Below is the Neighborhood Plan Update draft. Please read it critically with your concerns involving growth, quality of life, and the needs of the neighborhood in mind. As well as noting whether you think it covers the subjects which need to be addressed, please note where you think the tone, readability and format need to be improved. We have one suggestion already to make each Chapter start on a new page. If you think of something, even if it seems to be a casual concern, note it.  Others are likely to have noticed it also, so do not hesitate to speak up.  If you have a neighbor with an axe to grind or simply skill or knowledge involving planning, land use, editing or composition, please pass it along to them, even if they live in another neighborhood.  Send your comments to me to compile to mhnickerson@yahoo.com.  I will make all of them available to a review group.  If they are in hard copy, send them to:

 

    Martin Nickerson

    242 Bayside Road

    Bellingham, WA  98225

 

Edgemoor Neighborhood Plan, Draft 7/17/2008

 

Chapter 1.   Framework and Goals

 

1. Vision Statement.

          Edgemoor is a developed neighborhood with a decidedly quiet, residential character.  Its zoning is entirely single family residential. The houses are generally well kept and many have excellent views of mountains and/or water.  It is blessed with native vegetation including groves of Douglas firs as well as attractive planting although the recent conversion of housing to rental units has led to the deterioration of some yards.

The primary goal of the Neighborhood is to preserve and enhance its existing qualities and to improve the safety and accessibility of the neighborhood in compliance with the Comprehensive plan. 

Since Edgemoor is dependent on other neighborhoods for commercial establishments (including supermarkets, drugstores, gas stations, restaurants and the like), since it is adjacent to Fairhaven Park and a short distance from Marine and Boulevard Parks, since it has no elementary school, and since it has neither a Police nor Fire Station, Edgemoor residents are particularly interested in the course of their daily lives in the affairs of the adjacent neighborhoods.  Coordination with the South and Fairhaven neighborhoods is essential to the well being of Edgemoor. 

Parts of Edgemoor have been developed with different standards leading to different right-of-way widths on one street, different street width on streets with the same classification, and odd breaks in sidewalks on one route.  As a result, modifications of the existing streets to cover ditches, build sidewalks and adjust pavement widths are recommended. The utilities that serve the area are generally functional.  Some additions are desired by the residents and necessary for safety.

Protection of the natural features of the neighborhood is of importance to the residents who are particularly prone to walking, biking and other public uses of the neighborhood.

In a larger sense, Edgemoor is an integral part of the greater Fairhaven area which is visually attractive, vibrant, and full of character.  As part of Bellingham, it provides a very desirable housing potential which is somewhat secluded from the rest of the City, yet safer, less crowded and less pressured than some other neighborhoods as a result.  By any standard, Whatcom County with its commercial, agricultural, and residential mix, as well as its waterfront, mountains and fields, with its cultural amenities and its diverse population is an outstanding place to live, recognized as an attractive place nationally.  Washington State is likewise very much alive intellectually, politically, commercially, industrially, and many other ways.    Edgemoor benefits the County and the State for many of the same reasons that it is beneficial to the town and the State, County and City are complimented by Edgemoor.  A major goal for Edgemoor is to continue to provide the attractive alternative for a home environment that it has in the past.

 

2.  Development Patterns

The progression of development at different times with different standards applied has led discontinuities in the quality of public facilities, particularly with respect to the street system.  For instance, Bayside Road from Hawthorn to Acacia Place is 20 feet wide with no sidewalks. From Acacia to Briar in Edgemoor Terrace, Bayside has a 36 foot roadway with a six inch curb and a 5 foot sidewalk on both sides.  It reverts to a 20 foot roadway at Briar and continues as such to Fieldston.  The character of the adjacent property changes with the change in roadway width.  The wide roadway section allows pedestrian separation from motor traffic, parking, and in-street drainage.  The narrow section from Hawthorn to Acacia is on a slope, properties above to the southeast and below the roadway to the northwest have steep driveways.  Planting close to the roadway on the northwest eliminates the potential for a verge, a sidewalk, or a storm drain system.   A six-foot relatively-flat verge on the southeast side, interrupted by driveways, is occasionally used for parking which further restricts the capacity and adequacy of the roadway.  Similar discontinuities exist on Willow, a collector street extending across the neighborhood from Bayside to Chuckanut and elsewhere in Edgemoor.

Lot sizes, house sizes, and so forth are varied in different parts of the neighborhood.  Typically, there is a degree of uniformity in each subdivision with large lots facing West and South and some small lots to the North and East.

Most of the land in the neighborhood is developed.  Some infill is occurring on undeveloped lots.  One area to the South on relatively steep slopes is undeveloped.  Planning subarea 8 in Shorewood, the northwest corner of Edgemoor is subject to planning restrictions which allow attached housing on the West end of the subarea and an undeveloped section to the East to buffer the heron rookery.

Further development except in those area noted above can not happen.

 

 

 

3.  Strengths and Weaknesses

Edgemoor is affected by a variety of forces. The characteristics of the land, the existing improvements, the actions of the residents, and government strictures all shape life in the neighborhood.  Theses features of the Edgemoor Neighborhood are the source of its strengths and weaknesses.   

·       Zoning                For instance, the uniformity of the Neighborhood due to Single Family Zoning throughout leads to consistency of housing types, common interests among the residents, and low density.  The low density results in generally low volumes of traffic on the street system which is optimum for pedestrian and bicycle usage which the residents enjoy and a degree of safety. The lack of zoning diversity may appear to be a drawback since it does not address “affordable housing” but it greatly enhances the liveability of our Neighborhood.

 

·       Topography      The topography, which includes a ridge of hills running through the middle of the neighborhood, allows spectacular views to the North and West of Bellingham Bay.  On the South side, steep slopes create panoramic views of Chuckanut Bay and the waterway toward Anacortes.  Views to the East include Mount Baker and undeveloped forest. The steep streets that result in some cases are a small price to pay for the attractive home sites.

 

 

·       Natural Features      Natural features other than the topography frame the quality of life of Edgemoor.  Wildlife abounds in harmony with the nature of the land use.  Deer, raccoons, squirrels, possum and elusive coyotes are among the residents.  Eagles and Great Blue heron nest in the trees of Area 8 on the North end of Edgemoor.  As a result, nuisances for some are a price paid to allow other species to exist.  Gardens are affected by the deer reducing the species of plants which can thrive.  The remaining stands of Douglas Fir, Poplar and Aspen as well as plantings lend character to the Subdivisions, clean the air, delineate boundaries and shelter homes from each other.  However, trees and plantings also interrupt the views of significant vistas from some houses.

 

·       Waterfront      Bellingham Bay and its coves are valuable to Edgemoor.   Water surrounds the Neighborhood on three sides although direct contact with the Bellingham Bay is restricted to the North by the West end of the Fairhaven Neighborhood.  Unfortunately, the railroad is a formidable barrier to access to the Bay which is unmitigated by any safe pedestrian overpass.  As a result, housing close to the railroad on the West side comes at the price of noise and vibration, not to speak of the disruption of the natural features displaced by the railroad.  Where there would be beach marine life, there are large rocks placed to prevent erosion (riprap), a high embankment and the railroad bed.  Access to Post Point is constrained by the “No Trespassing” signs at access points to the railroad right-of-way intended to stop public access. 

 

·       Chuckanut Drive      A state highway, Route #11, named Chuckanut Drive forms the Eastern boundary of the Edgemoor neighborhood.  Chuckanut Drive is a scenic route along the cliffs west of Chuckanutmountain enjoyed by residents and many others.  In order to get to Fairhaven Park or the sidewalk on east side of Chuckanut Drive from Edgemoor one must cross this highway which acts as a barrier.   Access to the park is important to the residents of Edgemoor since there is no park in the neighborhood,   Also, the sidewalk on Chuckanut does not extend beyond ------ to the South and so it is not useful to the residents of Briza subdivision.

 

 

·       12th Street Bridge       Of more general concern, the 12th Street bridge and its south terminus at the intersection of 12th Street, Chuckanut, Parkridge, Hawthorn and Cowgill roadways presents a significant challenge.  The 12th Street bridge is the major accessway to Edgemoor.   As a result, it is the way that busses and pedestrians access Fairhaven Middle School from the north.  As the north end of Chuckanut Drive, it is a major City conduit to all the recreational facilities and residences on Chuckanut to the south.  The design life of this facility is long past, it is neither earthquake proof nor maintainable to adequate standards. Utilities vital to life in Edgemoor are attached to the bridge.  As a result, the importance of the bridge to Edgemoor cannot be overstressed.

 

·       12th Street Intersection      The intersection of 12th, Chuckanut, Hawthorn, Parkridge and Cowgill  has a variety of problems, not the least of which is that there are too many roadways intersecting at one point. The lack of left-turn lanes, the awkward geometrics and the complications of signal timing and resulting inefficiency at this intersection are of concern.   As traffic volumes increase, a breakdown in traffic flow is inevitable with an increase in the resulting problems including accidents and wasted travel time. With virtually all the neighborhood’s access needs focused on the 12th Street Bridge and the 12th Street intersection, improvement of these items is important to Edgemoor.

 

 

·       House size      The zoning feature which is distinctive about the Edgemoor Neighborhood is that it is entirely Single Family Residential.   Adding to the beauty of the area, the benefit of the zoning classification is that is that it allows for a quiet residential setting.  Unit cost of dwellings is high and the quality of building, especially new building, is also high.  Unfortunately, several new houses are larger than the plan allows without variances and the variances seem to be routinely granted.   As a result, parts of Edgemoor have dramatically changed in character.

 

·       Park      Without a park of its own, Edgemoor does have a pool available to a limited number of members.  For those who have access, it is a valuable recreational asset although complaints have occured from neighbors about the noise and traffic which it generates.

 

 

·       Flora      One of the salient features of Edgemoor is the quality of the natural and planted vegetation, the gardens and remaining forest units which serve a variety of purposes.  They are a home to wildlife and an enjoyable buffer between houses.  The flora tends to improve the air quality of the neighborhood, besides providing protection from wind and shade. There does not appear to be any consistent program to clear sight distance triangles at intersections for the benefit of drivers.  Furthermore, Bellingham has no Urban Forest Plan, so complaints about trees are of concern.  As a result, neighbors are forced to reach resolution of conflicting goals on their own which is not always satisfactory.

 

·       Sidewalks      The neighborhood has a high percentage of residents who enjoy walking and biking.  The local street system has a high percentage of people walking their dogs, jogging, bike riding and all sorts of interaction between adults and children with and without strollers.   Some of this occurs in areas where there are no sidewalks, so the residents are forced to use the streets and share them with motor vehicles.  This may be tolerable in some cases where the motor traffic volumes are low and particularly during the day in good weather.  The lack of sidewalks poses a problem on arterial streets and particularly in the dark and during bad weather when visibility is restricted.

 

 

·       Public Building      Fairhaven Middle School located at the north end of the neighborhood is the only public building in Edgemoor.  It is a valuable resource and source of pride and attention.  Meetings are held in the school by a variety of groups, the athletic fields are used by residents for recreation and the open area north of the buildings is an excellent introduction to the neighborhood.  The narrowness of Hawthorn Road and the proclivity of parents to pick up their youngsters by car causes congestion on Hawthorn at the start and end of the school day. 

 

·       Rentals       With the conversion of some housing to rentals, Edgemoor is beginning to suffer the same problem of absentee landlords and lot quality deterioration as many other neighborhoods.  There does not appear to be any program to monitor the number of renters in a house or any limitation preventing the renting of a house to ameliorate the resulting ill effects.

 

4.   Broad Goal Statements for the Future

The challenge to the City and to the Neighborhood is to preserve the existing amenities which grace Edgemoor.  Unfortunately, much stress comes from new housing types and sizes, different uses for the existing dwellings, and the gradual increase in isolation of the neighborhood due to restrictions on recreational opportunities.   The lack of enforcement of existing zoning restrictions is a continuing concern.  It is more difficult to enjoy the waterfront with City and railroad restrictions on crossing and walking on the tracks which line the entire West side of Edgemoor.

Some physical improvements are necessary.  Sidewalk improvements are necessary for the safety and health of the active residents.  Likewise, improvements to the 12th Street Bridge and the 12th and Chuckanut intersection are overdue.  Access to the waterfront needs to be improved.  Use of the City land along Chuckanut Bay needs to be defined including improvement of the path along the north side of the bay and its connection through the undeveloped land at its western end to the street system.

Edgemoor is affected by dramatic changes which have occurred and are planned to the North and West. Fairhaven’s commercial district is in a state of transition.  Condominiums and apartment buildings have changed the landscape in the town and more changes will increase the pressure on recreational facilities and all public services will occur in the future. The quality of the Fairhaven Park to the West, which is very important for recreation for the City, including Edgemoor, is threatened by potential development of the 100 Acre Wood/ Chuckanut Highlands. 

To the extent that changes in the area enhance the quality of life for Edgemoor residents, they are welcome but that outcome is not guaranteed. 

 

Chapter 2,  Land Use and Maps

 

Part 1,   Subarea Descriptions

Area 1

Area 1 includes all but the north side of the Shorewood Subdivision and the houses on the West side of Briar Road north of Bayside Road.  Recently, the lots overlooking the railroad to the West  have been developed.  There are no sidewalks on the street, the lots tend to be large, utility lines are buried and the houses are generally new and well kept.

Single Family Residential, Low Density

Area 2

Area 2 is representative of subdivisions designed in the early 1970’s having wide streets (36’) including curb, gutter and sidewalk (5’) on both sides.  The lots are smaller than many others in Edgemoor.  Most are on northern slope graded down to Bellingham Bay to the North which affords them excellent views of the Bay.  The area is beginning to suffer rental but is generally well kept.  The area should include all the houses on the north side of Bayside Road from east end of Bayside Place to the next to the last house on Bayside Road  before the Briar Road intersection which do not belong in design or use to Area 4.   Also, note that the City base maps identify Acadia Place  instead of Acacia which it should be.

Single family Residential, Medium Density

Area 3

Area 3 is the Fairhaven Middle School and adjacent play fields.

Public

Area 4

Area 4 consists of large, half-acre lots exemplifying the “rural estate” portion of the Edgemoor neighborhood.  Street widths vary depending on the time of development of the subdivision development.  Utilities are buried throughout the Area.  There is a sidewalk on the East side of Hawthorn Road from the 12th Street intersection to Learmont Manor south of the crest of the hill on Fieldston, othersise the Area generally  lacks sidewalks and curb and gutter.  Views to the West of the entrance to Bellingham Bay are excellent as are views to the North from Middlefield Road.   Recently, some infill has occurred and some house have been renovated or replaced.  City base maps and street signs should be reconciled to clear up the ambiguity which identifies Fieldston Road as Fieldstone. 

Single Family Residential, Low Density

Area 5

Area 5 consists of lots larger than those in Area 2 but half the size of lots in Area 4.  Willow Road which runs East-West on the North of the Area is a major collector with curb, gutter and sidewalk on both sides from Fieldston to Chuckanut Drive. 

Single Family Residential, Low Density

Area 6

Area 6 includes the cul-de-sacs off the East end of Willow Road and all the property North of Viewcrest Road, some of which is unplatted. Lot sizes vary throughout the Area.  On the East slope of the Neighborhood, the view from these lots are generally to the East.

Single Family Residential, Low density

Area 7

Area 7 is the most varied of the areas in Edgemoor and may warrant redefinition.  Most of the property slopes from North to South towards Chuckanut Bay.  On the East end, the Sea Pines-Briza Subdivision consists of new houses on steep slopes with undeveloped yards with streets with curb and gutter.  Immediately to the South of Briza is an undeveloped, City-owned area of brush and marsh to the edge of Chuckanut Bay.  A large area of undeveloped land is to the West of Sea Pines Road.  Clarks Point lies South of where the railroad tunnels under the ridge from the waterside along Bellingham Bay to the causeway across the tidelands of Chuckanut Bay.  The Point is the residence of few dwellings.  The road to the point is ten feet wide.  The property of the point is part of the Whatcom Land Trust and, therefore, deemed to be not subject to standard zoning regulation.  The remaining land at the West end of the Area is steeply sloped and has lots with good views to the South and West.  It includes the only gated subdivision in Edgemoor, steeply sloped lots facing West, and some non-conforming, extra-large houses.  An undeveloped, City-designated trail is designated to follow the from the East end of Arbutus Place along the North side of Chuckanut Bay towards Fairhaven Avenue south of Edgemoor.

Single Family Residential, Low Density

Area 8    (See the existing plan for description and designation.)

 

Chapter 3, Transportation

Part 1    Existing  streets, pedestrian and bicycle routes

The transportation system is vital to the life of Edgemoor since there are no commercial or public facilities located in the neighborhood.  Emergency service, Police and Utility maintenance all enter Edgemoor from the north. Particularly important, as a result, are the connections of Edgemoor to Fairhaven across the 12th Street Bridge which is out-of-date and currently functions poorly in rush hours.  At the time of this writing (3/27/2008), traffic backed up from the traffic signal at the South end of the bridge through the 12th and Fairhaven Parkway intersection at 5pm, a line of ten vehicles.  Minor access way to the north is possible on 4th Street to the northwest through Edgemoor Terrace on Bayside Road (which is ill-designed to carry through traffic), on Cowgill which has an awkward intersection on Hawthorn, and on 30th Street and Chuckanut Drive to the south (which is equally problematical due to the distances involved).  As a result, the 12th Street Bridge is by far the most important connection of Edgemoor to Bellingham.

Pedestrian routes are not shown on any City map of the neighborhood.  Edgemoor has a vibrant use of streets for recreation and other purposes.  People going to and fro to the Fairhaven Middle School, to shop in Fairhaven and to Fairhaven Park use the streets and sidewalks where they exist.   There is restricted access to the waterfront to the west due to the railroad.  To the South, limited recreational access is possible to a beach path on the north side of Chuckanut Bay from Fairhaven Avenue in the South neighborhood, limited partly by the tide.  To the East, the sidewalk on Chuckanut gets good usage particularly for foot traffic to Fairhaven Park.  However, sidewalk connections are needed where existing well-traveled walks are interrupted.

Bicycle Routes are shown on the Transportation Planning Map.  Except for the route on Chuckanut Drive, none of these routes are marked with pavement markings or signs.  Many of the streets are too steep to accommodate bicycle riding comfortably and as a result are little used.

Part 2   Objectives, analysis and priorities

On this matter, note that the 1980 Edgemoor Neighborhood Plan, had as one priorityin the Circulation  section, page 6:

The Hawthorn/Cowgill/12th Street/Chuckanut/Parkridge intersection should be improved to eliminate existing right-of-way conflicts and sight distance problems.

This and related matters remain a concern.

It is taken as a given that the objective of the transportation system is to provide safe, convenient and efficient corridors for residents to use.  For Edgemoor, Roadways constitute the sole item of significance with respect to transportation.

                                             

·       Roadway   86% of respondents to the questionnaire rated the street system in Edgemoor as “Good” or “Adequate”.  However, significant concerns were voiced concerning the 12th Street/Chuckanut/Parkridge/Hawthorn/Cowgill intersection and the bridge associated with it across Padden Creek.  Although generally rated adequate, most of the features of both the intersection and the bridge were cited in responses and comments on the questionnaire as “Pooor” or requiring attention.

1.   12th Street Bridge   The 12th Street Bridge is built to an outdated design standard.  The box frames of the supports are not earthquake proof. Runoff from the bridge deck cascades to the creek.  Currently, debris and creek alignment and debris threaten bridge supports on the north side of the creek.  Marked bike lanes north and south of the bridge do not extend across the deck. The lighting and sidewalks are poor and unprotective.  On both ends of the bridge, the narrow deck prevents the use of left-turn lanes which are warranted by current traffic demand. The massive concrete bridge rail is relatively useless to pedestrians and restricts the view of oncoming drivers approaching from the South. It is particularly dangerous if they wish to make a left turn or are headed to anywhere but 12th Street and north.  It is hard to overemphasize the need for replacement since the bridge carries major traffic and vital utilities to Edgemoor.

2.   12th, Chuckanut, Hawthorn, Parkridge,  Cowgill Intersection    Henceforth, referred to in this section as “the intersection”, this conjunction of roadways is particularly in need of redesign.   Five roadways approach each other in the intersection which denies a fundamental intersection design principle.  Four of the approach roads are subject to a traffic signal.  The two approaches that line up directly with each other, Parkridge and 12th have the least through flow.   The remaining unsignalized approach, Cowgill, intersects Hawthorn within 50 feet of the intersection at its own stop-signed tee intersection which adds to delay and confusion.  No left turn lane is provided on any approach which is particularly of concern to drivers approaching from the south on Chuckanut who wish to turn left to Parkridge or Hawthorn as noted above, especially since the sight distance here is restricted by the bridge rail.  It is likely that this intersection is reaching saturation since congestion is now evident.

The inadequacy of both the bridge and the intersection are so egregious as may constitute an “attractive nuisance” within the meaning of the law and prompt, through treatment of both may be demanded. 

 

·       Sidewalks   Edgemoor has few sidewalks. 49% of those who responded to the questionnaire rated sidewalks as “Poor” in Edgemoor and 44% rated Pedestrian Safety as “Poor” also.  This is probably a fair assessment since there are stretches of sidewalk scattered in the neighborhood without interconnection to a useful net.  However, since the density of pedestrian traffic is generally light, residents do walk  in the street or on the shoulders.  Drivers are generally courteous to pedestrians including school children so injuries are few but virtually all pedestrian/ auto accidents are injury accidents.  At night and at periods of high traffic density, problems occur.  Sidewalk connectors are urgently needed.

    

1.  Fieldston Road  from Hawthorn to Willow  This short stretch of narrow road (about 350 Yards) is bordered by soggy storm water ditches which afford the pedestrian an unacceptable alternative to the roadway.  The steep grades and curves obstruct a driver’s view and the relatively heavy traffic and foot traffic at the end of the school day add to the need for a sidewalk extension. (questionnaire citations for each connector)

 

2.  Bayside Road from Hawthorn to Acacia   Bayside Road extends from Fairhaven Middle School to the south end of Edgemoor.  A collector in all but name, it carries more traffic than typical city streets.  The stretch from Hawthorn to Acacia (about 330yds.) is narrow (less than 20 feet) with no sidewalks.  The roadway from Hawthorn to Bayside Place is steep. The Bayside Place intersection includes a sharp curve.  From Acacia to Briar, Bayside widens to 36 feet from curb to curb with 5 foot attached sidewalks on both sides.  Pedestrian and vehicle traffic on Bayside Road is relatively heavy and pronounced at the beginning and end of the school day at Fairhaven Middle School. Also, the bus stop close to the Bayside/Hawthorn intersection contributes to the pedestrian traffic.

 

3.  Clark Street from Willow to Linden  Completing this stretch would provide an uninterrupted sidewalk from Fairhaven to Clark’s Point at the South end of Edgemoor with a minor detour from Fieldston from Willow to Viewcrest. It would provide a sidewalk for access to the Edgemoor Swimming Club and the bus stop for pedestrians coming from the southern part of the neighborhood.

 

 

Bicycle Lanes   There are no bicycle lanes on the street system in Edgemoor although bicycle routes are shown on the Transportation Planning Map of the neighborhood.  The layout of the streets and the abundance of steep grades discourage bicycle traffic.  Chuckanut Drive on the East side of the neighborhood has marked lanes on both sides which get significant traffic.

 

Chapter 4, Housing

 

 1. Existing Stock

Existing houses in Edgemoor generally conform to the appropriate zoning code regulations and are either relatively new or well maintained.  A disturbing change in Zone 2 and elsewhere is the conversion of some single family houses to rentals with the resultant lack of maintenance of the yards, noise, and extra vehicles which park in the right-of-way.

The overriding concern is the proliferation of houses which exceed the size requirements in Low Density zones, including zones 4 and 7.  

The Land Use and Development Code of the City of Bellingham, Section 20.30.030 “Permitted Uses”, A. “Uses Permitted Outright”, includes (1) which reads:

Single Family Dwelling Unit with less than 5,500 Square feet of total floor area. (See Conditional Uses. ….)

The focus of concern is how the Conditional Use Permit process is administered since the standard is clear.  It is further identified in what appears to be detailed in Section 20.16.020, S.  (3) entitled “Single Family Residence” containing 5,500 square feet or more:

(a) Explanation – A Conditional Use Permit is required for the construction of a single family residence when the main building contains at least 5,500 square feet of total floor area or for any addition to the main building of a single family residence that will result in a building containing at least 5,500 square feet of  floor area. ….

There are two following subsections, one of which is:

          (c) Special Requirements:

i. … The Hearing examiner must find that the proposal will not cause significant adverse impacts on views from other properties….

And also:

In all locations, regardless of… views…, the building should minimize the impacts on the surrounding residential area by employing roof styles and building articulation that is comparable to those commonly found in single family residential construction. Adverse impacts should also be minimized by attention to the relationship between the building and the topography of the site.

Clearly, the relationship of the proposal needs to be judged with more than accommodation to lot and setback requirement, including architectural detail. 

Furthermore, the Code specifically identifies that “Conditional Uses” are to be treated as irregular allowances.  The definition of the term is in 20.08.020 C.  (19):

Conditional Use: A use so listed in the appropriate section, which because of its unusual size, infrequent occurrence, special requirements, possible safety hazards, or other detrimental effects on surrounding properties, may be approved only by the Board after a public hearing.

It is important to note that the Code requirements with respect to size of dwelling is overwhelmingly supported by the residents of Edgemoor.  The question of house size with respect to square footage was posed in the questionnaire.  65% of the respondents voted for the strict enforcement of the 5,500 sq.ft. limit, 24% for the reduction of the size limit to 4,000 sq.ft. and but 8% voted for “no limit”.  In other words, 89% of the residents responding to the questionnaire indicated a preference for enforcement of the existing limit or for a reduced limit.

A Conditional Use Application follows the procedures of Code section 21.10.040 “Types of Land Use Decisions” D.  “Type IIIA. including 2. “Conditional Use” which says that process is a “quasi –judicial review and decision made by the Hearing Examiner that has no administrative appeal” which may require legislative or judicial procedures.  That seems to imply a degree of finality to the decision on such matters and makes appeal more difficult than it would be otherwise.

It is important to recognize that Code section 20.16.010 “Conditional Use Requirements and Procedures, General Provisions” which precedes the citation above of specifics for review of applications for single family dwelling exceptions.  It says:

B. Certain uses may be allowed in certain General Use Types… provided… it is clearly shown that:

(1)The proposed use will promote the health, safety, and general welfare of the community…

as well as:

          (3) The proposed use will not be detrimental to the surrounding neighborhood.

Unit E. of this title continues  and expands on unit B. cited above:

E. In applying the standards set forth is paragraph b above the Hearing Examiner shall consider the following  factors as to whether the proposed use will:

(1) Be harmonious with the general policies and specific objectives of the Comprehensive Plan.

and

          (3) Be designed so as to be compatible with the essential character of the neighborhood.

as well as

(8) Not result in the destruction, loss or damage to any natural, scenic, or historic feature of major consequence.

It appears that the limitations imposed on the Conditional Use Permit were not intended to be adjusted to a lower standard or any of the factors sited as requirements be lost in the process. Section F. which follows (8) cited above says:

The Hearing Examiner shall not waive or reduce the minimum requirements of this title or any other title of the city code, unless upon proper variance petition.

The current procedures used to obtain a Conditional Use Permit which appear to be subject to a Type IIIA review process (21.10.040, D.) appears to be as follows:

1. Application  The property owner submits an application to the hearing examiner.  Attached to the application are the architect’s specifications and drawings showing layout, height, floor space, and orientation of the addition on the lot.

·       The applicant should be required to identify how the proposed conditional use conforms with 20.16 particularly with respect to Section B.  which identifies how the proposal with promote the health, safety, and general welfare of the community, effect on adjacent property and environmental impact.

·       It is not clear from existing practice what the constraints define the upper limit of land use footprint and building size allowed under conditional use.  We suggest that such a limit be

2. Public Notice and Hearing   The immediate neighbors within 500ft. of the lot of the applicants property are notified in writing, the lot is posted and the hearing is held in accordance with Code.   In the case of Edgemoor, this will reach no more than three properties in any direction for a total of 12 neighbors who will be notified and asked to submit comments.  Posting consists of a 1.5 X 2 ft. sign with the pertinent information placed in view on the property stating the time, date and location of the hearing to be held.  The hearing then takes place, the hearing examiner makes judgment and issues an order.

The existing requirements for notice to adjacent property owners with property within 500 feet of the proposed non-conforming structure should be adjusted.  Since the proposed change may be located on a collector or street with long length from one intersection to the next, it is likely that many more than the immediate neighbors will be affected by the non-conforming use as well as those within 500 feet. 

As an explanation of our concerns, it should be noted that the questionnaire clearly indicates that 82% of the residents of Edgemoor responding to the questionnaire indicated  (Question 11) that changes should be “In Harmony of Scale” with existing development.  80% were either neutral or in disagreement with the statement that the “City adequately protects views”(Question 9)  and 53% indicated a preference to strike a balance between protecting views or protecting trees( Question 14).  The preponderance of opinion supports the contention that items currently overlooked are of major concern to the residents.

 

2. Analysis and Objectives

Edgemoor desires new housing of changes in the existing stock to be in “Harmony of Scale” with the existing houses in each zone with respect to height, footprint and total square footage. There is a clear implication that the feature of the house, when taken as a whole, should be relevant to the character of the neighborhood.  That does not imply design standard requirements but it does imply responsibility to avoid the garish, outlandish and offensive.

New housing should be safe, secure (built to high seismic requirements) and efficient.  The later implies that houses should be built with energy efficiency in mind, possibly in excess of the current Uniform Building Code requirements.   Ease and simplicity of connection to water and sewer lines is to be expected.  Finally, buildings should be so cited as to provide attractive views with a minimal sacrifice of natural features from topographic forms to trees and located to avoid potential topographic problems such as slope instability due to unstable soils or earthquakes.

Clearly, the thrust of concerns is to support owner-occupiers.

 

3.  Goals

 

 

 

 

Chapter 5, Capital Facilities

 

Fairhaven Middle School is the only Capital Facility other than utilities in Edgemoor.  There are no Police substations, no Fire Hall, no Library, and no maintenance facilities in Edgemoor.  The Edgemoor Neighborhood Association meets in the hall in Fairhaven Park on the first Thursday of each month to conduct Association business. 

·       Meeting Rooms  The school and its adjacent fields are used by some groups for meetings projected to include a large number of people. Small meeting rooms should also be available. 

Concerns involving the school involve transportation facilities including the sidewalk extension on Fieldston from Hawthorn to Willow and the sidewalk on the 12th Street Bridge toward Fairhaven.   The cars on the East side of Willow waiting to pick up students at the end of the school day are a recurrent concern for the congestion they cause. 

·       Bus Shelter   There is no sidewalk on the West side of Hawthorn between Cowgill and the entry to the School.  There is a posted Whatcom Transit Authority bus stop with a paved waiting area. Students and residents gather at that location.  The waiting area has recently been paved.  A bus shelter with a bench to accommodate the demand is necessary.

Chapter 6, Utilities and Service (draft 7/15/2008)

1. Existing facilities

The existing facilities in Edgemoor include cable, electricity, water, sewer and natural gas.  None of these facilities appear to be a problem either concerning capacity or maintenance. 

Of continuing concern is the Storm Water Sewer System which has caused problems in the past. 

2. Objectives

The following are recommended for further action:

·       All utilities serving existing lots adjacent to or in subdivisions with buried utilities should be buried.  Where feasible, it is recommended that utilidors be built to consolidate utility lines in a easily-accessed conduit. At the least, the City needs to establish a standard location for utility lines in each street design type to reduce maintenance and service costs. 

·       Electrical power system and the water system should be looped and one-way service to cul-de-sacs prevented.

 

 

Chapter 7,   Neighborhood Design

1.   Neighborhood Character

The residents of Edgemoor have as their highest priority maintenance of Single Family Zoning which frames the existing development of the whole neighborhood.  Of all its attractive qualities, the open space, natural features and park-like setting of most of Edgemoor makes it one of the most desirable locations for housing in Bellingham.

One of the questions which has been a matter of concern to the residents is the matter of accessory dwelling units (ADUs) which would increase the density of development in the neighborhood.  Two questions in the questionnaire addressed this concern.  26.4% of the residents agreed that Edgemoor should accommodate infill.  On the question on ADUs, 50.49% agreed that they should be allowed in Edgemoor with 36.8% opposed and 12.75% who had no opinion.

Edgemoor is over 90% developed. The few remaining isolated lots do not lend themselves to greater density development through the process of planned development.   One steeply-sloped parcel remaining undeveloped West of Briza  in Zone 7 has so far not been developed and faces serious limitations either under single family residence zoning or under planned development .  The introduction of planned development would change the character of Edgemoor , increase traffic, decrease the quiet park-like setting, reduce the natural features and stand in sharp contrast to the character and scale of the existing housing stock. 

A variety of factors make Edgemoor uniquely unsuited to planned development as well as those noted above.  Edgemoor is remote to the urban core of Bellingham and separated from the Fairhaven commercial district and the Fairhaven port area by Padden Creek.  As a result, increases in density would not serve the purpose of concentrating and simplifying management of utilities or provide any related efficiency.  In fact, increasing density on the urban periphery would have the reverse effect of straining the delivery of utilities throughout the system to supply the periphery.  The unique nature of Edgemoor is evident from its density identified as 2.1 dwelling units per acre ( Bellingham Comprehensive Plan, page LU-12a).  From the same table, it is instructive to note that the Lettered Streets Neighborhood has a density of 13.1 units per acre.  The low densities in Edgemoor provide a residential pattern which broadens the choices for people who wish to live in Bellingham.  It provides an attractive alternative for those who wish to enjoy the natural beauty of its setting and for those who wish to enjoy the related quality of life which it provides.  The relative isolation of Edgemoor benefits residents who walk, bike and run throughout the neighborhood, a use which would be adversely affected by increased density.

Of particular concern, is that the residents have spoken in overwhelming numbers as noted in the introduction to maintain the current Single Family Residential Zoning .  

 

2. Design Goals

To support the concerns of the residents, the Code provides that the neighborhoods may provide restrictions to planned development.  Section 20.38.050 A.  (3) of the “Land Use and Development Code of the City of Bellingham” states that:

All planned developments must conform additionally to any more stringent minimum standards provided within the applicable neighborhood plan.

In accordance with the code provision, the following are requirements to planned development for  Edgemoor:

·       No Planned development may be permitted on a lot which exceeds the density of dwelling units per acre allowed within the subdivision in which it is located using the zoning requirement as found in Section 20.00.06 of the Bellingham Municipal Code.

·       In the case of new development outside an existing subdivision, the restriction on density of any planned development shall be the more restrictive density requirement applicable to the adjacent subdivisions.

·       Off-street parking and buried utilities shall be provided.

·       Planned development shall be designed so as to minimize the impact on the view corridors of existing homes and minimize their effect on the natural features on site including preservation of the natural contours of the property and minimal removal of the trees and other flora originally on the site.

·       For planned developments within existing subdivisions, the development shall comply with all the requirements in the applicable subdivision covenants.

 

 

 

Chapter 8,    Parks, Recreation and Open Space

 

1.  Existing and Objectives

Since the 1980 Edgemoor plan was adopted Edgemoor has lost significant recreational capabilities.

Clark’s point has been acquired by the Whatcom Land Trust which effectively prevents its use by neighborhood residents.   To quote the Edgemoor Neighborhood Plan, Adopted:1980, Ammended 2004, page 1:

As previously stated, Clark’s Point and the steep slopes adjacent to Chuckanut Bay are a principal  park and open space resource for the city. While acquisition of the subject properties would be very expensive, the resource is unique and extremely valuable.

Clark’s Point and the steep hillsides adjacent to Chuckanut Bay should be preserved as valuable open space and marine access points, either through acquisition or public easements gaianed through sensitive development. The peak southeast of the intersection of Viewcrest Road and Fieldston should be developed as a viewpoint. 

These recommendations were not taken.

There is a lagoon on the West side of the neighborhood separated from Bellingham Bay by the railroad embankment called the Edgemoor Lagoon.  Residents were instrumental in making sure that the railroad constructed an opening to the Bay which makes the lagoon tidal and retains it as an attractive neighborhood asset.   Recently, access to the lagoon and to the Sandstone point on the West side of the railroad grade has been restricted by signs erected by the City at the Post Point end and by a chain fence and signage at the West end of Willow.  This is a significant loss to the neighborhood.  Note that action items in the 1980 neighborhood plan call for:

          Access to the Edgemoor Lagoon for the neighborhood residents should be maintained.

and

Public Access to the sandstone point on the northern shore of the neighborhood should be retained, and the provision of safer access should be investigated [Edgemoor Neighborhood Plan, Adopted:1980, Amended:2004, page 3]

As a result, access to the Bay for the residents is restricted.  83.1 %  of the respondent to the questionnaire indicate some degree of concern with access to the waterfront  for Edgemoor with but 16.9 % of the residents indicating that waterfront access is currently good.  Edgemoor is fortunate to have the Fairhaven park and the City trail system adjacent and immediately to the East of the Neighborhood.  Enhancement of the Park with the addition of the Fairhaven Highlands/100 Acre Wood/Chuckanut Ridge is a goal clearly endorsed by the residents (State Pecentage from questionnaire ).   

·       Purchase and preservation of the 100 Acre Wood needs to be effected.

There is the beginnings of of what might be a neighborhood park south of Briza on the North shore of Chuckanut Bay.   This includes undevelopable marsh which can only be wildlife habitat, an unpaved parking lot, a platted trail on the North side of Chuckanut Bay.  Although this area is used for recreation daily, its use is limited due to portions of the trail being flooded at high tide and the lack of access to the trail from the West Arbutus Place.

·       Attachment of the existing trail on the North side of Chuckanut Bay with the pathway right-of-way on the East end of Arbutus Place would greatly enhance the value of the existing trail.  That will require the coordination of right of way through the undeveloped property to the East of Arbutus and the construction of a staircase from Arbutus Place to the beach on the West end of Chuckanut Bay.

·       Fairhaven Park is the closest city park to Edgemoor.  All its amenities are enjoyed by neighborhood residents.  An item of concern which needs attention is that the playing field does not drain and is therefore not available for the purposes it is intended to serve.  A collection system of gravel drains, a cutoff trench and a conduit to Padden Creek are needed.