07-05-22 Zoning Confirmation Letter for 21008 76th Ave W.pdf�1nC.ISO)
May 22, 2007
CITY OF EDMONDS GARY FiAAFCENso
MAYOR
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwad,edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Ms. Michelle Hopper
Project Manager Assistant
Zoning Information Services, Inc.
P.Q. Box 720838
Norman, OK 73070
RE: ZONING CONFIRMATION LETTER FOR 21008 -76TH AVENUE WEST, EDMONDS, WA
Dear Ms. Hopper:
This letter is in response to your inquiry received on April 20, 2007 regarding 21008 — 76th
Avenue West in Edmonds. Please refer to Attachment 1 for a zoning and vicinity map of the
subject property to ensure that the address we have in our files matches the location of the
property you are inquiring about. Specific answers to each of your questions follow:
Zoning ComplianceNerification Letter:
The current zoning of the subject property is RM -2.4 ("Multiple Family Residential")
pursuant to Edmonds Community Development Code (ECDC) Chapter 16.30. Please
refer to the attached copy of ECDC 16.30 (Attachment 2) for information on the
allowable uses and applicable development regulations for the RM -2.4 zone. Per ECDC
16.30, medical facilities are allowed primary uses in RM zones, but require a conditional
use permit. A conditional use permit was approved in 1994 (File No. CU -1993-222) for
a physical rehabilitation addition to the Edmonds Care Center, which had been an
existing nursing home. The conditional use permit is included as Attachment 3. If the
building is still currently occupied by the Edmonds Care Center, the use is permitted
under the above mentioned conditional use permit.
• Adjacent Property Designations and Uses:
Please refer to the enclosed zoningand vicinity map (Attachment 1) for the current zoning
of the adjacent properties. The adjacent properties to the north and southwest are also
zoned RM -2.4 ("Multiple Residential"), The properties to the northwest are zoned RS -8
("Single Family Residential"). The properties to the south are zoned BN ("Neighborhood
Incorporated August 11, 1890
Sister City - Hekinan, Japan
Business"). The properties located on the eastern side of 76th Avenue West across from
the subject property are zoned RM -1.5 and RM -2.4 ("Multiple Residentail").
• Variances, Special Permits or Conditions:
A conditional use permit was approved in 1994 (File No. CU -1993-222) for the Edmonds
Care Center. This conditional use permit is included as Attachment 3.
• Code Violations:
Staff is not aware of any current building code or zoning violations on the subject
property. No nonconforming issues have been identified at this time; however, any
nonconforming issues on the site would be subject to the requirements of ECDC Chapter
17.40.
• Certificates of Occupancy
A certificate of occupancy was issued for the subject property in 1965 for a nursing
home. A second certificate of occupancy was issued for the subject property in 1995 for
the Edmonds Care Center addition. Copies of both of these certificates are included for
your reference.
I hope this addresses your questions. If you have any further questions, please do not hesitate to
contact me at (425) 771-0220, extension 1224.
Sincerely,
Jennifer Machuga, Planner
Development Services Department
CITY OF EDMONDS
Attachments:
1. Zoning and Vicinity Map
2. ECDC Chapter 16.30 (RM -Multiple Residential)
3. Conditional Use Permit File No. CU -1993-222
4. Certificates of Occupancy
of En opo Zoning and Vicinity Map
Ile. 21008 - 76th Avenue West
200 100 0 200 Feet
AMI
Attachment 1
Edmonds Community Development Code
Chapter 16.30
RM — MULTIPLE RESIDENTIAL
Sections:
16.30.000 Purposes.
16.30.010 Uses.
16.30.020 Subdistricts.
16.30.030 Site development standards.
16.30.040 Site development exceptions.
16.30.000 Purposes.
The RM zone has the following specific
purposes in addition to the general purposes
for residential zones of ECDC 16.00.010 and
16.10-000:
A. To reserve and regulate areas for a vari-
ety of housing types, and a range of greater
densities than are available in the single-fam-
ily residential zone, while still maintaining a
residential environment;
B. To provide for those additional uses
which complement and are compatible with
multiple residential uses.
1.6.30.010 Uses.
A. Permitted Primary Uses.
1_ Multiple dwellings;
2. Single-family dwellings;
3. Retirement homes;
4. Group homes for the disabled, foster
family homes and state licensed group homes
for foster care of minors; provided, however,
that halfway houses and group homes licensed
for juvenile offenders are not permitted uses in
a residential zone of the city;
5. Boardinghouses and rooming houses,
6. Housing for low income elderly in
accordance with the requirements of Chapter
20.25 ECDC;
7. Churches, subject to the requirements
of ECDC 17.100.020;
8. Primary schools subject to the
requirements of ECDC .17.100.050(G) through
(R);
16.30.010
9. Local public facilities that are
planned, designated, and sited in the capital
improvement plan, subject to the requirements
of ECDC 17.100.050;
10. Neighborhood parks, natural open
spaces, and community parks with an adopted
master plan subject to the requirements of
ECDC 17.100.070.
B_ Permitted Secondary Uses.
1. All permitted secondary uses in the
RS zone, if in conjunction with a single-family
dwelling;
2. Home occupations, subject to the
requirements of Chapter 20.20 ECDC;
3. The keeping of one domestic animal;
4. The following accessory uses:
a. Private parking,
b. Private swimming pools and other
private recreational facilities,
c. Private greenhouses covering no
more than five percent of the site in total;
5. Commuter parking lots containing
less than 10 designated parking spaces in con-
junction with a church, school, or local public
facility allowed or conditionally permitted in
this zone. Any additionally designated parking
spaces that increase the total number of spaces
in a commuter parking lot to 10 or more shall
subject the entire commuter parking lot to a
conditional use permit as specified in subsec-
tion (D)(2) of this section, including commuter
parking lots that are located upon more than
one lot as specified in ECDC 21.15.075.
C. Primary Uses Requiring a Conditional
Use Permit_
1. Offices, other than local public facili-
ties;
2. Local public facilities not planned,
designated, or sited in the capital improvement
plan, subject to the requirements of ECDC
17.100.050;
3. Day-care centers;
4. Hospitals, convalescent homes, rest
homes, sanitariums;
16-10.1 Attachment 2
16.30.020
5. Museums, art galleries, zoos, and
aquariums of primarily local concern that do
not meet the criteria for regional public facili-
ties as deigned in ECDC 21.85.033;
6. Counseling centers and residential
treatment facilities for current alcoholics and
drug abusers;
7. High schools, subject to the require-
ments of ECDC 17.100.050(G) through (R);
8. Regional parks and community parks
without a master plan subject to the require-
ments of ECDC 17.100.070.
D. Secondary Uses Requiring a Condi-
tional Use Permit.
1. Day-care facilities of any size to be
operated in a separate, nonresidential portion
of a multifamily residential dwelling structure
operated primarily for the benefit of the resi-
dents thereof;
2. Commuter parking lots with 10 or
more designated parking spaces in conjunction
with a church, school, or local public facility
allowed or conditionally permitted in this
zone. [Ord. 3453 § 2, 2003; Ord. 3353 § 2,
2001; Ord. 3184 § 2, 1998; Ord. 3090 §§ 4, 5,
1996; Ord. 2820 §§ 1, 2, 1991; Ord. 2818 § 1,
1991; Ord. 2673 § 2, 1988; Ord. 2458 § 2,
1984; Ord. 2283 §§ 2, 3, 19821.
16.30.020 Subdistricts.
There are established three subdistricts of
the RM zone, in order to provide site develop-
ment standards for areas which differ in topog-
raphy, location, existing development and
other factors. These subdistricts shall be
known as the RM -1.5, RM -2.4, and RM -3
zones.
(Revised 6105) 16-10.2
Edmonds Community Development Code 16.30.040
16.30.030 Site development standards.
A. Table.
Minimum Lot
Minimum
Area Per Minimum Minimum
Minimum Maximum Parking
Sub Dwelling Unit Street Side
Rear Maximum Coverage (Spaces
District (Sq. Ft.) Setback Setback
Setback Height'°S M Per Unit)
RM -1.5 1,500 15' 10'
15' 25' 45% 2
RM -2.4 2,400 15' 10'
15' 25' 45% 2
RM -3 3,000 152 15'2
15' 25' 45% 2
1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of
four inches in 12 inches or greater.
2 RS setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM zones.
3 See Chapter 17.50 ECDC for specific parking requirements.
4 See definition of townhouse.
S Maximum height for accessory structures if 15 feet.
B. Signs and Design Review. See Chapters
E. Corner Lots. -Comer lots shall have no
20.10 and 20.60 ECDC for regulations.
rear setback; all setbacks other than street set -
C. Location of Parking. No parking spaces
backs shall be side setbacks. [Ord. 2559, 1986;
may be located within the street setback. [Ord.
Ord. 2526 § 4, 19851.
2559, 1986; Ord. 2424, 1984].
16.30.040 Site development exceptions.
A. Housing for the Elderly. Housing
projects for the elderly are eligible for special
parking and density provisions. See Chapter
20.25 ECDC.
B. Setback Adjustments. Chapter 20.50
ECDC contains a procedure for adjusting set-
back distances and locations in special situa-
tions.
C. Satellite Television Antenna. Satellite
television antennas shall be regulated as set
forth in ECDC 16.20.050 and reviewed by the
architectural design board.
D. Setback Encroachments. Eaves and
chimneys may project into a required setback
not more than 30 inches. Uncovered and unen-
closed porches, steps, patios, and decks may
project into a required setback not more than
one-third of the required setback, or four feet,
whichever is less; provided, that they are no
more than 30 inches above the ground level at
any point.
16-11 (Revised 3107)
.890 199 -
F aE 33 & ,
CITY OF EDMONDS-� s L �Ll LAURA M, HALL
250 - 5TH AVE_ N. • EDMONDS, WA 98020 • (206) 771-0220 • FAX (206) 773-0221 MAYOR
HEARING EXAMINER
FINDINGS AND DECISION
OF THE HEARING EXAMINER OF THE
CITY OF EDMONDS
IN THE MATTER OF THE APPLICATION FILE: CU -93-222
OF EDMONDS CARE CENTER FOR
APPROVAL OF A CONDITIONAL USE PERMIT
DECISION: The conditional use permit is granted subject to
the conditions listed.
INTRODUCTION
Reed Reinvald, agent for Edmonds Care Center, (hereinafter
referred to as applicant) 21008 - 76th Avenue West, Edmonds,
Washington 98026, requested approval of a conditional use permit
for a nursing home to be developed on a site that is zoned RM -
2.4. The subject property is located at 21008 - 76th Avenue
West, Edmonds, Washington.
A hearing on the request was held before the Hearing Examiner of
the City of Edmonds, Washington, on February 3, 1994.
At the hearing the following presented testimony and evidence:
STEPHEN BULLOCK
Planning Department
City of Edmonds
Edmonds, WA 98020
STEPHEN J. WONG
REED REINVALD
201 North I Street
Tacoma, WA 98403
At the hearing the following exhibits were submitted and were
admitted as part of the official record of this proceeding:.
Exhibit A - Staff Report with the following attachments:
Attachment 1 - Vicinity/Zoning Map
of 2 - Application
to 3 - Site Plan
to 4 - Engineering Department
5 - Fire Department
" 6 - Parks Department
7 - Public Works
After due consideration of the evidence presented by the Applicant,
and evidence elicited during the public hearing, the following
• Incorporated August 11, 1890 . Attachment 3
Sister Cities International — Hekinan, Japan
HEARING EXAMINER DECISION
RE: CU -93-222 2/17/99
Page 2
Findings of Fact and Conclusions constitute the basis of the
decision of the Hearing Examiner.
FINDINGS
1. The applicant requested approval of a conditional use permit
to allow an attachment to be developed onto an existing nursing
home on a site that is zoned RM -2.4 located at 21008 - 76th Avenue
West, Edmonds, Washington.
2. The applicant is the owner of the nursing home located at this
site. They are proposing to build a 2,655 square foot Physical
Rehabilitation Unit onto the existing facility. Medical facilities
are allowed in an RM --2.4 zone, but require a conditional use
permit. In this case, the proposed expansion requires an amendment
to the current conditional use permit.
3. The subject property is approximately 99,865 square feet in
area.
4. The zoning of the subject property is residential multi-
family -2.4 (RM -2.4).
5. In order for a conditional use permit to be granted, the
criteria of ECDC 20.05.010 must be satisfied. Those criteria
include:
A. The application must be consistent with the Comprehensive
Plan of the City of Edmonds.
B. The request must be consistent with the zoning standards
of the City of Edmonds and the zoning district in which it is
located.
C. The requested conditional use permit must not be
detrimental to the properties in the general vicinity or in
the zone in which it is located.
6. Most surrounding properties are currently zoned with the same
RM -2.4 zoning designation. Directly to the south, the property is
developed with a commercial use and zoned within the BN zone. The
proposed development will be consistent with the development on
these properties and will not be detrimental to the public health,
safety, and welfare.
7. Pursuant to the provisions of ECDC 20.15(b) the applicant must
submit a Critical Areas Checklist. The applicant submitted the
HEARING EXAMINER DECISION
RR: CU -93-222 2/17/94
Page, 3
Checklist and the City of Edmonds issued a waiver from the
requirements of preparation of a Critical Areas Study.
8. The site development standards for development in an RM zone
are set forth in chapter 16.30. The applicant will be able to
satisfy these standards.
9. The requested conditional use permit will not be in conflict
with the zoning purposes of RM -2.4 zone. Due to the proximity of
Steven's Hospital, several surrounding properties zoned RM -2.4 have
been granted conditional use permits to develop as medical offices.
The proposal is consistent with this development.
10. The subject property is designated as high-density residential
in the Edmonds Comprehensive Plan. Although the Comprehensive Plan
is silent about commercial uses in high density areas, development
of medical office structures has been allowed in the area. The
developments have been compatible with other uses and the proposed
development will be compatible.
11. The required parking for a nursing home is one stall for each
three beds, or 39 spaces in this case. In addition, the proposed
rehabilitation spaces requires one stall for each 200 square feet
of area, or 14 parking spaces. The site is currently developed
with 64 parking stalls and the new addition will eliminate ten of
them. This results in 54 parking stalls whale 53 are required.
CONCLUSIONS
1. The applicant requested approval of a conditional use permit
to allow an attachment to be developed onto an existing nursing
home on a site that is zoned RM -2.4 located at 21008 - 76th Avenue
West, Edmonds, Washington.
2. The Hearing Examiner of the City of Edmonds has jurisdictional
authority to hold a hearing and to issue a decision. That
authority is set forth in ECDC 20.100.010(b).
3. The criteria for review of a conditional use permits are set
forth in ECDC 20.05.010. These criteria have been identified in
the Findings of this document (Finding #5). The manner in which
they are satisfied are also addressed in the Findings (Findings #6-
11).
HEARING EXAMINER DECISION
RE: CU -93-222 2/17/94
Page 4
DECISION
Based upon the preceding Findings of Facts and Conclusions, the
testimony and evidence submitted at the public hearing, and upon
the impressions of the Hearing Examiner at a site view, it is
hereby ordered that the requested conditional use permit to allow
an addition to an existing nursing home to be developed on a site
that is zoned RM -2.4 is granted subject to the following
conditions:
1. This application is subject to the applicable
requirements contained in the Edmonds Community Development
Code. It is the responsibility of the Applicant to ensure
compliance with the various provisions contained in these
ordinances. Attachments 4 through 7 are provided in this
report to familiarize the applicant with some of the
additional development regulations. These attachments do not
include all of the additional regulations.
2. Prior to the issuance of a building permit, the applicant
is required to receive approval from the Architectural Design
Board for site, building, and landscape design.
3. The applicant shall -be responsible for keeping all
streets clean and free of debris at all times.
4. This permit shall be valid for a period of one year
from the date of approval of the conditional use permit
to the date of submittal for a building permit. An
allowance for one extension of one year is possible if
approved by the Community Development Director.
5. The permit is transferable.
Entered this 17th day of February, 1994, pursuant to the authority
granted the Hearing Examiner under Chapter 20.100 of they Community
Development Code of the City of Fe odds. A /I
S M. DRISCOL
ing Examiner
NOTICE Off' R11GHT TO APPEAL
Written appeals alleging spcific error of fact or other grounds
for appeal may be filed with the Planning Department, City of
Edmonds, Civic Center, Edmonds, Washington 98020, within
fourteen (14) days of the date of the Hearing Examiner's final
HEARING EXAMINER DECISION
RE: CU -93-222 2/17/94
Page 5
action. In this matter any appeal must be received by the
Department prior to 5:00 p.m. on March 4, 1994.
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