Everett sets new design rules for downtown area
Published 10:47 pm Thursday, May 22, 2008
EVERETT — It’s an attempt to encourage housing development while at the same time protecting the character of existing residential neighborhoods.
The Everett City Council on Wednesday night approved new design guidelines for apartment and condo buildings on properties near downtown.
Some property owners and members of the development community oppose the new rules that apply to an area roughly four times the size of downtown Everett.
The changes take effect 15 days after Mayor Ray Stephanson signs the ordinance.
The guidelines lower maximum building heights in some areas, increase the maximum heights in others and add architectural design requirements for new buildings and major exterior remodels.
It’s all about accommodating population growth while improving quality of life, city officials say.
“Increasing density in the downtown core, we knew that we needed to have a better buffer between that extremely intense use and the neighborhoods,” councilwoman Brenda Stonecipher said.
Some spoke out before this week’s vote, saying the rules will increase building costs and lower property values.
Councilman Ron Gipson was the lone no vote. He expressed concern about the rule’s effect on the affordability of housing.
“Anyway you slice it, this plan is going to decrease the total allowable building height, which means a net loss of the potential housing supply in the downtown core area,” said Ryan McIrvin with the Snohomish County-Camano Association of Realtors.
In addition to limiting the potential housing stock, McIrvin said new design requirements would increase construction costs for builders and be passed along to homebuyers.
Daniel Lyton, who owns 13 rental properties on Grand and Hoyt avenues, said he began assembling adjacent rental houses with the intention of eventually constructing condo buildings.
A high rise, rather than single-family homes, is the best use for his land, Lyton said. The rules will reduce the maximum height of buildings on some of his land from 80 feet to 65 feet.
“Instead of being one family in a two-lot place, they’ll be 30 families who can enjoy Puget Sound views and be close to downtown, which is really spectacular because it will make a vibrant city, which Everett needs to be because it’s the capital of Snohomish County.”
Michael Kohl of BAS Construction &Development Services of Bellingham handed the council a five-page, single-spaced typed letter late Wednesday. He pointed out inconsistencies in the plan and asked the council to delay its vote until his specific concerns were considered.
Kohl is working on two eight-story condo buildings north of Everett Avenue between Grand Avenue and W. Marine View Drive.
City Councilman Mark Olson said he appreciated Kohl’s work, but said it was too late to be considered.
“When council gets these things at the last second there’s absolutely no opportunity to really think it through,” he said.
Olson said Kohl had ample time to point out his specific technical objections prior to the council meeting.
“It’s a shame that you feel that way,” Kohl responded. “Because, as it’s written, I believe you’re about to make an error that will affect the city for some time.”
In addition to height and architectural changes, the new rules also call for:
Orienting new homes and apartments, doors, porches and windows toward the street;
Increasing minimum open space requirements from 25 feet to 100 feet per unit, but can include balconies and front porches;
Refining landscaping standards to provide more flexibility;
Allowing 15-foot-tall fire walls at property lines;
Allowing backyard in-law units.
Reporter David Chircop: 425-339-3429 or dchircop@heraldnet.com.
