Edgemoor
Neighborhood Plan - Draft 3, April 1,
2011
I. Neighborhood Character
The primary goal of the Edgemoor Neighborhood Plan is to preserve and
enhance the existing qualities of the neighborhood and to improve safety and accessibility
in compliance with the City of Bellingham Comprehensive Plan.
The quiet residential character of Edgemoor Neighborhood is a valued
asset. Although densities and housing styles vary throughout the neighborhood,
the entire planning area is zoned single family residential. The western half
of the neighborhood contains many large, single family homes on well-landscaped
one-half acre lots. The term "rural estate" has been used to describe
this portion of the neighborhood where magnificent views of Bellingham Bay and
the San Juan Islands are a highly valued resource. The northern portion of the
neighborhood has been platted into smaller lots and the contemporary homes are
afforded views northerly of Bellingham Bay and the city. The eastern half of the
neighborhood, generally east of Fieldston
Edgemoor does not have commercial establishments, such as
supermarkets, gas stations or restaurants. It has no elementary school, and
neither a police nor fire station. Consequently, Edgemoor is dependent on the
affairs of the adjacent neighborhoods.
In a larger sense, Edgemoor is an integral part of the greater Fairhaven
area which is visually attractive, vibrant, and full of character. It is
adjacent to Fairhaven Park and a short distance from Marine Park. As part of
Bellingham, it provides a very desirable place to live, which is somewhat
secluded from the rest of the City. The natural features of Edgemoor enhance
the character of the neighborhood.
Action statements in this plan are based on a variety of sources. They include the results of a questionnaire
distributed to residents of the neighborhood in 2007, visioning workshops
including members of the Edgemoor Neighborhood Association, comments by
residents, City staff and a variety of others.
It draws on the 1980 Edgemoor Neighborhood Plan and the material
gathered by the neighborhood attendees at City-sponsored planning
academies. The neighborhood plan is
intended to complement the City of Bellingham’s Comprehensive Plan and assists
in the development process of the Edgemoor Neighborhood.
II. Open Space
The topography of Edgemoor includes a ridge of hills running
north-south east of Fieldston Road from a crest close to the intersection of
Fieldston and Hawthorn towards Chuckanut Bay.
This allows excellent views to the north and west of Bellingham Bay and
to the south of Chuckanut Bay and the waterway toward Anacortes. Sites to the east of the ridge can have a
view of Mount Baker and undisturbed forest.
The natural features of Edgemoor as well as topography influence the
quality of life of the neighborhood. Deer, raccoons, squirrels, possum and
coyotes are among the residents. Eagles, great blue herons, and numerous other
birds nest in the trees throughout the neighborhood. The stands of Douglas fir, cedar, poplar and
aspen, as well as plantings, lend character to the neighborhood, clean and
refresh the air, moderate drainage and stabilize slopes. The trees provide shade and protection from
wind. Flora tends to be a home to
wildlife and a buffer between houses.
However, trees can interrupt and gradually obscure views. Without a City policy, neighbors must resolve
conflicts involving views on their own.
AN URBAN FOREST PLAN IS NEEDED TO BALANCE CONFLICTS BETWEEN TREES AND
VIEWS.
Clarks Point on the southwest end of the neighborhood is an important
natural feature. It has been preserved
in a natural state through a conservation easement held by the Whatcom Land
Trust. Neighborhood public access is
limited to two viewpoints accessed by trails that are available during daylight
hours. The trail heads are located approximately 150 feet south of the south
end of Fieldston Road and 50 feet north of the “Private Drive” entrance gate.
Parking is available on Fieldston Road north of the “No Parking Tow Away”
signs. Restrictions on the use of the view points are posted.
There is a trail on the north side of Chuckanut Bay Tidelands which starts
at the west end of Fairhaven Avenue in the South Neighborhood. There is access to the trail from Sea Pines
Road. Use of the full extent of the
trail is limited to times below high tide.
CONNECTION OF THE TRAIL ON THE NORTH SIDE OF CHUCKANUT BAY TO THE
EDGEMOOR STREET SYSTEM IS NEEDED TO FACILITATE ACCESS TO THE TRAIL.
Bellingham Bay and its coves surround the neighborhood on three sides
although access to the waterfront is restricted to the west and north by the
railroad, a formidable barrier to the beach.
Large rocks (riprap) placed to prevent erosion along the railroad
embankment inhibit marine life which would typically exist on a beachfront.
The tracks for the Burlington Northern Santa Fe Railroad limit access
to the waterfront of Bellingham Bay on the west side of Edgemoor. The closest
access point to the western beach front is at Marine Park in the Fairhaven
Neighborhood to the north of Edgemoor.
83% of the residents to the questionnaire indicated some degree of
concern with access to the waterfront.
A MARINE ACCESS PLAN NEEDS TO BE DEVELOPED AND IMPLEMENTED TO ALLOW
GREATER USE OF THE WATERFRONT BY RESIDENTS.
On the west side of the neighborhood, the Edgemoor Lagoon abuts the
lot at the west end of Willow Road. That lot is owned by a subsection of
Edgemoor Neighborhood incorporated as the Old Edgemoor Property Owners
Association. A chain and signage at the
west end of Willow Road off Bayside Road restrict access to the lagoon
property.
ACCESS TO THE LAGOON WOULD BE A DESIREABLE ASSET TO THE NEIGHBORHOOD.
Edgemoor has no park within the neighborhood boundaries. Residents make use of Fairhaven Park in the
South Neighborhood directly to the east across Chuckanut Drive. Fairhaven
Park’s amenities are significant with its parking area, field, assembly
building and access to the trail system to the east. However, the field on the south end of the
park is too often waterlogged and the park, as it stands today, is not large
enough to protect the hilly backdrop of the Fairhaven area to the east,
commonly called the 100 Acre Woods or Chuckanut Ridge. The questionnaire identified significant
interest in expanding Fairhaven Park to the 100 Acre Woods/Chuckanut Ridge and
overwhelming disapproval of development of the property.
DRAINAGE OF THE PLAYING FIELD IN FAIRHAVEN PARK NEEDS
IMPROVEMENT.
EVERY EFFORT SHOULD BE MADE TO
PRESERVE THE NATURAL CHARACTER OF THE 100 ACRE WOODS/CHUCKANUT RIDGE FOR THE
BENEFIT OF THE PUBLIC.
III. Public Facilities
and Utilities
Fairhaven Middle School is the only public facility in Edgemoor
Neighborhood. Public use of the school
is limited to major public meetings.
Fairhaven Middle School grounds provide one of the most convenient
areas for active recreation in the neighborhood. However, nonvehicular access
from most of the area requires travel on either Fieldston/Hawthorn
PEDEST
Public utilities in Edgemoor include water and sewer. Private
utilities provide cable, phone, power and natural gas. Much of Edgemoor has
underground power lines allowing undisturbed views of Bellingham Bay and
Chuckanut Bay.
Of continuing concern is the storm water sewer system. Storm drainage has proved to be a problem in
the
AN OVERALL STORMWATER DRAINAGE PLAN FOR THE EDGEMOOR NEIGHBORHOOD
SHOULD BE DEVELOPED AND IMPLEMENTED. THE PLAN SHOULD ADDRESS EXISTING CAPACITY
ISSUES AND PROVIDE STORMWATER SYSTEMS IN AREAS NOT CURRENTLY SERVED. NEW
DEVELOPMENT SHOULD ANALYZE THEIR STORM WATER RUN-OFF TO ENSURE THE PROJECT DOES
NOT EXACERBATE ANY DOWNSTREAM DRAINAGE PROBLEMS.
The water distribution system throughout the neighborhood is generally
adequate. However, in the less developed southern part of Edgemoor, some
additional "looping" is desirable.
AS DEVELOPMENT OCCU
IV. CIRCULATION
The primary northerly access into the neighborhood is across the 12th
St Bridge on Chuckanut, and thence west on Hawthorne, Willow, Broad, 16th,
Viewcrest or Sea Pines. A secondary
access from the north is provided by 4th St, through Edgemoor
Terrace into Bayside Rd. Emergency
services, police and utility maintenance all enter Edgemoor from the
north. From the south, access can be
gained from 30th St onto Chuckanut.
Although access was generally rated adequate in the neighborhood
questionnaire, most of the features of the 12th St bridge and 5-leg
intersection were cited in responses and comments as “Poor” or requiring
attention.
The 12th Street Bridge is a WSDOT bridge on a State Highway
(SR 11) and is the primary gateway to the Edgemoor Neighborhood. It is inspected at regular intervals, is in
acceptable condition according to WSDOT criteria, and neither WSDOT nor the
City of Bellingham have any plans to reconstruct the bridge. Adopted in Bellingham Comprehensive Plan as
follows:
12th Street
between Old Fairhaven Parkway and Hawthorn.
This link is constricted in width due to the 2-lane configuration of the
State highway bridge over Padden Creek.
Additional complexity results from the convergence of Cowgill, Hawthorn,
Park Ridge, 12th Street and Chuckanut Drive (SR11) at the signalized
intersection south of the State highway bridge.
Potential mitigation includes improvement of signal timing, a new
arterial connecting Chuckanut Drive (SR 11) to Old Fairhaven Parkway through
Area 4 of the South Neighborhood, and reconstruction and widening of the Padden
Creek Bridge. Status: The City Council determined that
reconstruction and widening of the State highway bridge was not a financially
feasible form of mitigation for the community.
Therefore, higher weekday p.m. peak hour motor vehicle traffic congestion
is expected for this arterial.
INVESTIGATION and planning for improved
access alternatives to the neighborhood in addition to the 12th St
bridge needS to be undertaken. This is
critical in the event of increased development south of the 12th St
bridge.
Five roadways approach each other in the intersection of 12th Street,
Chuckanut, Hawthorn, Parkridge, Cowgill.
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. There is currently congestion when Fairhaven
Middle School students are being picked up or dropped off and at the evening
rush hour. At this point the City has no
plans to address this intersection.
The 5-leg intersection (12th St,
Chuckanut, Hawthorn, Parkridge, Cowgill) should be improved to eliminate
existing right-of-way conflicts and sight distance problems.
Current transportation options in Edgemoor include private motor
vehicles, bicycles, motorcycles, WTA buses, school buses and walking, with the
primary mode of transportation being private motor vehicles. Bicycles and motorcycles are seen extensively
on Chuckanut Drive. Walkers are out
daily, whether students on their way to Fairhaven Middle School, shoppers
heading for Fairhaven, exercisers, dog walkers or kids on their way to the pool
in the summer. School buses circulate
through the neighborhood. The WTA route
loops through the neighborhood from Chuckanut, going southwest on Hawthorne,
south on Fieldston, and east on Willow to intersect and head back toward
Fairhaven on Chuckanut.
WTA SHOULD BE CONTACTED ABOUT THE ADDITION OF A BUS SHELTER AT THE
HAWTHORN RD/COWGILL STOP NEAR FAIRHAVEN MIDDLE SCHOOL.
86% of respondents to the neighborhood questionnaire rated the street
system in Edgemoor as “Good” or “Adequate”.
49% rated sidewalks as “Poor” and 44% rated pedestrian safety as
“Poor”. Hills, curves, sloped driveways
and landscaping at corners limit visibility of both drivers and pedestrians. For the most part, speed limits to compensate
for this issue are respected, although speeding on Hawthorn Rd and Fieldston Rd
is common.
The intersections of Hawthorn & Briar, Fieldston & Willow and
Middlefield & Hawthorn have sight issues due to vegetation. Hawthorn and Briar Roads intersect at a tee
with a large tree in the center of the intersection, confusing drivers as to
who has the right of way.
SPEED BUMPS SHOULD BE INSTALLED ON FIELDSTON RD BETWEEN WILLOW AND
VIEWCREST.
FIELDSTON RD, HAWTHORN RD, WILLOW RD AND THE EASTERLY SECTION OF
VIEWCREST SHOULD BE IMPROVED TO 28 FEET IN WIDTH WITH THICKENED EDGES AND A
PEDESTRIAN/BICYCLE PATH ON ONE SIDE IN AREAS WHERE THERE ARE NO SIDEWALKS.
THE INTERSECTION OF HAWTHORN AND BRIAR ROADS SHOULD BE SIGNED AS A
ROUNDABOUT.
VEGETATION AT ALL INTERSECTIONS SHOULD BE CUT BACK TO CITY
STANDARD.
Edgemoor has few sidewalks and landscaping often extends to the
street. Pedestrian traffic is most often
on the street. Since many residents walk
to Fairhaven or Fairhaven Park due to lack of shopping and recreation opportunities
in the neighborhood, this traffic occurs throughout the day.
State Highway 11 (Chuckanut Drive) forms the eastern boundary of the
Edgemoor neighborhood. Use of Fairhaven
Park and the sidewalk on the east side of Chuckanut Drive is limited by the
barrier of the highway. The lack of
sidewalks poses a problem on many neighborhood streets, particularly after dark
and during bad weather, when visibility is restricted. The sidewalk on Chuckanut does not extend
beyond Iris Lane to the south, limiting pedestrian access for residents of the
Briza subdivision. The neighborhood
questionnaire established priorities for sidewalk additions with a sidewalk on
Fieldston Road ranking highest.
Sidewalks need to be added Along Fieldston
from Hawthorn to Willow, Along Bayside Road from Hawthorn to Acacia and ON THE
WEST SIDE OF CHUCKANUT FROM BRIZA TO WILLOW.
Since the City has no plans to make these improvements, the Edgemoor
Neighborhood should investigate the option of creating a Local Improvement
District to deal with this issue.
THE BIKE LANEs SHOULD BE MARKED ON cHUCKANUT
dRIVE FROM BRIZA TO WILLOW.
Cars on the southeast side of Hawthorne drop off and pick up students
at the beginning and end of the school day, creating congestion in this area. When school buses and students who walk or
ride bikes to school are added to the mix, together with neighborhood commuters
heading for the 5-leg intersection, the potential for a serious accident is
high. Speeding is also an issue in this
area, not only at these times of the day, but in general.
PEDESTRIAN AND BICYCLE ACCESS TO FAIRHAVEN MIDDLE SCHOOL SHOULD BE
IMPROVED.
A SPEED BUMP SHOULD BE INSTALLED ACROSS HAWTHORN, SOUTHWEST OF
FAIRHAVEN MIDDLE SCHOOL AND WEST OF THE BAYSIDE RD INTERSECTION.
V. Housing
Existing housing in Edgemoor is composed primarily of single family
residential units. The only current
exception is Lairmont Manor, which operates under a Conditional Use Permit with
several apartments and meeting facilities.
Homes are generally valued at or significantly above the median value of
single family homes in Bellingham as a whole, with water views having a major
influence on values.
Buildings and plantings should be sited to
avoid obstruction of views of others as much as possible (20.16.020 S. (3).
Preservation of natural features, distinctive topographic forms, stands of
trees, other natural features and view corridors should be a priority.
Many homes have been remodeled and/or expanded and most are well
maintained. There are few vacant lots
and few houses are rentals. As in other
neighborhoods, some rental homes are indistinguishable from other housing while
others create jarring notes with lifestyles, maintenance and parking.
The Neighborhood supports licensing of
landlords and better response to neighborhood complaints and/or enforcement
regarding violations of noise, parking, occupancy numbers and housing
condition.
Edgemoor residents desire changes in existing housing and new housing
to be “…compatible with the essential character of the neighborhood…” (as
referenced in Ordinances 20.16.010 E, etc), particularly as regards the size of
buildings. City codes regulating
building size (over 5,500 sq ft) can be pre empted on an individual basis through
the conditional use process – a discretionary decision made by the Hearings
Examiner. Notice of application for a
CUP (conditional use permit) must be sent to the owner of any property within 500 feet of the
proposed CUP and neighbors can express their concerns at a hearing.
NOTICE OF APPLICATION FOR A CONDITIONAL USE PERMIT WITHIN THE
NEIGHBORHOOD SHOULD ALSO BE SENT TO THE NEIGHBORHOOD ASSOCIATION.
VI . Land Use and
Maps
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. 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.
Land Use
Designation: Single Family Residential,
Low Density
Use
Qualifier : Detached
Density : 15,000 square feet minimum detached lot size
Special Conditions : View
Prerequisite Considerations : None
Area 2
Area 2 is representative of subdivisions designed in the early 1970’s
having wide streets, including curb, gutter and sidewalks on both sides. The lots are smaller than many others in
Edgemoor. Many are on a slope graded
down to Bellingham Bay to the north which affords them excellent views of the
Bay. The area is generally well
kept.
Area 2 should include all the houses on the
north side of Bayside Road from the 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.
Land Use
Designation: Single Family Residential, Medium Density
Use
Qualifier: Detached
Density: 7,200 square feet minimum detached lot size
Special Conditions: View
Prerequisite Considerations: None
Area 3
Area 3 is the Fairhaven Middle School and adjacent playing fields.
Land Use
Designation: Public
Use
Qualifier: School/
Density: NA
Special Conditions: None
Prerequisite Considerations: None
Area 4
Area 4 consists of large, half-acre lots exemplifying the “rural
estate” portion of the Edgemoor neighborhood with the exception of Lairmont
Manor which includes a “Manor” house with meeting facilities and
apartments. Street widths vary depending
on the time of development of the subdivision.
Utilities are buried throughout the area. There are excellent views to the west of
Bellingham Bay and Lummi Island as well as north from Middlefield Road.
Recently, some infill has occurred and some houses 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.
The developed area North of the railroad
right-of-way, south of Fieldston, west of the undeveloped “Jones property” and
East of Bellingham Bay should be included in Area 4 where it logically belongs,
rather than Area 7 which has different lot layouts and a different character.
Land Use
Designation: Single Family Residential, Low Density
Use
Qualifier: Detached
Density: 20,000 square feet minimum detached lot size
Special Conditions : View, historic, marine access where feasible
Prerequisite Considerations : None
Area 5
This area consists of lot smaller than those in the adjacent areas to the west
and north. Willow Road which runs east-west on the north of the area is a major
access road with curb, gutter and sidewalk on both sides from Fieldston to
Chuckanut Drive.
Land Use
Designation: Single Family Residential,
Low Density
General Use
Type:
Use Qualifier: Detached
Density: 10,000 square feet minimum detached lot size
Special Conditions: None
Prerequisite Considerations: None
Area 6
Area 6 includes the cul-de-sacs off the east end of Willow Road and
all the property north of Viewcrest Road. Lot sizes vary throughout the
Area. The westerly and southerly
perimeter of the area afford marine views.
Land Use
Designation: Single Family Residential,
Low Density
Use
Qualifier: Detached
Density: 15,000 square feet minimum detached lot size
Special Conditions: Clearing, view, water distribution design
Prerequisite Considerations : None
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. Immediately to the south of Briza is an
undeveloped, City-owned area comprised of a large estuarine wetland (marsh)
adjacent to Chuckanut Bay. A large area
of undeveloped land to the west of Sea Pines Road is sometimes called the
“Jones property.”
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 remaining land at the west end of the Area 7 is steeply sloped and
has lots with good views to the south and west.
It includes the only gated subdivision in Edgemoor.
Land Use
Designation: Single Family Residential,
Low Density
Use
Qualifier: Detached, cluster
Density: 20,000 square feet minimum detached lot size, or
One lot per 20,000 square feet average overall density
Special Conditions: Clearing, view buffering from adjacent residential, water
distribution design
Prerequisite Considerations: Improvement to Fieldston
SEE NOTES on Area 4 and 9 regarding proposed changes to Area
designations
Area 8
This 1.55 acre parcel of land is designated as an eight-lot cluster
subdivision with views oriented toward Bellingham Bay. It is subject to
restrictions which allow attached housing on the west end of the subarea and an
undeveloped section to the east to protect a great blue heron colony which is also
an occasional nesting place for bald eagles. The preservation of mature growth
timber is important.
Land Use
Designation: Eight Lot Cluster Subdivision
Use
Qualifier: Cluster Attached
Density: 8,400 square feet minimum attached
Special Conditions: View, Preservation of mature growth timber
Prerequisite Conditions : Subdivision review to address special conditions and
potential trail linkages
New Area 9
Clark’s Point, our proposed Area 9, the area
south of the railroad right of way, as noted above, is owned by the Clark
family and is protected through a conservation easement held by the Whatcom
Land Trust. It is unrelated in density,
character, zoning and use` from area 7 where it currently lies. In order to more accurately identify the
Point, it should be designated Area 9 in the same fashion as Area 8 is separate
from Area 1.