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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v 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.
v It
is worth noting that the language of 21.10.180 B. 2. with regard to a
Neighborhood Meeting may be incomplete in that it states “representatives of
the Mayor’s Neighborhood Advisory Commission for the neighborhood … and any neighborhoods
within 500 feet of the project site” without a clear statement of required
notice to all property owners within 500 feet of the boundaries of the
site. We suggest making required notice
to residents dwelling within an appropriate distance clear.
v 500
feet may be no more than one or two houses given the large lot sizes in some
areas of Edgemoor. Also note that the
long block lengths between intersections involve many more residents than
simply those within 500 feet. We suggest
requiring notice to property owners within 1000 feet of the proposed
non-conforming use and all residents between intersections on the streets
affected by the proposal, whichever standard notifies the greatest number of
property owners.
v The
notice of Application section (21.10.200) should be amended to include
notification as noted above.
v The
application should identify not only the relation of the proposal to the
purposes of conditional use, but the effect of the no-build or partial build
alternatives without which the hearing examiner is left with little choice on
which to judge the need for the proposed non-conforming use.
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
v A
more complete process is necessary in granting conditional use permits and
particularly with respect to better correlation between Sections 20.16 and
Section 21.10. of the Municipal Code as noted above.
v Zoning
guidelines for dwelling units need to be developed to take into the need for
greater energy efficiency in the citing, building and operation of dwelling
units.
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.
v 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.
v 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:
v 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.
v 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:
v 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.
v 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.
v Off-street
parking and buried utilities shall be provided.
v 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.
v 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
).
v 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.
v 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.
v 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.