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PLN20190001 staff report w attachments.pdf"c. 1 89v CITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.eov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Conditional Use Permit for St. Alban's Episcopal Church File Number: PLN20190001 Date of Report: February 21, 2019 Reviewed By: %"(- Mike Clugston, AICP, Senior Planner Applicant: Greg Peters Location: 21405 82nd Place West I. SUMMARY St. Alban's Episcopal Church is requesting a conditional use permit to allow West Edmonds Co-op Preschool to use the Church's Sunday school wing on weekdays during the school year from gam — 3pm. The Co-op will have a 2-year old's class of up to 16 children, a 3's class of up to 18, and a Pre-K class of up to 18. Further information about West Edmonds Co-op Preschool can be found at — https://www.wested mondscoop.com/. The project appears to be in compliance with the conditional use permit criteria in Chapter 20.05 of the Edmonds Community Development Code (ECDC); staff recommends approval with conditions. II. PROCESS A conditional use permit for a secondary use at a church like a preschool requires a Type III-B decision pursuant to Section 20.01.003 ECDC. The Hearing Examiner makes the decision following a public hearing. III. ATTACHMENTS 1. Land use application 2. Applicant's cover letter 3. Site plan and floor plan 4. Aerial photo 5. Letter of Completeness and Notice of Application/Public Hearing 6. Building Division comments 7. Fire District comments 8. Engineering Division comments 9. Applicant comments IV. FINDINGS OF FACT, ANALYSIS AND CONCLUSIONS A. Setting The project site is located off of 82"d Place West, a winding residential street southeast of the "Five Corners" roundabout (Attachment 4). The approximately 2.5 acre site contains the church building, surface parking, and related outbuildings and structures. The site and surrounding area is zoned Single -Family Residential (RS-8). To the north and west radiating from "Five Corners" are parcels zoned and developed with multifamily and business uses. According to the County Assessor, St. Alban's was built in 1958 and the site was annexed by the City of Edmonds in 1959. B. Public Notice The subject application was submitted on January 3, 2019 and determined to be complete on January 31, 2019. In accordance with ECDC 20.03, a "Notice of Application and Public Hearing" was posted at the subject site, Public Safety Complex, Development Services Department, and Library on February 11, 2019 (Attachment 5). The notice was also published in the Herald Newspaper and mailed to property owners within 300 feet of the site using a mailing list provided by the applicant. No public comments have been received at this time. C. Environmental Assessment Critical Areas: The site was reviewed and inspected for critical areas under CRA19980233 and it was determined the site did not contain any critical areas. Since the original determination is more than five years old, a subsequent critical area checklist would need to be submitted if any new construction is proposed. 2. Shoreline: The subject property is not located within the shoreline jurisdiction. 3. SEPA: Conditional use permits and similar land use decisions are categorically exempt from threshold determination and EIS requirements pursuant WAC 197- 11-800(6). D. Technical Staff Review In addition to the Planning Division, staff from South Snohomish County Fire and Rescue, and the City's Building and Engineering Divisions reviewed the proposal. St. Alban's CUP File No. PLN20190001 Page 2 of 8 The Building Official did not have specific comments on the CUP and noted that a building permit would not be required unless triggered by alterations to the space within the church (Attachment 6). South County Fire noted that the use of the space in the church is acceptable but proposed several conditions which are included in this staff report (Attachment 7). The Engineering Division requested clarification about drop-off/pick-up and whether the gravel area south of the church would be used. If it is to be used, it would need to be improved to current code for stormwater management, landscaping, etc. (Attachment 8). A condition is proposed to require this information with a building permit for parking lot restriping. E. ECDC 20.05 Conditional Use Permits ECDC 20.05.010 contains the criteria for conditional use permits and states: "No Conditional Use Permit may be approved unless all of the findings in this section can be made." Staffs review of the criteria and findings is below: 1. That the proposed use is consistent with the Comprehensive Plan. The Comprehensive Plan designation for the St. Alban's site and surrounding properties is Single Family Urban 1. The Comp Plan is largely silent on churches and preschools but the following policies from the Residential Development Goals are related: Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based upon the following principles: A.S.a. Residential privacy is a fundamental protection to be upheld by local government. A.S.b. Traffic not directly accessing residences in a neighborhood must be discouraged. A.S.c. Stable property values must not be threatened by view, traffic or land use encroachments. A.S.d. Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. (2017 Comprehensive Plan, page 67) The proposed preschool use within the existing church classrooms is compatible with the referenced Comprehensive Plan policies. 2. 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 St. Alban's CUP File No. PLN20190001 Page 3 of 8 located, and that the proposed use will meet all applicable requirements of the zoning ordinance. The church site is zoned Single -Family Residential (RS-8). According to ECDC 16.20.010.A.2, churches are a primary permitted in single family residential zones, subject to the requirements of ECDC 17.100.020. Preschools are a secondary use requiring a conditional use permit per ECDC 16.20.010.D.1. The following is an analysis of the proposal's compliance with the Community Facilities language for churches in ECDC 17.100.020. A. Permitted Use. Churches shall be allowed uses within all residential, business and commercial zones, subject to the requirements of this section. Neighborhood churches shall be outright permitted uses in all zones, community churches shall be conditional uses in all zones. A neighborhood church is a permitted use in all zones. St. Alban's is a neighborhood church because it has less than 22.000 so. ft. of gross floor area according to ECDC 21.15.015. B. Site Size. All church sites shall meet the minimum lot size for the zone in which they are located. The site is about 2.5 acres in the RS-8 zone where minimum lot size is 8,000 sq. ft. C. Parking Requirements. All churches shall meet the on -site parking requirements of Chapter 17.50 ECDC. Joint use parking arrangements may be authorized under the provisions of Chapter 20.30 ECDC. All on -site parking lots shall be screened from adjacent residential properties with a solid wall or sight -obscuring fence not less than six feet in height. Such walls or fences may be built progressively as the parking facilities are installed. Landscaping shall be required in accordance with ECDC 20.13.025 and any additional conditions or requirements imposed pursuant to ADB review as required by Chapter 20.10 ECDC. The plan shall address the following: traffic control, parking management, mitigation measures for overflow parking into adjoining residential areas, and traffic movement to the nearest arterial street. According to ECDC 17.50.020.C.8, preschools require one parking space per 300 square feet OR one per employee plus one per five students, whichever is greater. By square footage, six (6) parking spaces would be required since the preschool would be about 1,800 sq. ft. of classroom space. Counting staff and students, however, 16 spaces would be required [6 for staff + 10 for students (up to 52 students/5 = 10.4)]. St. Alban's CUP File No. PLN20190001 Page 4 of 8 There are about 26 existing spaces in the paved lot north of the church. That number satisfies the parking requirement for the preschool; however, the stalls will need to be restriped and a building permit is required for that work. Per ECDC 17.50.030.C, different uses on the same site must sum all requirements for the individual uses, reduced by any applicable joint use provisions. Regarding combining parking for the church and preschool, ECDC 17.50.030.13 indicates: Combination of uses shall meet the requirement based on the sum of all the uses reduced by any applicable joint use provisions (see ECDC 17.50.060). Examples of such combined uses are: a furniture store with a retail display area and attached storage warehouse, a storage warehouse with attached office, a church with a parochial school, mixed use building with commercial and residential uses and so forth. While the religious use of the site is primarily on weekends and the preschool use will be Monday — Friday during the school year, a joint use parking agreement must be established in accordance ECDC 20.30 prior to beginning the preschool use at the site. D. Orientation to Transportation Facilities. 1. Neighborhood churches may be located upon a local (non -arterial) street. 2. Community churches that measure 22,000 square feet shall be located adjacent to a collector or minor arterial street, or within 1,200 feet, as measured along the centerline of the right-of-way, of a principal arterial street. St. Alban's is a neighborhood church and has been on a local residential street since 1958. E. Height. The maximum height shall not exceed the maximum height for the zone in which the church is located, provided, however, that: 1. In residential neighborhoods or in zones in which the height limit would not permit construction of a structure of 50 feet in height, a steeple, bell tower, cross or other religious symbol or icon may be permitted to a maximum total height, inclusive of such symbols or icons, of 50 feet, with a conditional use permit, in which case the minimum setback shall be increased by one foot for each one foot for which any portion of the structure that exceeds the maximum height for the applicable zoning district; and 2. In residential zones or any zone in which a structure 35 feet in height is not a permitted use, sanctuaries, auditoriums and other portions of St. Alban's CUP File No. PLN20190001 Page 5 of 8 a structure which are utilized for religious assembly may be permitted to a height of 35 feet with a conditional use permit. The maximum height for the RS-8 zone is 25 feet. It is unknown whether the existing building meets the current height standards and exceptions but no change to height is proposed as part of this project; the preschool would use existing interior classroom space. F. Separate On -Site Structures. The maximum height for separate structures within the setback areas, such as bell towers, crosses, statuary, or other symbolic religious icons shall be 15 feet within residential zones and 20 feet in all other zones. No such structures are proposed as part of this project. G. Lighting. All exterior lighting shall be arranged and directed so as to direct the light away from adjacent residential uses. No additional lighting is proposed with this project. H. Noise. The noise levels generated by bell towers, chimes, live or recorded music, voices, or other sources, whether amplified or not, shall not violate the maximum environmental noise levels as established in WAC 173-60- 040, as hereafter amended. The City's noise standards in Chapter 5.30 of the Edmonds City Code apply to the proposed use and are enforced on a complaint basis. 1. Secondary Uses. 1. Any use otherwise allowed or conditionally permitted within the particular zone in which the church is located, may be allowed as a secondary use, provided, that the conditions of subsections (1)(2) and (3) of this section are met. 2. If the proposed secondary use is a conditional or nonconforming use in the zone in which the church is located, then a conditional use permit shall be required for such secondary use. 3. A use shall be considered secondary only where the use is subordinate to the primary use of free worship, with respect to at least two of the following criteria: a. The amount of space allocated to the use; b. The duration of use; or c. The number of people served or involved in the use. St. Alban's CUP File No. PLN20190001 Page 6 of 8 Preschools are a permitted secondary use in the RS-8 zone with a conditional use permit. However, the preschool use must be subordinate to the primary church use per Subsection (3) above. The amount of space proposed to be used by the preschool is substantially less than the amount of space used for religious services and classes on Sundays (about 1,800 sq. ft. versus 8,800 sq. ft.) so criterion (3a) is satisfied. It's unknown exactly whether the duration criterion in (3b) would be met, however, because the preschool will use the building approximately 30 hours during the work week while religious services and classes occur primarily on Sundays. The number of students who would use the preschool (50 maximum) is less than the number of people attending religious services and classes (average of 75), so criterion (3c) is satisfied. 3. 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. As conditioned, the proposed preschool should not be significantly detrimental to the public health, safety and welfare and to nearby private property or improvements. Churches are commonly found in residential areas as are preschools and daycares operated out of church buildings. There would be more weekday traffic to the site during the school year (September to mid -June) but that would not be inconsistent for a church nor for a site near "Five Corners" and minor arterial roads like 212t" Street and 84t" Avenue. Residential privacy and property values would be little impacted by a use such as that proposed. 4. 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 applicant has requested that this permit be personal to West Edmonds Co- op Preschool. V. STAFF RECOMMENDATION Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, staff recommends the Hearing Examiner APPROVE the St. Alban's conditional use permit in file PLN20190001 subject to the following conditions: The building's fire alarm must comply with NFPA 72. The alarm system will need to have a qualified fire alarm company examine and make recommendation to the building owner and Fire Marshall's Office. Any alterations to the fire alarm system require a permit. St. Alban's CUP File No. PLN20190001 Page 7 of 8 2. The north parking area must be restriped and drop-off/pick-up must be resolved to meet current code; a building permit is required. Any traffic impact fees will be assessed with the building permit. Should the gravel area south of the church be needed for parking or drop-off/pick-up, permits would be required to improve the area to current standards. 3. A joint use parking agreement between the church and preschool must be established per ECDC 20.30 prior to occupancy. 4. If alteration to interior space is needed, a building permit is required. 5. The Preschool must obtain a business license. VI. RECONSIDERATION According to ECDC 20.06.010, a party of record may submit a request to reconsider a Type III-B decision to the Development Services Director within 10 days after the date of issuance of the decision. The request must be made in writing and include all required information stated in ECDC 20.06.010(D) as well as the applicable fee. VII. APPEAL Pursuant to ECDC 20.07.004, a party of record may submit a written appeal of a Type III- B decision to the Development Services Director within 14 days after the date of issuance of the decision. The appeal shall be made in writing and shall include all required information stated in ECDC 20.07.004(D) as well as the applicable fee. The appeal would be heard at a closed record hearing before the City Council according to the requirements of ECDC Chapter 20.07. VIII. TIME LIMIT AND EXTENSION "Unless the owner obtains a building permit or, if no building permit is required, substantially commences the use allowed within one year from the date of approval, the conditional use permit shall expire and be null and void, unless the owner files an application for an extension of time before the expiration date." [ECDC 20.05.020.C] "An application for any extension of time shall be reviewed by the community development director as a Type II decision." [ECDC 20.05.020.D] IX. PARTIES OF RECORD Greg Peters St. Alban's Episcopal Church 21405 82"d Place W Edmonds, WA 98026 St. Alban's CUP File No. PLN20190001 Page 8 of 8 City of Edmonds Land Use Application E ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT >�, CONDITIONAL USE PERMIT HOME OCCUPATION rI FORMAL SUBDIVISION n SHORT SUBDIVISION D LOT LINE ADJUSTMENT J PLANNED RESIDENTIAL DEVELOPMENT D OFFICIAL STREET MAP AMENDMENT STREET VACATION ❑ REZONE ;J SHORELINE PERMIT J VARIANCE / REASONABLE USE EXCEPTION I OTHER: FILE # �y N �`t l - I ZONE 1`:-) ADATE —1 -�W REC'DBY FEE 23'l Q ' DD RECEIPT # DATE ,HEARING J( lE ❑ STAFF PB C! ADB ❑ CC • PLEASE NOTE THAT ALL INFORMATION CO_NTA/IVFD ;I1T11W THE APPL/CA TIIOO/N�S A PUBLIC RECORD 0 /� PROPERTY ADDRESS OR LOCATION 4 f 0 V �r T) d-CG i` /4 � M�d'�I(,�j -Vp PROJECT NAME (IF APPLICABLE) • 00 241 PROPERTY OWNER !'� p ,S 5� (F ONE ADDRESS E-1,7AIL R!I S / J�� % 01�1 FAX # 0y/ TAX ACCOUNT # •'I OCA i�' SEC. TwP. RNG. 0 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) 311 APPLICANT/ea �> PHOONE # 0 0 ADDRESStelmr`� WA E-MAIL N rs e Q FAX C' rP c s m�'1r# CONTACT P RSON A ENT PHO\�Cj# ADDRESS • ` Co ' L VyC /� 0),-" — Pfau u Ps =-U Au /IC'v✓iiP ' r S • 0. S to �'li �/Z(Q S FAX # S , v' i` � � 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 attorneys 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 exhibits here%%JLh subwfte&4re true and correct to the best of my knowledge and that I am authorized to file this application on the be%owner as�stc w_ SIGNATURE OF APPLICANT/AGENT�� DATE U Property Owner's Authorization 1 , certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application. SIGNATURE OF OWNER Revised on 8122112 Attachment 1 PLN20190001 Questions? Call (425) 771-0220. B - Land Use Application DATE Page 1 of I December 3, 2018 St. Alban's Episcopal Church Development Services Department Planning Division 121 5th Ave N Edmonds, WA 98020 Re: Description of Proposed Use of Facility To Whom It May Concern: The Rector and Vestry members of St. Alban's Episcopal Church request a conditional use permit in order to sublet our Sunday School wing to an established co-op preschool, West Edmonds Co-op, which has been in operation since 1973. Operation of the preschool is based on the calendar year of the Edmonds School District beginning the first week of September each year through mid -June. West Edmonds Co-op will use our facility Monday through Friday 9am-3pm. They propose three different classes meeting at different times throughout the day. Their 2's Class (2.5 — 3 years of age) will have up to 16 children, 3's Class (3 — 4 years of age) will have up to 18 children, and Pre-K (4 — 5 years of age) will have up to 18 children. There are two hired teachers in each classroom along with volunteer parents each day. The teacher, staff, parent/student ratio for the 2's class is 1 adult to 2 children; 3's class 1 adult to 3 children; Pre-K 1 adult to 5 children. They will require 18 parking spaces for drop off for each class. Our parking lot meets this requirement. Thank you for your attention to our request, and don't hesitate to contact us if you have any questions. Gicly, ry illiam Peters Rector, St. Alban's Episcopal Church 21405 82nd Place West. Edmonds, WA 98026 (425) 778-0371 Fax (425) 778-1583 Attachment 2 PLN20190001 O St. Alban's Episcopal Church - Building Remodel Proposed Site Plan 1212118 261 IA aj • n I 0 j i Rooms proposed for remodel and change in i Attachment 3 PLN20190001 Z4 III =3' CHURCH OFFICE L�y J U- N LLJ LL r C C. St. Alban's Episcopal Church:- Building Remodel Proposed Floor Plan 1212118 Classroom #1 [ f--) D — --1 L Classroom #2 Classroom #3 Attachment 3 PLN20190001 " City of Edmonds P LN 20190001 .rid - \ may• - �. �� ^ i� Lynnwood owl 0 fi•� / _ � �y Moum1ete ,Terrace � �'- Project Location Legend ArcSDE.GIS.STREET_CENTERLINE ' <all other values> 1 t 2 5; 4 e • .x.. ,r A► r 2. 27i �' _ - 9; 71; 7; 8 i ..+r - • ,y � � _- ` �a•: , _ State Highways <all other values> �J .^ 2 aMAN— - ♦.�.. —__ice �NRIk .n f`'j k i'. - '� n, '�a. �y,z y -.fit, .� - ; �r t:. ,�` ""'�, ;► - -. .��..x— C'A.�, 0 ."r . Notes 0 188.08 376.2 Feet Conditional Use Permit for Preschool at This map is a user generated static output from an Internet mapping site and is for St. Alban's Episcopal Church reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web-Mercator _Auxiliary _Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Attachment 4 CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION January 31, 2019 Greg Peters St. Alban's Episcopal Church gwpeters@stalbansedmonds@gmail.com Subject: Letter of Complete Application — Conditional Use Permit for Preschool (PLN20190001) Dear Mr. Peters, On behalf of the City of Edmonds Planning Division, I have reviewed the referenced conditional use permit application for completeness. Pursuant to Section 20.02.002 of the Edmonds Community Development Code (ECDC), the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. While the application is technically complete, the City may request additional information or clarification during review of the project. The City will proceed to issue public notice as required by Chapter 20.03 of the ECDC. If you have any questions, please let me know either at 425-771-0220 or michael.clugston@edmondswa.gov. Sincerely, pot Mike Clugston, AICP Senior Planner ATTACHMENT PLN20190001 Notice of Application and Public Hearing — File # PLN20190001 NOTICE OF APPLICATION Description of Proposal: St. Alban's Episcopal Church is requesting a conditional use permit to allow West Edmonds Co-op Preschool to use the Church's Sunday school wing on weekdays during the school year. The parcel is zoned Single Family Residential (RS-8). The review criteria for conditional use permits are found in Chapter 20.05 of the Edmonds Community Development Code (ECDC). Name of Applicant: Greg Peters Location: 21405 82°d Place W, Edmonds, WA, Tax Parcel Number 00373600300800 File No.: PLN20190001 Date of Application: January 3, 2019 Date of Completeness: January 31, 2019 Date of Notice: February 11, 2019 Requested Permit: Conditional Use Permit Other Required Permits: None Required Studies: None Existing Environmental Documents: Critical Area Checklist Comments on Proposal Due: February 28, 2019 (see public hearing information below). Any person has the right to comment on this application during the 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 development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Monday - Friday from 8:00 a.m. to 4:30 p.m., (8:00 a.m. to noon only on Wednesday) or online through the City's website at https://permits.edmonds.wa.us/citizen through the Online Permits link. Search for permit PLN20190001. City Contact: Mike Clugston, AICP, Senior Planner, (425) 771-0220, michael.clugston@edmondswa.gov PUBLIC HEARING INFORMATION A public hearing before the Hearing Examiner will be held on Thursday, February 28, 2018 at 3:00 p.m. in the Council Chambers located at 250 - 5th Ave. N, Edmonds, WA 98020. ATTACHMENT PLN20190001 City of Edmonds P LN 20190001 Project Location pp■� y 1: 4,514 all Legend ArcS DE.G IS.STR EET—CENTERLINE' <all other values> 1 2 5; 4 91 711 7, B State Highways <all other values> 0 1 2 Notes Conditional Use Permit for Preschool at St. Alban's Episcopal Church ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. r ign tur of Applicant or Applicant's Representative Subscribed and sworn to before me this day of 11mbej- ry Public in and for the State of Washington Residing at 1�0 S /1�'Ncy,�t's Q4- ggoao DREW MAHINAY Notary Public State of Washington My Appointment Expires Jul 1, 2021 Revised on 9130111 P2 - Adjacent Property Owners List Page 2 of 2 ATTACHMENT PLN20190001 I • 00467400001600 11/27/2018 00467400000800 11/27/2018 00467400000300 11/27/2018 DENOMA CARLENE M or RESIDENT ROSENBLATT MICHAEL or RESIDENT MY SISTER'S PLACE LLC or RESIDENT 111 S GREENFIELD RD UNIT 786 2376 WEAVERVILLE DR PO BOX 1477 MESA, AZ 85206 HENDERSON, NV 89044 EDMONDS, WA 98020 00467400001201 11/27/2018 00373600300702 11/27/2018 00373600300106 11/27/2018 LOWELL ROBERT/BARBARA or RESIDENT MATUSZEWSKI ANNA or RESIDENT THUESEN FAMILY LTD PAR or RESIDENT PO BOX 1597 PO BOX 53 509 9TH AVE N EDMONDS, WA 98020 EDMONDS, WA 98020-0053 EDMONDS, WA 98020-3038 00373600300107 11/27/2018 G0373600300701 11/27/2018 00467400000400 11/27/2018 THUESEN FAMI LTD PAR or RESIDENT HINSCH STEVEN & KATHRY or RESIDENT KRM & RGM PROPERTIES L or RESIDENT 509 9TH AV N 8609 236TH ST SW 8226 212TH ST SW EDMOND , WA 98020-3038 EDMONDS, WA 98026 EDMONDS, WA 98026 00467400000500 11/27/2018 00467400000900 11/27/2018 00467400001400 11/27/2018 CAIN BENJAMIN T or RESIDENT 5 CORNERS LLC or RESIDENT ROGERS CANDACE L/JOHN or RESIDENT 17201 SEALAWN PL 23632 HWY 99 STE F-502 21409 84TH AVE W EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 00467400001700 11/27/2018 00467400002600 11/27/2018 00467400002702 11127/2018 GUINASSO THOMAS or RESIDENT HOFFMAN DELORIS E or RESIDENT CHIN-HIDANO KAIMANU/GA or RESIDENT 8232 214TH PLACE S W 21223 82ND PL W 21215 82ND PL W EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 00467400002703 11/27/2018 00467400002801 11/27/2018 00467400002802 11/27/2018 KARLSSON JESSE/COURTNE or RESIDENT OSMAN AYAN A or RESIDENT DANIEL ABIY or RESIDENT 21211 82ND PL W 21217 82ND PLACE WEST 21213 82ND PL W EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 00467400002804 11/27/2018 00541500000500 11/27/2018 00541500000900 11/27/2018 BHANSALI USHA P/PRAFUL or RESIDENT PETERS MICHAEL or RESIDENT CHAPMAN JEFFREY L & BA or RESIDENT 21205 82ND PLACE WEST 8109 215TH ST SW 8120 215TH ST SW EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 00565900000600 11/27/2018 G0565900000900 11/27/2018 00573200000500 11/27/2016 BROWN JOSHUA 0 or RESIDENT QUEENAN KEVIN/YANITO R or RESIDENT SCHULTZ PETER J or RESIDENT 8308 215TH ST SW 8220 215TH ST SW 8107 213TH ST SW EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 00573200000600 11/27/2018 00573200000800 11/27/2018 00573200001100 11/27/2018 BELL LEROY M or RESIDENT FARRELL DARIN V or RESIDENT FOX SUZANNE A or RESIDENT 8115 213TH ST SW 8128 213TH ST SW 8106 213TH ST S W EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 00642500000100 11/27/2018 00642500000200 11/27/2018 00642500000300 11/27/2018 PHAM HA N or RESIDENT CURRIE CHAD M & ANGELA or RESIDENT VETTER BRIAN D/DUNLOP or RESIDENT 8103 214TH PL SW 8105 214TH PL SW 8107 214TH PL SW EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 ATTACHMENT PLN20190001 • 00642500000400 11/27/2018 00642500000500 11/27/2018 00642500000900 11/27/2018 PORAD MIKE E or RESIDENT ELIZABETH JEANETTE or RESIDENT SEBHATU ISAAC or RESIDENT 8109 214TH PL SW 8110 214TH PL SW 8102 214TH PL SW EDMONDS, WA 98026 EDMONDS, WA 98026 EDMONDS, WA 98026 01095900000600 11/27/2018 00467400000902 11/27/2018 00467400002701 11/27/2018 GARBERG LEXI E/MONTOYA or RESIDENT ALSTON GARY C or RESIDENT CRAM ANGELA M or RESIDENT 8044 212TH ST SW UNIT 6 21010 SUMMIT LN 21219 82ND PL W EDMONDS, WA 98026 EDMONDS, WA 98026-6952 EDMONDS, WA 98026-7432 00467400002704 11/27/2018 00467400002803 11/27/2018 00467400002500 11/27/2018 MILLER SUSAN or RESIDENT SOUZA DANA A or RESIDENT SHEPPERD PETER W or RESIDENT 21207 82ND PL W 21209 82ND PL W 21313 82ND PL W EDMONDS, WA 98026-7432 EDMONDS, WA 98026-7432 EDMONDS, WA 98026-7433 00373600300800 11/27/2018 00373600300801 le 11/27/2018 00467400000600 11/27/2018 ST ALBANS PARISH-EDMON or RESIDENT ST ALBANS PA igH-EDMON or RESIDENT CALVARY CHAPEL EDMONDS or RESIDENT 21405 82ND PL W 21405 82N I W 8330 212TH ST SW EDMONDS, WA 98026-7434 EDMO�S, WA 98026-7434 EDMONDS, WA 98026-7442 00467400000601 11/27/2016 00467.100001100 11127/2018 00573200000700 11/27/2018 CALVARY CHAP El- EDMONDS or RESIDENT CALVARY Cf PEL EDMONDS or RESIDENT HEDIN SHAWNA L or RESIDENT 8330 212T T SW 8330 212 ST SW 8123 213TH ST SW EDMON WA 98026-7442 EDMO 98026-7442 EDMONDS, WA 98026-7453 00573200000900 11/27/2018 00573200001000 11/27/2018 00642500000600 11/27/2018 ELVEN CHARLES N or RESIDENT SHIVLEY NORMAN or RESIDENT MACGILL DAVID & EUNICE or RESIDENT 8124 213TH ST SW 8114 213TH ST SW 8108 214TH PL SW EDMONDS, WA 98026-7453 EDMONDS, WA 98026-7453 EDMONDS, WA 98026-7455 00642500000700 11/27/2018 00642500000800 11/27/2018 00467400001200 11/2712018 KAHASSAI BELAI or RESIDENT NAMAGA WOLDEKIDAN A or RESIDENT DENOMA RENTALS LLC or RESIDENT 8106 214TH PL SW 8104 214TH PL SW 8310 214TH PL SW EDMONDS, WA 98026-7455 EDMONDS, WA 98026-7455 EDMONDS, WA 98026-7457 00467400001202 11/27/2018 00467400001500 11/27/2018 00541500000600 11/2712018 KINGEN BONNY J or RESIDENT HANSON JANETTE J or RESIDENT UMBAUGH CLYDE or RESIDENT 8307 214TH PL SW 8318 214TH PL SW 8115 215TH ST SW EDMONDS, WA 98026-7457 EDMONDS, WA 98026-7457 EDMONDS, WA 98026-7463 00541500000700 11/27/2018 00541500000800 ll127/2018 00541500001000 11/27/2018 GRANDE ROBERT L or RESIDENT LANTORIA JUANITO P JR or RESIDENT STEGIC BESIMA & VANJA or RESIDENT 8125 215TH ST SW 8128 215TH ST SW 8112 215TH ST SW EDMONDS, WA 98026-7463 EDMONDS, WA 98026-7463 EDMONDS, WA 98026-7463 00565900000100 11/27/2018 00565900000200 11/27/2018 00565900000300 11/27/2016 MCKNIGHT E L or RESIDENT DICKINSON JOHN & MONA or RESIDENT STRASH GEORGE V or RESIDENT 8203 215TH ST SW 8219 215TH ST SW 8227 215TH ST SW EDMONDS, WA 98026-7464 EDMONDS, WA 98026-7464 EDMONDS, WA 98026-7464 ATTACHMENT PLN20190001 un-CioJ ��.u�q.�.i ')I .ir,�,an)' ,',IJ �_n )U a my )Ml U1 U z.iyUu?1 laad Ased assa_ipe,p sajlanbij� ' 00565900000600 11/27/2018 GOODSPEED JAMES & KRIS or RESIDENT 8230 215TH ST SW EDMONDS, WA 98026-7464 00565900000500 11/27/2018 MULANAX CALVIN or RESIDENT 8307 215TH ST SW EDMONDS, WA 98026-7465 00373600300111 FUJII KENJUI or RESIDENT PO BOX 14372 SEATTLE, WA 98114 00565900001000 11/27/2018 LANGDALE BRIAN or RESIDENT 8200 215TH ST SW EDMONDS, WA 98026-7464 00565900000700 11/27/2018 HANSEN/HOPPER or RESIDENT 8302 215TH ST SW EDMONDS, WA 98026-7465 11/27/2018 00467400000901 11/27/2018 PRICE EDMONDS LLC or RESIDENT 9502 19TH AVE SE STE A EVERETT, WA 98208-3851 00565900000400 11/27/2018 SWENSON PAUL or RESIDENT 8301 215TH ST SW EDMONDS, WA 98026-7465 00373600300112 11/27/2018 KELLY TIMOTHY E or RESIDENT PO BOX 3358 KIRKLAND, WA 98083 ATTACHMENT PLN20190001 File No.: PLN20190001 Applicant: St. Alban's DECLARATION OF POSTING On the 11 th day of February, 2019, 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 1 1 th day of February, 2019, at Edmonds, Washington. Signed: ATTACHMENT PLN20190001 FILE NO.: PLN20190001 APPLICANT: ALBAN'S DECLARATION OF MAILING NOTICE OF APPLICATION AND PUBLIC HEARING On the 8 day of February, 2019, the attached Notice of 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. I, Debra Rothus, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 8 day of February, 2019 at Edmonds, Washington. Signed: ATTACHMENT PLN20190001 Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly swom, 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 EDH844472 PLN20190001 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 02/11/2019 and ending on 02/11/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee or such publicat' n is $77.4 . Subscribed and sworn before me on this day of FPj)aAa,� Notary Public in and for the State of Washington. City of Edmonds - LEGALADS 114101416 DIANE CUNNINGHAM ,i� 'i �+ o��•�pTARso%per; i A �Ugh\G _= /I I IO ; W ASN; RECEIVED FEB 19 2019 EDMONDS CITY CLERK ATTACHMENT PLN20190001 Classified Proof CITYNotice of pplicaoo and Public Hearing - _CEI WED RECEIVED Fee 0 PLN20190001 1\J� NOTICE OF APPLICATION Descrlption c of Proposal 1 I an s Episcopal Church Is rectuestlng a con oils use permit;ve awry West Edmonds Co-op Preschool to use the Church's Sunday school wing on weekdays during the school year. The parcel is zoned Single Family Residential (RS•8). ! l 1 FEB The review criteria for conditional use permits are found in Chapter 20.05 of the Edmonos Community Development Code (ECDC) o^�A 1405a82ndrPlacePeters Edmonds, WA, Tax Parcel Number Name g00300800 City �LERI� 003738 EDMOND� F IIB N PLNc2�0bon 19000sa��Jry ate o CW anuary 1, 2019 Data N �m�t�gg a ruary 11, 2019 MuTieLf�rT�arm, Condtlioml Use Permit et Re ire ills: None e u redStudies! one zisti riVifOhmerilal DOCUnlents- Critical Area Checklist Comments on Prpppsai Oue- FeWunry 28. 2019 (see public Any person has the right 10 comment on WS application during the pubic 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 91 any time Pilot to the closing of the rocord of an open record predecislon hearing, If any, or, if no open record predecialion lasmrg is provided. pilot to the decision on the project permit. Only parties of record as dented In ECDC 20.OL003 have standing 10 initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Servkes DepartmonL 121 - 5tn Ave N. Edmonds, WA 98020 Office hours are Monday - Filmy from 8:00 a.m. to 4'30 P.M. (8:00 D.M. to noon only on Wednesday) or onine through ine Crys wobslto at hI1o6 /M.0B edmonds.wo ulhft¢en through the Online Permits Ink. are for permit PLN20190001. Ci C ntact. Mike Cl�ton, AICP, Senior Planner, (425) 771- mc el.clugston edmodswa.gov PUBLI M ARING INFORMATION A public hearing ore ear rig zam ran win be held on Thursday �FFebrue 28.201g el 3:00 D m in Ira Council Chambers located et 231t5Tn vA a N. Edmonds. WA 99020. Published February 11. 2019 EDH844472 Proofed by Sheppard, Dicy, 02/13/2019 09:34:46 am Page: 2 ATTACHMENT PLN20190001 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance 8 Building Project Number: PLN20190001 Applicant's Name: ST. ALBAN'S ESPICOPAL CHURCH Property Location: 21405 82ND PLACE WEST Date Application Received: 01.03.19 Date Application Routed: 01.07.19 Zoning: RS-8 Project Description: CONDITIONAL USE FOR A CO-OP PRESCHOOL If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Name of Individual Submitting Comments: Title: BUILDING OFFICIAL LEIF BJORBACK 8 I have reviewed this land use proposal for my department and I do not have any 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. Ext. 1330 Date: 1 /25/2019 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Building permit not required unless triggered by alterations to space. ATTACHMENT PLN20190001 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ❑N Building Project Number: PLN20190001 Applicant's Name: ST. ALBAN'S ESPICOPAL CHURCH Property Location: 21405 82ND PLACE WEST Date Application Received: 01.03.19 Date Application Routed: 01.07.19 Zoning: RS-8 Project Description: CONDITIONAL USE FOR A CO-OP PRESCHOOL If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Name of Individual Submitting Comments: LEIF BJORBACK Ext. 1330 Title: BUILDING OFFICIAL Date: 1/25/2019 ❑N I have reviewed this land use proposal for my department and I do not have any 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 the following comments or conditions: Building permit not required unless triggered by alterations to space. ATTACHMENT PLN20190001 In Date: To: From: Subject MEMORANDUM February 13, 2019 Mike Clugston, Senior Planner Jeanie McConnelll, Engineering Program Manager PLN20190001— Conditional Use — Preschool St Albans Church — 21405 82°d Pl W The comments provided below are based upon review of the application and documents submitted for the subject application. Additional information is requested from the applicant at this time. Please ask the applicant to respond to the following and update plans to reflect any changes. 1. Clarify how drop-off/pick-up will occur at the site. Will the existing paved parking lot on the north side of the building be the only parking lot used for this purpose? It is understood that there could be access on the south side of the building, however, this lot is not hard surfaced and could not be used for this purpose without further improvements. 2. If the south parking lot is to be improved, the upgrade from packed earth/gravel surface to a paved surface could trigger stormwater management. The threshold for this requirement is triggered at 2000sf of new and or replaced hard surface area. Thank you. City of Edmonds ATTACHMENT PLN20190001 Clugston, Michael From: Greg Peters <gwpeters.stalbansedmonds@gmail.com> Sent: Thursday, February 21, 2019 1:40 PM To: Clugston, Michael Subject: Re: Follow up questions for preschool CUP (PLN20190001) Hello again, Michael, Is was trying to get the information you need. I'll do my best to answer your questions. 1. I am estimating that we have 100 - 150 people currently attending church services and other events during the average week. 75 people on Sundays between 7:30 - 1:30. The rest are 30 Boy Scouts on Monday evenings 6:00 - 9:00, the remember are on Tuesdays and Wednesdays 3:00 - 7:00. These services and meetings are held in the main church building which is at least twice the square footage as the rooms the preschool will be using. 2. I have not been able to determine the number of parking spaces there are in the north parking lot. At least 20, probably 26 if everyone efficiently utilized all the available spaces. 3. There is no overlap of scheduled worship with preschool events. The only time that I can see that happening is if there is a funeral that we are completely unable to schedule any other time than when the preschool is session. 4. We and the CUP to be connected to West Edmonds Cooperative Preschool not to the Church. I hope this is the information that you require. Thank you, Greg Peters the Rev. Greg Peters, Rector Saint Alban's Episcopal Church 21405 82nd Place West Edmonds, WA 98026 On Wed, Feb 13, 2019 at 11:26 AM Clugston, Michael <Michael.Clu sg tonkedmondswa.gov> wrote: Hi Greg, I have several additional questions that need clarification. The Engineering Division has several questions too — see attached. ATTACHMENT PLN20190001 1) How many people use the church for religious services and classes in an average week? How much time per week is spent on those? I'm trying to work through the code criteria to prove that the preschool use is secondary to the religious use at the site. For example, the square footage used by the preschool would be much less than for the religious use since the preschool won't be using the sanctuary. 2) How many existing parking stalls are there? The site plan shows 20 north of the building — aerial photos show about 26. 3) Would there be any overlap of religious uses and the preschool use during weekdays? 4) Do you want the CUP to be transferrable? I had asked in my 2/11 email but wanted to include the question again here. I've begun to draft the staff report and need to issue it by next Thursday (2/21) so please respond as soon as possible. Thanks. Mike Michael Clugston, AICP Senior Planner City of Edmonds 425-771-0220 x 1330 michael.clu ston e,edmondswa.gov Permit assistance, codes, online permits, and Web GIS: http://www.edmondswa.gov/handouts.html ATTACHMENT PLN20190001 Permit Center Hours: M,T,TH, F 8:00 AM— 4:30 PM Wednesday 8: 30 AM-12: 00 PM the Rev. Greg Peters, Rector Saint Alban's Episcopal Church 21405 82nd Place West Edmonds, WA 98026 ATTACHMENT PLN20190001