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PB-Memo_07-14-10.pdf Item#8.b. Edmonds Planning Board Agenda Memo MeetingDate:July14,2010 DiscussiononzoningfortheMeadowdaleBeachArea AgendaSubject: Annexation{File#AMD20090002} StaffLead:GinaCoccia,AssociatePlanner InitiatedBy:CityCouncilPlanningBoardCityStaff CitizenRequestOther:CS/DSCouncilCommittee BACKGROUND thth ThereisanareaofunincorporatedSnohomishCountylyingeastof68AvenueWestandbetween158PlaceSW st and161StreetSWnear\[ǒƓķ͸ƭGulch.Manyoftheseowners(inwhatisknownastheͻaĻğķƚǞķğƌĻBeach !ƩĻğͼΜhaveexpressedinterestinbeingannexedintotheCityofEdmonds.OnOctober6,2009(andasrequiredby d RCW35A.14.120),theCouncilͻğĭĭĻƦƷĻķͼtheir10%ͻbƚƷźĭĻofLƓƷĻƓƷźƚƓͼwhichacknowledgedthatthepropose boundaryislogical,thattheCitywouldrequirethesimultaneousadoptionofzoningfortheproposedareatobe annexed,andthattheCouncilwouldrequireanassumptionofexistingCityindebtednessbytheareatobe annexed(Attachment1).Theneighborhoodthencirculateda60%ͻtĻƷźƷźƚƓfor!ƓƓĻǣğƷźƚƓͼinordertobeginthe annexationprocessandthesesignaturesarecurrentlybeingcertifiedattheCounty.Thenextstepsinvolvethe Councilreviewingthe60%petitionanddecidingiftheywillacceptit.IfacceptedbyCouncil,staffwouldmakean nd,ifaccepted,theCouncilwouldfinalizeanordinance. applicationtotheBoundaryReviewBoardforadecisiona RECOMMENDATIONBYSTAFF ThePlanningBoardwould,meanwhile,needtomakearecommendationonthezoningforthisneighborhood shoulditeventuallybeannexedintoEdmonds.ThePlanningBoardshouldanalyzetheexistingsiteconditionsand determinewhattheappropriatezoningdesignationshouldbe. StaffrecommendsthatthePlanningBoarddiscussthisitemandallowstafftoscheduleaPlanningBoardPublic HearingforWednesdayAugust25,2010. NEIGHBORHOODFACTS Thereare48lotsinthisneighborhoodofapproximately18.5acresinsize(Attachment2).Thelotsaredeveloped withsinglefamilyhomesbuiltinthe1960s1970s.Mostlotsare0.29acres(around12,600squarefeet).The CountyzoningiscalledͻwВЏЉЉ͵ͼZoninginnearbyLynnwoodiscalledͻw84ЉЉ͵ͼStafffeelsestablishingzoningas RS8(8000)seemstobethebestfitandmostconsistent.ThesinglefamilydevelopmentstandardsinChapter 16.20oftheEdmondsCommunityDevelopmentCode(ECDC)issummarizedinhandout#P77a(Attachment3) whichcanbecomparedtothe/ƚǒƓƷǤ͸ƭbulletin#27showingasummaryofresidentialbuildingsetbacks (Attachment4). CityofEdmondsPlanningBoard Item#8.b. ANALYSIS InordertopreventasituationwhereanumberofpropertieshavenonconformingissuesifannexedintoEdmonds, itisappropriatetopickazoningdesignationthatbestmatchesupwiththecurrentCountyzoningdesignation. ThedevelopmentstandardsforsinglefamilyresidentialzonesinEdmondsisfoundinChapter16.20oftheECDC whilethedevelopmentstandardsforsinglefamilyresidentialzonesintheCountyarefoundwithintheSnohomish CountyCode,Chapter30.23(Attachment5). Keepinginmindthatmostofthelotsareinthe12,000squarefootrange,thelotareafortheRS20zoneistoo large(20,000squarefeet).Incontrast,thelotareafortheRS6zoneistoosmall(6,000squarefeet)anditisa zoneonlyfoundinthedowntownbowl.ThesetbacksrequiredfortheRS12zonearelargeincomparisonΛЋЎ͸ front,ЊЉ͸side,andЋЎ͸rear),whichwouldmakemanyoftheexistinghomesnonconformingbecausethecurrent setbacksrequireЋЉ͸front,Ў͸side,andЎ͸rear.TheRS10zonerequiresaminimumlotareaof10,000squarefeet, butthesetbacksarelargelikeRS12(intheRS10zone,homescanbebuiltupto20͸fromtherearpropertyline). Theremainingzone,RS8,seemstobeagoodfit,becausethesetbacksaresmallerΛЋЎ͸front,А͵Ў͸side,ЊЎ͸rear) andmoreinlinewiththeexistingsetbacksanditalsoǞƚǒƌķƓ͸Ʒcreateasituationwherethenewpropertieswould becomesubdividable.TheRS8zonerequiresatleast16,000squarefeetforashortsubdivisionandmostofthe propertiesareinthe1214,000squarefootrange.And,boththeexistingzoningandtheproposedRS8zoning provideforaminimumlotwidthof70feet.AlloftheRzonedpropertiesintheCountyhaveamaximumbuilding heightof30feetwhilealloftheRzonedpropertiesinEdmondshaveamaximumbuildingheightof25feet.In consideringtheabove,stafffeelsthattheRS8zoneappearstobethebestmatchandrecommendsthatthe PlanningBoarddiscussconsideringthiszoningdesignationanappropriatefit. ATTACHMENTS 1.CityCouncilMinutesΑOctober6,2009. 2.VicinityMapΛͻ9ǣŷźĬźƷ.ͼΜ͵ 3.SummaryofResidentialSiteDevelopmentStandardsforEdmonds(Handout#P77a). 4.SummaryofResidentialSiteDevelopmentStandardsforSnohomishCounty(Bulletin#27). 5.SnohomishCountyCode,Chapter30.23Λͻ.ǒƌƉağƷƩźǣͼΜ͵ CityofEdmondsPlanningBoard