner Scott said she prefers Alternative 1, which would keep building heights at 30 feet but reduce the ground -floor
height requirement to 12 feet.
Mr. Chave shared some history about why the 15-foot ground -floor requirement was put in place in the BD1 zone, noting that
it was felt that 15 feet was the ideal height for creating a retail -friendly environment. A feasibility study was done by Heartland
in 2004 and concluded that condominium sales drive the financial performance of mixed -use projects and that the ground floor
should be pinned to the street level. At the time, the City was seeing three-story buildings built in the downtown with sunken
commercial floors, and the commercial floors were considered to be "throwaway" because the condominium sales were driving
the viability of the projects. It was determined this type of development was undesirable and a variety of code changes were
made. Mr. Doherty referred to the Staff Report, which provides a breakdown of the changes that have been made to the BD
zone.
Mr. Chave said the Heartland study concluded that it didn't really matter what the ground -floor height requirement in the retail
core was. The critical piece was the viability of the businesses and their sales revenue. Owners were making so much money
from leases, that it was not economical for someone to buy them out and redevelop the properties. This issue was lost in the
discussion, as the debate centered around building heights.
Mr. Chave commented that most of the redevelopment that has occurred in recent years has been in the other BD zones that
surround the BD 1 zone. As the businesses have become more viable over time, it is even less likely that some of the properties
in the BD 1 zone would redevelop even if the ground -floor height requirement is reduced to 12 feet. They are too happy at this
point in time.
Commissioner Vogel commented that, if the City had a historic district in downtown Edmonds, it would be in the BD zone.
There is something very special about the feel and ambiance of the downtown core. If the change is approved, he hopes there
would be standards in place to maintain the character of this area. They cannot afford to sacrifice this character at a time when
Edmonds is becoming a destination for visitors. Mr. Doherty noted that design guidelines were applied to all of the BD zones
in 2013, and they are very focused on the type of detailing that is found in traditional architecture. All new construction would
have to follow these guidelines.
The Commission and staff had a discussion about how the character and charm of the BD 1 zone might change as redevelopment
occurs. Commissioner Preston pointed out that there weren't a lot of visitors to Edmonds 15 years ago. Changes were made
it make it more charming that had nothing to do with the actual buildings. Mr. Chave commented that the key is to have a
healthy downtown where people continue to put money into maintaining their buildings.
Council Member Johnson asked how the City would accommodate the parking needs associated with three-story development.
Limited parking could have a significant impact on the number of people who come to Edmonds as a destination. Mr. Chave
said no parking is required for commercial uses in the BD zones, but parking is required for residential uses. Commissioner
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Johnson noted that, oftentimes, the required parking is insufficient to meet the demand, and residents end up parking on the
street. Mr. Doherty said parking tends to be self-selecting, which means that prospective tenants will choose not to move into
units if there is insufficient parking to meet their needs. Mr. Chave added that, typically, people who live in the downtown
drive less and walk more.
Commissioner Preston asked if the Edmonds Downtown Alliance was asked to weigh in on the concept. Mr. Doherty answered
that they have not issued a formal statement, but they supported the concept when it was discussed at their meetings. They see
a lot of interest from outside businesses who want to relocate to the downtown, but there is very little space available.
Carreen Rubenkonig, Edmonds, advised that she previously served for approximately 8 years on the Architectural Design
Board and currently serves on the Planning Board. She came to the meeting because she has a sense of where this issue could
go. Even tonight she hears concerns about how the changes might play out. Because the downtown is not a historic district,
the City cannot maintain the staggered heights and setbacks that people seem to like. She questioned how the City could protect
this charm as the downtown is redeveloped over time. While the proposal would level the playing field amongst the BD zones,
she is not sure it would result in the atmosphere people are interested in. She suggested that the City should look at the BD1
zone in a different way.
Mr. Doherty emphasized that the proposal on the table would not alter the current height limit of 30 feet, and all properties in
the downtown can be developed to this height. The issue at hand is whether the ground -floor height requirement should be 15
or 12 feet. However, it is fair to say that the change would make developing to the maximum height allowed in the zone more
feasible.
Commissioner Johnson said that, with the current requirement, property owners do not try to cram in three stories, and that
means there will be more variation in development. If the ground -floor height limit is reduced, she felt the result would be a
lot of development that looks the same because there is only so much that can be done in order to accommodate three stories.
Mr. Doherty explained that developers typically take advantage of the entire building envelope.
Commissioner Preston referred to other "charming" towns in Washington, specifically Leavenworth, where buildings heights
are greater then 30 feet. He commented that he does not feel a canyon affect because there are a lot of pitched roofs. He likes
the idea of reducing the ground -floor height requirement, but perhaps incentives could be offered to people who don't do just
flat roofs. This would help maintain and even enhance the charm of the downtown. Commissioner Vogel commented that
charm isn't something you can build in after the fact.
Commissioner Raetzloff noted that most of the old buildings are located in the BD zone. He recognized the need to have a
viable economy, but he voiced concern that the proposed change would encourage the destruction of old buildings. Rather
than adding an additional story onto an existing building, he felt it is far more likely that the buildings would be torn down and
replaced.
Commissioner Preston asked if there are other options to consider. For example, the City could allow the ground -floor height
to be reduced if the design includes a pitched roof. Mr. Doherty agreed that interventions can be made to help mitigate impacts.
For example, the Pike/Pine neighborhood in Seattle allows a greater height if the existing fagade is maintained. This allows
the look and feel at the pedestrian level to remain similar.
Council Member Johnston questioned if existing tenants would be driven out of the downtown if the code is changed and
buildings are redeveloped. If rents go up, some of the individual businesses may have to leave. Mr. Doherty agreed that a new
development would typically lease at a higher rate. However, current occupancy is at 97% and rents in downtown Edmonds
are already going up. They should not take it as a given that every small business will remain viable. Most of the current
buildings are not owner -occupied.
Commissioner Waite asked if any thought has been given to offering incentives to create smaller shop spaces. Mr. Doherty
answered no, but it could become part of the conversation if the City Council decides to move forward with the proposed
amendment. For example, the City could adopt maximum width requirements to help maintain the character of the streetscape
and prevent someone from purchasing too many consecutive properties to create a large building.
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Council Member Johnston commented that this is the Commission's opportunity to provide feedback and/or a recommendation
to the City Council. Mr. Doherty indicated he would share the comments and concerns raised by the Commission with the City
Council, but they could also issue a formal recommendation.
Announcement of UDcomine Events
Commissioner Scott announced that the Revitalize Washington Conference will take place in Port Townsend on April 23'
through 26t1i. The cost is to attend is $150. She also announced that the Volunteer Community Open House will be at the
Edmonds Historical Museum on April 21". Commissioners Raetzloff, Waite and Johnson indicated they would attend.
Commissioner Vogel advised that My Edmonds News will cover the event. Lastly, Commissioner Scott announced the
Edmonds Museum's "Archaeology at Night" and "Artifact I.D. Night" events are scheduled for May 41 from 5:00 to 8:00 p.m.
Council Member Johnson added that Commissioner Scott would also be doing an archaeology demonstration at the Edmonds
Waterfront Festival on June 2nd and 3rd from 11:00 a.m. to 1:00 p.m.
Continued Discussion on New ADDlication for the Dr. Palmer House Located at 820 MaDle Street
The Commission referred to the Secretary of the Interior's standards that apply to properties on the Register and discussed that
changes made to the windows of the Palmer House disqualified it from the Register. They also discussed whether or not the
property could qualify for the Register based on who lived in the house historically. It was noted that this is valid criteria if the
people who lived in the home played an important role in the history of the community.
The Commission agreed to reconsider the application on the new basis that the home was occupied by several people who
played important roles in Edmonds history. Commissioner Kelly agreed to research the property to determine if the people
who lived in the house were significant enough to the history of Edmonds to qualify the property for the Register.
Commission's Outreach Program
Ms. Cunningham provided a list of historic properties for which applications have already been completed. They are waiting
for permission from the property owners to move the applications forward. She reminded the Commission that the applications
were updated in 2017, and most property owners have been contacted previously with no response. She also reminded them
that public hearings are scheduled in June for properties at 658 Maple Street and 546 Fir Street. Commissioners were
encouraged to contact the owners, asking if they are interested in placing their properties on the Register.
ACTION ITEMS
Plaque Presentation for Historic Property at 209 Caspers Street
The Commission discussed that a free-standing post is needed to mount the plaque near the property at 209 Caspers Street.
Commissioner Waite agreed to share a design and approach the City to construct the posts. It was noted that Commissioners
would be willing to pay for the required materials, if necessary.
HISTORIC PRESERVATION COMMISSION CHAIR COMMENTS
Chair Raetzloff did not have any additional comments.
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HISTORIC PRESERVATION COMMISSIONER COMMENTS
Council Member Johnson voiced appreciation for the Commission's willingness to discuss the EDC's proposal. It is somewhat
controversial and something the City Council will take up. The EDC gave unanimous support for the concept, and Mr. Doherty
can forward the Commission's comments and concerns to the City Council for consideration.
Carreen Rubenkonig said she was pleased to see the Commissioners assembled around the table discussing issues that are
important to the community.
Council Member Teitzel thanked the Commissioners for their dedication.
ADJOURNMENT
The meeting was adjourned at 7:09 p.m.
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