HE staff report w attachments.pdff0c. 199
CITY OF EDMONDS
1215th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 « Fax: 425.771.0221 • Web: www,edmond; v jk,ggy
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE HEARING EXAMINER
Project: Downtown Public Restroom
Requested Permits: PLN20160030 (Conditional use permit for local public facility in the BD2
zone)
PLN20160031 (Variance for public structure and use which cannot
comply with the zoning ordinance)
Date of Report: Ju y 8, 2 1
Staff Contact: , 41 w,
Mike Clugsto , AICP, Associate Planner
Public Hearing: July 14, 2016 at 3:00 P.M.
Edmonds Public Safety Complex: Council Chambers
250-5 th Avenue North, Edmonds, WA 98020
I. SUMMARY OF PROPOSAL AND PROCESS
The City of Edmonds is proposing to install a prefabricated public restroom building in a
portion of the parking lot south of City Hall at 1215 th Ave. N replacing two portable toilets
that have been located in the lot for the past several years. There will be no change to the
existing pedestrian or vehicular access points from 5th Avenue nor the alley. The existing
parking stalls and landscaping will be reconfigured to provide space for a small plaza north
of the restrooms, with a net loss of only one or two parking stalls.
A downtown restroom facility has long been desired and is described in the City's current
Capital Facilities Plan. In addition, a downtown restroom facility is the subject of Strategic
Action Plan Action Item 3a.2. The City Council recently allocated money for its construction
and a building permit application for the project was submitted on June 2 (Attachment 2).
However, while local public facilities like this are usually allowed outright in all zoning
districts according to Section 17.100.050.A.1 of the Edmonds Community Development
Code (ECDC), the Downtown Business (BD2) zone where City Hall is located specifically
indicates that local public facilities are conditional uses subject to permit (ECDC
16.43.020.A). In addition to a conditional use permit, a variance is also requested in
accordance with ECDC 17.00.030.0 since the public structure and use cannot comply with
elements of the underlying BD2 zoning code.
DOWNTOWN PUBLIC RESTROOM
PLN20160030 & PLN20160031
Page 1 of 7
The conditional use permit and variance reviews are considered Type III -B decisions
pursuant to ECDC 20.01.003 and have been consolidated for review under ECDC
20.01.002.6. When public projects require variances, the Hearing Examiner holds a public
hearing and makes a recommendation to the City Council. The Council, in accordance with
ECDC 17.00.030.C, holds a closed -record review of the project and makes the final decision
on the consolidated proposal.
As described in this report, staff recommends approval of the conditional use permit and
variance, with conditions.
II. ATTACHMENTS
1. Land use application
2. Plan sheets for associated building permit BLD20160728 (Sheets L1— L9)
3. Public notice documentation
4. Restroom element from Capital Facilities Plan
5. Technical comments
III. SEPA THRESHOLD DETERMINATION
Pursuant to ECDC 20.15A.080 and WAC 197-11-800, the proposed restroom facility is
categorically exempt from SEPA threshold determination requirements.
IV. PUBLIC HEARING NOTICE
A "Notice of Application and Public Hearing" for the subject land use permits was published
in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex,
Community Development Department, and the Library on June 29, 2016. Notice of the
public hearing was also mailed to property owners within 300 feet of the site (Attachment
3).
The City has complied with the noticing provisions of ECDC 20.03.
V. ZONING REQUIREMENTS — ECDC 16.43 (DOWNTOWN BUSINESS, BD2)
1. Use. As noted in Table 16.43-1, local public facilities require a conditional use permit
when located in the BD2 zone. According to ECDC 21.55.007, a local public facility is:
[A]ny community facilities operated by a unit of local, state or federal
government (or by a third party on behalf of a unit of local, state or federal
government) primarily sited, designed, constructed, and operated for the purpose
of providing public health, safety and welfare services to the immediate area or
neighborhood in which the facilities are sited. Local public facilities include, but
are not limited to: police stations, fire stations, branch libraries, bus -stop shelters,
electrical substations, water pump stations, community clubhouses, parks and
recreation special use areas, branch administrative offices of a governmental
entity, and associated storage and maintenance buildings and yards.
A public restroom on City property adjacent to City Hall is a local public facility and
therefore requires a conditional use permit since the parcel is zoned BD2.
DOWNTOWN PUBLIC RESTROOM
PLN20160030 (CUP) & PLN20160031 (VARIANCE)
Page 2 of 7
2. Bulk dimensional requirements.
a. Setbacks. 0' from all property lines. The proposed building will comply (Attachment
2, Sheet 1-5).
b. Height. 30' maximum. The proposed building will be about 11' tall (Attachment 2,
Sheet L8).
3. Site development and design standards.
The site development and design standards in the BD zones are applied to new
commercial or mixed use construction to further the goals and objectives of the
Comprehensive Plan to improve the appearance of the streetscape and walkability of
the downtown area. However, because the public restroom is proposed to be a one-
story pre -fabricated building that will only be about 11 feet tall and located adjacent to
the sidewalk on 5th Avenue, there are a number of site development and design
standards that the structure and use will not be able to meet. These elements are the
subject of the associated variance request as noted in Section VII of this report. At the
same time, there are specific design standards for conditionally permitted uses like this
in the BD2 zone which are further discussed in Section VI of this report.
The following site development and design standards would typically be applicable but
cannot be met by this proposal:
a. Ground floor height within Designated Street Front. 12' minimum since the parcel
has designated street front on 5th Avenue as shown on Map 16.43.-1 (ECDC
16.43.030. B.2 )
b. Commercial uses within the designated street front - 45 feet depth from the street
property line at 5th Avenue (ECDC 16.30.030.B.7)
c. Access to commercial uses in the designated street front (ECDC 16.43.030.B.4)
d. Type V parking lot landscaping (ECDC 20.13.030.E)
e. Massing and articulation (ECDC 22.43.010)
f. Orientation to street (ECDC 22.43.020)
g. Ground level details (ECDC 22.43.030)
h. Transparency at street level (ECDC 22.43.050)
VI. CONDITIONAL USE PERMIT — ECDC 20.05
PLN2.0160030 — Conditional use permit for local public facility in BD2 zone
According to ECDC 16.43.020.A, local public facilities in the BD2 zone require a conditional
use permit. In addition to the regular conditional use permit criteria in ECDC 20.05, the
specific criteria in ECDC 16.43.020 must also be considered.
1. Pursuant to ECDC 20.05.010, a conditional use permit may not be approved unless all of
the following findings can be made:
DOWNTOWN PUBLIC RESTROOM
PLN20160030 (CUP) & PLN20160031 (VARIANCE)
Page 3 of 7
a. That the proposed use is consistent with the Comprehensive Plan.
The public restroom project is included in the Capital Facilities Plan (Attachment 4),
which is an element of the 2015 Comprehensive Plan. A public restroom is also
mentioned in Goal D.3 for the Downtown/Waterfront Activity Center (p 48) and in
Goal E.6 for Economic Development (p 114) in the Comprehensive Plan. City Council
recently allocated the funding for the project and a building permit has been applied
for (BLD20160728).
Zoning Ordinance. That the proposed use, and its location, is consistent with the
purposes of the zoning ordinance and the purposes of the zone district in which the
use is to be located, and that the proposed use will meet all applicable requirements
of the zoning ordinance.
The restroom building meets the setback and height requirements of the BD2 zone
but several of the site development and design standards regularly applicable to
mixed use downtown development cannot be met. Some can be, however, and
those are reviewed below. There are also specific criteria in the BD zoning code for
conditional uses in ECDC 16.43.020.A including:
1. Access and Parking. Pedestrian access shall be provided from the sidewalk.
Vehicular access shall only be provided consistent with ECDC 18.80.060. When a
curb cut is necessary, it shall be landscaped to be compatible with the pedestrian
streetscape and shall be located and designed to be as unobtrusive as possible.
As shown on Sheets L5 and L6 of Attachment 2, the restroom building would be
located in the parking lot south of City Hall adjacent to 5th Avenue N. Existing
pedestrian access from 5th Avenue and existing vehicular access from the alley to
the west will remain.
Regarding the number of stalls, no parking is required for any floor area in any
building with a total building footprint of less than 4,800 square feet. There are
currently 21 parking stalls in the surface lot south of City Hall. With the project,
landscaping and restriping, 19 or 20 parking stall will remain after the restroom
project in complete (Attachment 2, Sheets L2 and L5).
2. Design and Landscaping. The project shall be designed so that it is oriented to the
street and contributes to the pedestrian streetscape environment. Fences more
than four feet in height along street lot lines shall only be permitted if they are at
least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged,
and when unavoidable due to the nature of the use shall be decorated by a
combination of at least two of the following:
a. Architectural features or details
b. Artwork
c. Landscaping
DOWNTOWN PUBLIC RESTROOM
PLN20160030 (CUP) & PLN20160031 (VARIANCE)
Page 4 of 7
As shown on Sheet L9 of Attachment 2, the restroom doors are oriented into the
parking and plaza. There are three internally lit display cases at the street side
which will include a rotating selection of art, event posters and the like.
While several of the site development and design standards for the BD2 zone
cannot be fully met by the project, two are met: awnings/canopies and signage in
ECDC 22.43.040 and treating blank walls in ECDC 22.43.060. As seen on the
elevation drawings (Attachment 2, Sheet 1-9), a structural canopy is proposed to be
added to the pre -fab building to provide interest and weather protection on the
north fagade by the plaza and the east fagade over the sidewalk along 5th Avenue.
Several design details will be added to the building to provide additional interest on
those facades: light fixtures, overlain brick at the parapet and base, and three
illuminated Plexiglas display cases at 5th Avenue.
c. Not Detrimental. That the use, as approved or conditionally approved, will not be
significantly detrimental to the public health, safety and welfare, and to nearby
private property or improvements unless the use is a public necessity.
The downtown restroom is a public necessity. It will be regularly maintained by City
staff and therefore will not be significantly detrimental to the public health, safety
and welfare, nor to nearby private property.
d. Transferability. The hearing examiner shall determine whether the conditional use
permit shall run with the land or shall be personal. If it runs with the land and the
hearing examiner finds it in the public interest, the hearing examiner may require
that it be recorded in the form of a covenant with the Snohomish County auditor.
The Hearing Examiner may also determine whether the conditional use permit may
or may not be used by a subsequent user of the same property.
The conditional use permit should be personal to the City of Edmonds.
2. With conditions, staff believes the proposal is consistent with the conditional use
criteria for approval listed ECDC 20.05 and in ECDC 16.43.020.
VII. VARIANCE — ECDC 20.85
PLN20160031— Variance for public structure and use
A variance to any requirement in Titles 16 and 17 of the Edmonds Community Development
Code (except use and procedural requirements) may be approved when all of the findings in
ECDC 20.85 can be made. Because the variance is for a public structure and use, the
process language in ECDC 17.00.030.0 also applies:
All public structures and uses built or altered by the city or any other public agency
shall comply with this zoning ordinance. Where it is a public necessity to build, or
alter, a structure or use in a location or in a manner not complying with this zoning
ordinance, a variance may be considered. In this case, the action of the hearing
examiner shall be a recommendation to the city council.
DOWNTOWN PUBLIC RESTROOM
PLN20160030 (CUP) & PLN20160031 (VARIANCE)
Page 5 of 7
As noted previously, the proposed structure and use cannot meet all of the site
development and design standards for the 13D2 zone. Therefore, the Hearing Examiner will
review the variance against the criteria in ECDC 20.85 and make a recommendation to the
City Council who will make the final decision on the variance as well as the associated
conditional use permit.
Findings:
A. Special Circumstances. That, because of special circumstances relating to the
property, the strict enforcement of the zoning ordinance would deprive the owner of
use rights and privileges permitted to other properties in the vicinity with the same
zoning.
1. Special circumstances include the size, shape, topography, location or
surroundings of the property, public necessity as of public structures and uses as
set forth in ECDC 17.00.030 and environmental factors such as vegetation,
streams, ponds and wildlife habitats.
2. Special circumstances should not be predicated upon any factor personal to
the owner such as age or disability, extra expense which may be necessary to
comply with the zoning ordinance, the ability to secure a scenic view, the ability
to make more profitable use of the property, nor any factor resulting from the
action of the owner or any past owner of the same property,
• Public necessities like the downtown restroom are specifically identified special
circumstances in the variance requirements in ECDC 20.80.010.A.1.
B. Special Privilege. That the approval of the variance would not be a grant of special
privilege to the property in comparison with the limitations upon other properties in
the vicinity with the same zoning;
• The restroom is not a grant of special privilege because the project is an
anticipated local public facility identified in the City's Capital Facilities Plan.
C. Comprehensive Plan. That the approval of the variance will be consistent with the
comprehensive plan;
The proposed facility is identified in the City's Capital Facilities Plan (Attachment
4).
D. Zoning Ordinance. That the approval of the variance will be consistent with the
purposes of the zoning ordinance and the zone district in which the property is
located,
With approval of the conditional use permit and variance, the restroom
structure will be consistent with the zoning ordinance and the BD2 zone. This
will be verified through review and approval of the associated building permit
(BLD20160728).
DOWNTOWN PUBLIC RESTROOM
PLN20160030 (CUP) & PLN20160031 (VARIANCE)
Page 6 of 7
E. Not Detrimental. That the variance as approved or conditionally approved will not
be significantly detrimental to the public health, safety and welfare or injurious to
the property or improvements in the vicinity and same zone,
The downtown restroom will not be detrimental. In fact, it will be an amenity in
the downtown area. Maintenance and upkeep will occur regularly and be done
by City staff.
F. Minimum Variance. That the approved variance is the minimum necessary to allow
the owner the rights enjoyed by other properties in the vicinity with the same zoning.
The proposal, as shown in Attachment 2, is the minimum variance necessary to
accommodate this local public facility.
VIII. PUBLIC COMMENTS
As of the date of this report, no public comments have been received.
IX. CONCLUSION AND RECOMMENDATION
Based on the analysis in and the attachments to this report, staff believes the proposal is
consistent with the conditional use approval criteria in ECDC 20.05.010 and ECDC 16.43.020,
and the variance criteria of ECDC 20.85. Therefore, the Hearing Examiner should
recommend that the City Council APPROVE the conditional use permit (PLN20160030) and
variance (PLN20160031) for the Downtown Public Restroom with the following condition:
1. The conditional use permit shall be personal to the City of Edmonds and is not
transferable.
X. PARTIES OF RECORD
Patrick Doherty
City of Edmonds Community Services and
Economic Development Director
1215 th Ave. N
Edmonds, WA 98020
DOWNTOWN PUBLIC RESTROOM
PLN20160030 (CUP) & PLN20160031 (VARIANCE)
Page 7 of 7
City of Edmondsi�%
Land Use Application
❑
ARCHITECTURAL DESIGN REVIEW
❑
COMPREHENSIVE PLAN AMENDMENT
CONDITIONAL USE PERMIT ( 600 3�
FILE # 1 J'lt
❑
,(470
HOME OCCUPATION
DATE„� REC'D BY IT 9t, p
[I
FORMAL SUBDIVISION
❑
SHORT SUBDIVISION
FEE _ RECEIPT #.-.........
❑
LOT LINE ADJUSTMENT
HEARING DATE _
❑
El
PLANNED RESIDENTIAL DEVELOPMENT
OFFICIAL STREET MAP AMENDMENT
E ❑ STAFF ❑ PB ❑ ADB CC
❑
STREET VACATION
❑
REZONE
❑
SHORELINE PERMIT
X
VARIANCE/ REASONABLE USE EXCEPTION i p L NW I bi303 I
❑
OTHER:
o PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD e
PROPERTY SS OR LOCATION ^' g p ___�
PROJECT NAME (IF APPLICABLE) qwnr
9 p,
r d �!
PROPERTY OWNER'... 1” ..._.. PHONE #
ADDRESS
TAX ACCOUNT #
SEC. TWP. RNG.
DESCRIPTION OF PROJECT t'tld2 PI$gCtl�w l lI X15➢ (ATTACH 1 1 L E SER AS Nif k S � W4 L'
XZOT
APPLICANT —f:-, . j
ADDRESS �IT,ITIT
E-MAIL t
W_
CONTACT PERSON/AGENT
PHONE #. L .... 7 I I 621! .f_
ADDRESS _ ------
E-MAIL FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and c chats hu wilt satbn atrl are true and correct to the best of my knowledge
'the atwur
e
cr listed below.
SIGNATURE OF APPLICANT/AGENT rcaGtao a i b h" ll
DATE
an that am authorized to ret as tppl� � .. �YXITITITITIT� �j� ^-....�.
Property Owner's Authorization
I, �'� certify under the penalty of pequry under the laws of the State of
Wash,q;trnt drat the loll.wing is a true cit i c orecti statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the ublic officials and the staff of the City of Edmonds
subject property for the paurlaa��rses pt tw)s aaaop ani, 5'(*tiung as � l,"Zint to this application.
SIGNATURE OF OWNER
Questions? (ill (425) 771-0220.
Revised on 8/22/12 B - Land Use Application Page 14,
Attachment 1
PLN20160030 &
PLN20160031
Downtown
Pro
i
dmonc
ExIsOng Conditions - Aerial
)p and Existing Conditions Site Images
41 (�I IIRAWINOINDEX,w
Li Covergheel
L2 Surveyr
L3 TESC YDemolition Plan
L4 Grading,Drafnagefand L
L.6 Layout Plan
1`6
EnlarQemaM,Plan
L7 La11�SCape Plan
LB ElevaDons 01
L9 Elevations 02
CONRm:
PrOHcoon Owner:
City of Edmonds;`
Project CoorGlnaior
�i Contact: Thom Sullivan, Faclfra
email: thom sullivanted' mortis
E.- .,-
lel (425)275-4516
)n121 6th Ave
Edmonds, WASM
or
b Patrick Doherty, Economic dw
,t email: patrick doherty0ebnorr
lal (425) 771-0251
LvIF tJ Pr I PS
Owner Nppne"ntCLlnelL.endr
Barker Landscape Archtla s
Contact: John Barker or Peter C
3002 NW 681h SI
^°I M1 ` Seattle, WA. 96107
re lel. (206)7832870_
lax (206783.3212
i
" New CXT Prefabricated ZONn1G` BD2
'Santiago' Restroom
N# IR ; 0043"0
LEGAL DESCRIPTION:
60T FEET SOLt1N OF 'EDMOND!.
�..,._... ,... .. ....,,d ,,,,,,,:... �..
GW LOTS 4 rAS 6 5 38-5�
Pri
Sanitary
man hole
O
GENERAL NOTES
I I HI SOLE PURPOSEOT THIS SURVEY IS TO SHOW EHE. POPOGW
011 TV IL I 'LAI 011 NIL CIITY ()I LWAV.)NUS, VOLLIMF 2, PAGE. 39, AS
2 MR CIALN[f, F..iARKL.-.R I-ANDSCAPEARCITU I-. CrSAND T I ib- Cr[lY 0
MA,1 RI40 WITH A VITLE REPORT OF III I E ]GUNDARK:,", A COMBIN
cu� I vvirTH r ok.nq I:) MONUMENTAT ON M UE.M. RMINL FHi::. IM
4.AI
fIrqG EASEML.MTS SLMUS MAYVARY
3 1 V HIS SURVEY WAS R.TPISCID ON A R11K
M.IMS.-Y (USING TOPCON DS 203RC FOLAI. soluoms) CI HS NET
SUF uy WA( 3321311 090
4 ALL Molqk.PT M 1 S WERE OCCIVIPILD OR OBSERVED DURING THE 0
ALL MEAWRING INS TRIM NTSIVNP QUIPMENT I,UU FOR rms
F0MAN1JFACP.P:U..R'H, SPEDrICATIONS
6 T -IIS SURVEY 1:301-:S NOT CONST 161D3F. ASUBDIVITMON OF LAND
7 [ Hl::, LM'A I ION OF .'LIF OURF AM- 6 MLI T IE S ARE HAS EDON OETSk;
INITTS ARE BASF. D ON OBSERVA I IM
(BASF.UON N AIJ V33/2011 , M � WAS[ TINGT ON „"PATE.-. PLANE COVH
rc I
9 ALL VERTICAL E1.E:.VArKTqS ARENAVOILRBASEDON ESFFOSNl
I)
rKSi IVI RrlrAL.L.YO�4T[IEIAAE.SPVVAV.0..()r riccow.Squ8ml.
r,�.L)[Nr.;,AP�IHC�XIMATEk.Y2'ABI,��l:: HILGHOUND,SFAMPI-D'I,
,,��
HL k .VA P ION OF WHICT Ful 60 111,A PLR HIF.DATF.,SVl1:%1::TFC
SIJII
LIP IN', l�
SN
4
Z
W
SIT
Z
V,
0�
'V,
o
A llL21
eve
MF
prr
1 OT 40"
S,cj)rj; 20' = V-0"
(22" x 34"' sheel�
Preserve ex. landscape
Tree protection fencing
I
Straw wattles
Tree protection fencing
Preserve ex. landscape
IS
X
................
Remove curb, asphalt, shrubs,
and cl ar and grub. Transplant
trees hen possible
rr
➢ _
New i> Paving
1 ��
t� � As halt Pawn
f ti� __ ar, ti °f ,�r,r r,4" I �d �n� ✓�
"Qr 14
6" sanitary sewer � z, � �� _... Meet and match
r, r8
z: 1
min 2% slope to alley �> ex. grade, typ�ar
9 Connect to ex 6" Preserve ex. storm
drain an
side sewer
catch basin ( R ..
�.,,,,,. _.
p lean out at elbow." m : 4
New Asphalt F'av�n,
Ex 6" side sewer
1
f
i
u
g
�I
s
Y3 I
e'
m' VV
ai I
Y
ctl
�I
d
1 _
i
of ,.....'
ecy
of I
INo
NNMIMIMMAMM
L-6
L
New parking striping
Existing catch
basin to remain.
Existing asphaft to rernain -A
Side sewer
Meet and rnatch
I . . .. ...... ...
61
connection to 6"
main
... .......... . . . . .
6" sanitary sewer,
2% slope to alley,
minimum
'-9A 61 -
Ex. 6" side sewer
w.
.... . . ..... .
....... .
-4-
Sanitary S(
ip towards alley,
Meet and r
9
m
tGu
. Npw O'fydirwugoaviii iuc -
New (or transplanted)
Maple to match
-� w
Ex. Evergreen shrub•
Ex. Vine Maple
we
i
A
14 r V
P— New Hydrangea vine
-•. New (or transplanted)
Maple to match
��- New ground cover to ma
Trees
_
..
Sybl
Latin Name
Common Name
Size
Qnty.
Spc.
,
Vln®
4e
Acerdircinaturrr
Maple
2-3 gal,
PBD
N/A
Acer campastro
Hodge Maple
2-3 gal.
TBD
N/A
......... ... ,. ... ...µ
Shrubs
...... ........
.......
Sybl. Latin Name
..
Common Name
;Size
Qnty,
-
Spc.
-------
Q
Rhododendron spp
Rhododendron spp.
9 gai
18" o c
x
Viburnum Spp.
� Viburnum .^,pp
1 gal
3
18 o r.
Q
Vines ..
..... . ......
t
`°
o
Sybl
Latin Name
Common Name
Size
i Qnty
C
Spc
pp
,,. A
Hydrangea irrte„ynie6a
_
-Evergreen Climbing Hydrangea
''I'll'',
1 gal
.�, _ ..
2 p
.
21 o c.
.. .e_
N
til
L
we
i
A
14 r V
P— New Hydrangea vine
-•. New (or transplanted)
Maple to match
��- New ground cover to ma
IJI, I�Xflffl*
VI FlM Friwo), 61141S
llo .Mlr I r9j
VH I DMIM
hIS
1C I hp, , " . x I �11 Lyjs� " r 1 r A
----------
CITY OF EDMON S
NOTICE OF APPLICATION
AND PUBLIC HEARING
PROJECT DESCRIPTION: Application for a conditional use permit and variance for a downtown public restroom
in the parking lot south of City Hall. The site is zoned Downtown Business (BD2),
which requires a conditional use permit for local public facilities. A variance is also
requested per ECDC 17.00.030.0 because the proposed restroom is a public structure
and use which cannot meet the requirements of the BD zoning code.
PROJECT LOCATION: 1215th Ave. N, Edmonds, WA
NAME OF APPLICANT: City of Edmonds (Patrick Doherty, Community Services and Economic Development
Director)
FILE NUMBERS: PLN20160030 & PLN20160031
DATE OF APPLICATION: June 14, 2016
DATE OF COMPLETENESS: June 16, 2016
DATE OF NOTICE: June 29, 2016
REQUESTED PERMITS
OTHER REQUIRED PERMITS:
REQUIRED STUDIES
EXISTING ENVIRONMENTAL
Conditional use permit, variance
Building permit (BLD20160728)
N/A
DOCUMENTS: Critical area checklist (CRA20160064)
COMMENTS ON PROPOSAL DUE: July 14, 2016
PUBLIC HEARING
INFORMATION: A public hearing will be held by the City's Hearing Examiner on July 14, 2016 at 3 p.m. in
the Council Chambers located at 250 5th Avenue North, Edmonds. The Hearing
Examiner will take testimony during the hearing and make a recommendation on the
consolidated request to the City Council who will make the final decision.
Any person has the right to comment on this application during public comment period,
receive notice and participate in any hearings, and request a copy of the decision on the
application. The City may accept public comments at any time prior to the closing of the
record of an open record predecision hearing, if any, or, if no open record predecision
hearing is provided, prior to the decision on the project permit. Only parties of record
as defined in ECDC 20.07.003 have standing to initiate an administrative appeal.
Information on this project can be viewed or obtained at the City of Edmonds
Development Services Department, 1215th Ave North, Edmonds, WA 98020 between
the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 A.M. to 12:00 P.M. only on
Wednesdays) or online through the City's website at www.edmondswa. ov through the
Permit Assistance page. Search for permit PLN20160031.
CITY CONTACT: Mike Clugston, AICP, Associate Planner
michael.clugston@edmondswa.gov
425-771-0220
Attachment 3
PLN20160030 &
PLN20160031
9 � OZ/7 � /9
• juarun:)up srgi ;a taatssassod jo asu'u ALle JO Inca
Suisue'uoll:)u atr puetuap °uAje,] Aue jsuteBe pLre woc,11 sIua e Jo/pue sooAoldwa
saa ljdu Isjeuut jo �s1! 'spuauup JO Aa9) OLID ssaIu,MMI anus pue Apuuaapuq o�l
aaa5e juawnwp. s¢t{i ja s.uasn 'aaeana.ae sj� al se uant su puIM Kue ja ,AILre.a.iern
ou pue sao,unas ap7qu`ud a AjaiJen e UJOJj S,)LUOa pasn elep a4l 'srseq ajgejjeAe se, pue
si se, ue UO papnntsa sl pue Ayuo sasodand uonewjoju� jejauag aay st Iuauulf')Op sN-L
OZO96
VM `SPUOWP3
N a^d 41S �Z �
SPUOWP3 JO AID
Repositionable A Bend along line to I O 55160Tm
Use Avery® Template 51600 w Feed Paper expose Pop-up EdgeTM 1
u
, WO
I
! Ill ° '° '� Y� `/ I'P f �' uvi ✓ ✓ � ! 0l r r r r �V � o � a,�, h... �� ;�o
1 � � i r� ✓u r � I� 0���.�� ma w,. a �>�� �
0100� r � q � `f; ✓ � - f ��� I J ,, r�j�� f 1 jwrl'";10060
✓,Fd
!" �i/fly f I ( �,�M^�"""�2"�' I ,, i���/�� �f� If °�,1, �, 1,/✓��i e/�'if r!.?,.. I .1 �J � � h � I! �y �.r�`��
/ ��i � ' � ! -i, ori �✓ � r !1i � d �
{f ��; �� y�, � � / ti � / , 1 f � � � 0 rfl t/ 1 1I' f I,��I 1"A ✓V� lL�l j f "� �A
.g..n%.„� /„e V�„N,�y,�„,s �;'?! � rf !,��J �,.�/,�I✓, „>ir JI,II�v �,+"i,7,�i��"?'�f��,Y,,.l i ,+i Gt,l Y+M��.
li f ��,f✓
d Fri l i, 14 l%'fi/ ��
Pjp
Jf�JIJ.
u
Repositionable A Repliez a la hachure afin de I www.averycoln
1 -800 -GO -AVERY
nksaovO sure® g Sens de reveler le rebord Pon-uo"”' 1.
Feed Paper expose Pop.up EdgeT"
Use AveryO Template 516019
J ,'RwR �ffr
� � f�r,� , �II��: r �^ � i iL� !���. ��R �� 9 �6 r -�Y W� � 1 ��. ,µ.
A
'4 wW ICU n
Bp u
i
W A% VY
N
Mtl" W. PYN' h
Itl
s
��p Y
I
Repwositionable ; Repliez 3 la hachure afin de www avert' com
..� ._ •- --�_ :a A%fVn%.® 0.4 i Sens de .c..aior In rohnrei ann.::nmc r 7-ano-GO-AVERY
v
q
;C1,
Bp u
i
W A% VY
N
Mtl" W. PYN' h
Itl
s
��p Y
I
Repwositionable ; Repliez 3 la hachure afin de www avert' com
..� ._ •- --�_ :a A%fVn%.® 0.4 i Sens de .c..aior In rohnrei ann.::nmc r 7-ano-GO-AVERY
Repositlonable I Send slang line to ; QAVERYO 55160TM
Use every@ Template 51600 a Feed Paper expose Pop-up Edge*""
i
� t v
rl 1q'r'1Mfe�lY�/��U..
w ( go,i `�` l/p raJ ,
�'/GYar%�m�phF
1,
� u i
M"mra
` d R9i
� �r
�i
u
!LAI
Repositionable I A Repliez h la hachure afin de I vyww.averycom
GAGA® !Sens de nsuhipr le rphord Poo-udmc !' 1 -800 -GO -AVERY
Rep�rositianable y Bend along line t TM i, �A O 55160*"'
Use aver" Template 51600 Feed Paper expose Pop-up Edge
a
w+ I
o-
l�r
w",,aJ�h�fY'Ihr�N,riP
�ryw/,vly ut"w,x�r+"9l ;
got! wi I I
a
ifill all
Repositionable ; Replies h la hachure afin de; www avert' com
...es..® V4&AQD i Sens de rbvbler le rebord Poo-uo"° ; 1 -800 -GO -AVERY
Everett Daily Herald
Affidavit of Publication
State of Washington }
County of Snohomish } ss
Kathleen Landis being first duly sworn, upon
oath deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the first publication of the Notice
hereinafter referred to, published in the English
language continually as a daily newspaper in
Snohomish County, Washington and is and
always has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of the Laws of 1921, as amended by Chapter
213, Laws of 1941, and approved as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Washington, by
order dated June 16, 1941, and that the annexed
is a true copy of EDH708023 PLN20160030 &
031 as it was published in the regular and entire
issue of said paper and not as a supplement
form thereof for a period of 1 issue(s), such
publication commencing on 06/29/2016 and
ending on 06/29/2016 and that said newspaper
was regularly distributed to its subscribers
during all of said period.
The amount of the fee for such publication is
$87.72.'
Subscribed and sworn
k day of
f 7_A
before me on this
Notary Public in and for the State of
Washington.
City of Edmonds -LEGAL AiPS 114101416
DIANE CUNNINGHAM
DEBRA ANN GRIGG
Notary Public
State of Washington
My Co` frilisibrf Ekplres
October 31, 2017
CITY
Cf= ELltwti3ND5
NC7%CE OF APPLlCArlON
AN PttBLkC HErI,RtNG
P6�ClJEC t 101 SCt tP ttCiN Appllci. for a Conditional arse rani%
and vada nca for ra dr 1 ntleWdn puh%lc rastrcom In hve �tl2kCk44Y 1p%
uwhtsou"1 01 Yleaa alcandt tldnal u'Qenparl'mtteCa%SpaMh%%ca'Ziltioe:
A variance is also roatuostod po@ ECCtC 17 00.tf30.0 0ocauso
the proposed ooslroom IS agirri c stauot.uro and use which
connet meet the ra lsomants a Wet 2e7t9 Oo•
PROJECT I.OGT1NAME OF APPI.1:21 d Ave, d9 aaonr�s.'W�A
fD.m,L. n4,n Na^.nmmwuullvSerylCos and EconomW
PLN20160030 & PLN20160031
June 14, 2016
June 16, 2016
June 2% 2016
8,nditional use permit, variance
C&RN—T, tltt PA .PUSAL DUE.Juty 14, 2016
P16E31.4C'I1EJ%1ilNfi IN Fd;t'•RA6'A'9lbN°
A putVo tl08 0g will he he%d Cryyr Cho Elly"a }taealn£t Exutminar on
JuYy 14, 20"46 al 0 p m., ir1 lho Counotl Chamherrs located ar 2&0
6ttt AVar1 ra No@ltr, EdmondQ. 1t10 Noartng Examiner will tlaf�
tosttfnony durtn�g the hoar8n,%ttt artd make a r000mmondallon on
the conQoi4datad a'ejuesl to dho City Counoi% who wVlt mat a tlho
lint decislon,
An parson tlae the right to comiment on this appllca,linn during
g�qu l'�Ic comment poricd receive notice t fan on 00 $119110000n.
In
ntany
hear%n $, and request a oopy of the
The CRyr may eccejA public commontls at any time prior to the
closing of the rocorof so open record predacis%on hearing, if arrey,
or, it no open record predeclston hyoGrulny is'Vovldod, pcfor to the
ECDC'p007l havnts t'andmn+OollniCWteeancNdenireidstraaOwDtanpardowN
lntormation on this pro{act can Wowed or obtal"d at the Clky of
Edmonds Davoiopmoat Services Diarlmonk, 121 Sth Ave North.
Edmonds, WA 06020 botween in$ oure of 6"00 A.Ni, and 4 30
P.M, Monday • Frlda t6 30i A,h1, to 121go PA, only on
WWrednosda s) or on 1, o through the City's wobsilo at
or,,94M a ;gg,,��,,y, tlhmugh the Pormil� Assistance pago. SeatCh
ormut PLN2016Ct00t
clip
%1 W" CCN1'AC7� MlkoCjjqston, AtCP Assoctato Plannor
mlchael.0 nagspc n6t admandsrrtl.gov
425 171.0. '0 w
fkrojkshod: June 29, 2016.. EDH708U.3
File No.: PLN20160030 & 0031
Applicant: City of Edmonds
DECLARATION OF POSTING
On the 29th day of June, 2016, the attached Notice of Application and Public
Hearing was posted as prescribed by Ordinance and in any event where
applicable on or near the subject property.
I, Michael D. Clugston, hereby declare under penalty of perjury under the laws
of the State of Washington that the foregoing is true and correct this 29th day of
June, 2016, at Edmonds, Washington.
Signed;
FILE NO.: PLN20160030 & 31
APPLICANT: CITY
DECLARATION OF MAILING NOTICE OF APPLICATION
& PUBLIC HEARING
On the 29th day of June 2016, the attached Notice of Application & Public Hearing was mailed
by the City to property owners within 300 feet of the property that is the subject of the above -
referenced application. The names of which were provided by the applicant.
I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 29th day of June 2016 at Edmonds,
Washington.
Signed:
{BFP747887.DOC;1\00006.900000\ }
PROJECT NAME Downtown Restroom ESTIMATED PROJECT COST: $300,000
PROJECT DESCRIPTION: Work with community partners to locate, construct and
maintain a downtown public restroom.
......................... ......_ ------------ ..............
PROJECT BENEFIT/ RATIONALE: The project satisfies goals in the Strategic Action
Plan and the PROS plan. It is being supported by the Economic Development
Commission and Planning Board. This will help to provide a much needed
downtown amenity, boost economic development, bring tourists to town, and will be
a valuable asset to Edmonds.
SCHEDULE:
This project depends on the ability of funds.
COST BREAKDOWN
PROJECT COST 2015 2016 2017 2018 2019 2020 2021-2035
.........
Planning/Study
Eng. & Admin.
Construction
1% for Art
TOTAL $300,000
' all or part of this project may qualify for 1 % for the Arts.
Attachment 4
PLN20160030 &
P LN20160031
15
CITY OF EDMONDS - PLANNING DIVISION
COMMENT FORM
❑ PW -Engineering O Fire ❑ PW - Maintenance ❑ Parks & Rec. Muilding
❑ Economic Dev. Marks Maintenance
Project Number:
PLN20160030 & 31
Applicant's Name:
CITY OF EIMONDS
Property Location:
Parkinq„lot South of CItY Fall - 121 5t” Ave N
Date of Application:
0 14.1 Ia Date Dorm Routed: 06,23.1
Zoning:
Project Description:
Construct ualalic retraorx
*'"PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE
THIS FORM WAS ROUTED()t�. ,)h,
If you have any questions or need clarification on this project, please contact:
Responsible Staff. MIKE CLUOS II Ext. 1330,
Name of Individual Submitting Comments: ►
111°10
V
,i have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT;
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
❑ I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date:
Signature-
Phone/E-mail:
Attachment 5
PLN20160030 &
P LN20160031
CITY OF EDMONDS - PLANNING DIVISION
COMMENT FORM
13❑ Parks & Rec. Iuildin PW -Engineering ❑Fire ❑ PW - Maintenance g
13 Economic Dev. ❑ Parks Maintenance
Project Number:
PLN2016003n R. 31
Applicant's Name:
CITY OF EQMONns
Property Location:
Parkins I a _���tn of City HaII- 121 E1vP N
Date of Application:
06.14.16 Date Form Routed: 06.23.16
Zoning: RD2
Project Description:
Con restr^^r+?
PER ECDC 20.02.05 ALl COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE
THIS FORM WAS ROUTED' DUE_BY Vl 2016
If you have any questions or need clarification on this project, please contact:
Responsible Staff: MIKE CL ! G TON Ext. 1330
**************************************************************************************************************
<77 .
Name of Individual Submitting Comments: —119—_ ? ........
Title:` �...�.... ........�..
❑ I have reviewed this land use proposal
for my department and have
concluded that IT WORLD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
l have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date: IA-',
Signature:
Phone/E-mail;7��_ Q
July 8, 2016
Mike Clugston, Associate Planner
Jeanie McConnell, Engineering Program Manager
Subject: PLN20160030 — Conditional Use for Local Public Facility
PLN20160031— Variance for Public Structures & Uses
City of Edmonds — Restroom Project — 1215th Ave N
Engineering has reviewed the subject applications for the City of Edmonds restroom project at
121-5 th Ave N. The in1brination provided is consistent with Title 18 Edmonds Community
Development Code & Engineering standards.
Compliance with Engineering codes and construction standards will be reviewed with the
building permit application for development of the site. The applicant is encouraged,
wherever feasible, to incorporate pervious pavements, rain gardens and/or other low impact
development techniques into the project design.
Approval of the design review phase of the project does not constitute approval of the
improvements as shown on the submitted plans.
Thank you.
City of Edmonds