S-10-73 Staff Report with Attachments.pdff' Y OF' EDMONDS
121 5th AVENUE NORTH • EDMONDS, WA 98020 ® (425) 771-0220 ® FAX (425) 771-0221
Website: wwwdedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
FINDINGS,/ /NS, &DECISION
Project: Four -Lot Townhouse Subdivision
File Number: PLN20100073
Date of Report: June 16, 2011
Reviewed By:
Jennifer Machuga, Associate Planner
Owner: Edmonds Open Bible Church
Applicant: Ronald Johnson
MIKE COOPER
MAYOR
1rQa,a:a ,porateri A,sa< ust 11, 1890
Sister City - Hekinan, Japan
Section
Page
I.
INTRODUCTION................................................................................................................2
A. Application........................................................................................................................................2
B. Decision on Subdivision....................................................................................................................3
IL
FINDINGS OF FACT AND CONCLUSIONS...................................................................4
A. Compliance with the Subdivision Ordinance....................................................................................4
B. Compliance with the Comprehensive Plan........................................................................................7
C. Compliance with the Zoning Code....................................................................................................7
D. Compliance with the Flood Plain Management Provisions...............................................................7
E. Environmental Assessment................................................................................................................7
F. Critical Areas Review........................................................................................................................8
G. Comments..........................................................................................................................................8
III.
APPEAL..............................................................................................................................9
IV.
LAPSE OF APPROVAL.....................................................................................................9
V.
NOTICE TO COUNTY ASSESSOR..................................................................................9
VI.
ATTACHMENTS................................................................................................................9
VII.
PARTIES OF RECORD....................................................................................................10
1rQa,a:a ,porateri A,sa< ust 11, 1890
Sister City - Hekinan, Japan
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 2 of 10
I. INTRODUCTION
The applicant is proposing to subdivide one approximately 16,500 square foot lot addressed as 656/658
Daley Street into four townhouse lots (Attachment 1). See the Zoning and Vicinity Map for reference
(Attachment 2). The site is located in a Multiple -Family Residential (RM -1.5) zone that requires a minimum
of 1,500 square feet of site area per dwelling unit. The proposed lot layout is shown on the preliminary
subdivision map (Attachment 3) and preliminary development plan (Attachment 4). Additional information
and explanation of the proposal provided by the applicant is included as Attachments 5 and 6.
An existing parking lot serving Edmonds Open Bible Church (located across Daley Street from the subject
property) is located on the western portion of the subject lot, an existing single-family residence is located on
the northeastern portion of the lot, and a new duplex building is located on the southeastern portion of the lot.
The existing parking lot and duplex are proposed to be retained, while a portion of the existing single-family
residence is proposed to be removed with future plans to add onto the single-family residence and convert it
into a duplex.
The proposal for four dwelling units to be located on the subject property (including retention of a portion of
the existing single-family residence as one of these units) received design review approval in 2007 under
Architectural Design Board (ADB) File No. PLN20070006. During design review, it was determined that the
proposed development meets the minimum site development standards for a multi -family project located
within the RM -1.5 zone. Building permit review for the recently constructed duplex was conducted under
File No. BLD20071195. A permit has since been issued (BLD20110222) to bring this duplex into
compliance with applicable Building Code regulations for townhouse construction. Applications for the
removal of a portion of the existing single-family residence and addition of the fourth unit (converting the
single-family residence into a duplex) have not yet been submitted.
Under the subject application, the applicant has proposed a four -lot townhouse subdivision in order to create
individual lots for each of the three existing dwelling units and the future fourth dwelling unit on the subject
property. The proposed townhouse subdivision is intended for ownership purposes only, as the property
could be developed in the same manner without the need for a subdivision. Without the proposed
subdivision, the entire site could be retained under single ownership, or it could be converted into
condominium units for multiple -ownership. Instead, the owner wishes to divide the property into townhouse
lots for multiple -ownership.
A. Application
1. Owner: Edmonds Open Bible Church
2. Applicant: Ronald Johnson
3. Site Location: 656/658 Daley Street
4. Request: To divide one lot with a total area of 16,499 square feet into four townhouse lots in a
Multiple -Family Residential (RM -1.5) zone.
5. Review Process: Short plats are Type II permits pursuant to ECDC 20.01.003. Following a public
comment period, the Director (or designee) makes an administrative decision.
6. Maior Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.30.030,
site development standards for the RM -1.5 zone.
b. Compliance with Edmonds Community Development Code (ECDC) Title 18, public works
requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.01,
development permit review requirements.
d. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.75,
subdivision requirements.
e. Compliance with Edmonds Community Development Code (ECDC) Section 21.100.040,
definition of townhouse.
Note: All code sections referenced in this report can be viewed via the City's website at
www.ci.edmonds.wa.us.
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 3 of 10
B. Decision on Subdivision
Based upon the Findings of Fact and Conclusions, and Attachments submitted with the application and
during the comment period, the following is the decision of the City of Edmonds Planning Division:
The subdivision as proposed is APPROVED with the following conditions:
1. This application is subject to all applicable requirements contained in the Edmonds Community
Development Code (ECDC). It is the responsibility of the applicant to ensure compliance with all
applicable requirements.
2. Prior to recording, the applicant must complete the following requirements:
a) The scope of work detailed in building permit BLD20110222 for bringing the duplex building
into compliance with applicable Building Code regulations for townhouse construction shall
be completed and final approval obtained from the Building Division.
b) The portion of the existing single-family residence extending onto Lot 4 shall be removed so
that the unit is located entirely on Lot 1, and the unit shall be brought into compliance with all
applicable Building and Fire Code requirements for zero lot line development. A building
permit shall be obtained from the Building Division prior to commencing this work.
c) Civil plans must be approved prior to recording. In completing the civil plans, you must
address the following:
(1) Complete the Engineering Division conditions listed "Required as a Condition of
Subdivision" on Attachment 9.
d) Make the following revisions to the plat:
(1) Show all easements as required.
(2) If setbacks are to be included on the plat, add the following statement to the face of
the plat: "Setbacks shown are for reference only and vest no right."
(3) Add to the face of the plat: "Conditions of approval must be met and can be found in
the final approval for the short subdivision located in File No. PLN20100073 in the
City of Edmonds Planning Division."
(4) Include on the plat all required information, including owner's certification, hold
harmless agreement, and Planning Division and Engineering Division staff s
approval blocks.
e) Make. sure all documents to be recorded meet the Snohomish County Auditor's requirements
for recording, including all signatures in black ink.
f) Submit an updated copy of the title report (short plat certificate) with the documents proposed
to be recorded. The title report must be prepared within 30 days of submittal for final review.
g) Submit two copies of the documents to be recorded for the Planning Division's and
Engineering Division's approval. Once approved, the applicant must record the documents
with the Snohomish County Auditor's office.
3. After recording the plat, the applicant must complete the following:
a) Provide the City Planning Division with three copies of the recorded plat, with the recording
number written on them. The City will not consider the subdivision to have been completed
until this is done.
b) Complete the Engineering Division conditions listed "Required as a Condition of Building
Permit" on Attachment 9.
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 4 of 10
II. FINDINGS OF FACT AND CONCLUSIONS
A. Compliance with the Subdivision Ordinance
1. Introduction
a. Setting:
The subject property at 656/658 Daley Street is located in the Multiple -Family Residential
(RM -1.5) zone (Attachment 2). The surrounding properties to the north and west are also
zoned RM -1.5 and are developed with multi -family residences and a church. The
surrounding properties to the east are zoned RS -6 and RS -12 and are developed with single-
family residences and a church and associated school. The property to the south is zoned P
and is developed with the civic playfields, skate park, and Boys and Girls Club facilities.
b. Topography and Vegetation:
The subject property is relatively level. The site contains typical residential landscaping,
including grass, shrubs, and trees. The landscaping surrounding the new duplex building was
recently installed as part of the building permit and design review approval of this duplex.
Lot Layout:
The proposed lot layout is shown on the preliminary subdivision map (Attachment 3) and
preliminary development plan (Attachment 4). Additional information and explanation of the
proposal provided by the applicant is included as Attachments 5 and 6. The majority of the
existing parking lot area as well as the eastern portion of the existing single-family residence
will be located on Lot 1. A five-foot wide strip running adjacent to the northern property line
of Lot 4 will connect the portion of Lot 1 containing the parking lot and the portion of Lot 1
containing the part of the existing residence that is to be retained. The portion of the existing
single-family residence that extends onto proposed Lot 4 will be removed, which will cause
Lot 4 to be vacant. The applicant has indicated plans to construct a future townhouse unit
within Lot 4 that will be connected to the portion of the single-family residence being
retained on Lot 1 to form a duplex building. Lots 2 and 3 are proposed to be created on the
southeastern portion of the subject site, each lot containing one of the recently constructed
duplex units. Parking for Lot 1 will be provided within the existing parking lot, which is
accessed off of Daley Street. Vehicular access to Lots 2 and 3 will be via the alley running
along the southern side of the site, and parking for Lots 2 and 3 will be within the garages
associated with each of the duplex units. Future vehicular access to Lot 4 will be provided
directly off of Daley Street, across the five-foot access easement directly north of Lot 4, and
parking for Lot 4 will be included within a garage constructed as part of the future unit on Lot
4. Pedestrian access to Lots 3 and 4 will be provided via an access easement off of 7th
Avenue South.
2. Environmental Resources
a. The subdivision chapter, ECDC 20.75.085, states that a proposed subdivision should be
designed to minimize significant adverse impacts where environmental resources exist (such
as trees, streams, ravines, or wildlife habitats). No apparent environmental resources are
present on the site.
b. The site is not located in an identified flood plain nor within the North Edmonds Earth
Subsidence and Landslide Hazard Area.
C. The proposal minimizes grading because the subject property is relatively level. Since the
purpose of the townhouse subdivision is purely for division of ownership, the proposed
subdivision will not cause any more grading than what would already be proposed with
developing the site in the same manner while maintaining the site under single ownership.
d. The proposed development must be designed to meet current code and minimize stormwater
impacts. All new impervious surfaces must be connected to an on-site detention system as
required by the engineering requirements (Attachment 9).
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 5 of 10
3. Townhouse Subdivision Requirements (Lot Size and Layout)
a. This criteria requires staff to find that the proposed subdivision is consistent with the
dimensional requirements of the zoning ordinance and that the lots would ultimately be
buildable. Based on a review of the project and the analysis in this section, staff agrees that
a four -lot townhouse subdivision is a reasonable use of the property.
According to ECDC 21.100.040, a townhouse is a multiple dwelling unit meeting the
following criteria:
• No dwelling unit overlapping another vertically;
• Common side walls joining units;
• Not more than six dwelling units in one structure;
• Coverage shall not exceed the aggregate coverage of the individual structures as
defined in the zoning code;
• Lot area per unit for purposes of subdivision may be as small as the coverage of the
individual unit, so long as the overall density meets the zoning on the site. Portions
of the site not subdivided for individual units shall be held in common by the
owners of the individual units.
Note: According to Interpretations File No. 2003-01 (Attachment 18), because no
minimum number of dwelling units is stated in ECDC 21.100.040, a proposed development
of detached dwelling units may be subdivided as a townhouse subdivision. Additionally,
for detached units in townhouse subdivisions, internal lot lines may be placed along the
edge(s) of exterior walls of the dwelling units or anywhere between the dwelling units.
Lots must be designed to contain a usable building area. Based on a review of the project,
the analysis in this section, and the previous design review for four residential units
conducted under File No. PLN20070006, each of the proposed townhouse lots is buildable.
d. Lot sizes and dimensions. Because this project is being developed as a townhouse
subdivision, lot area per unit may be as small as the coverage of the individual unit, as long
as the overall density meets the underlying zoning of the site. For this project, the
underlying density of the RM -1.5 zone (one unit per 1,500 square feet of lot area) on the
entire project site (16,499 square feet) could yield well over four dwelling units. Asa result,
the proposal meets the density requirement.
e. Setbacks:
Typical setbacks for lots in
the RM -1.5 zone are:
Street setbacks:
15 feet
Side setbacks:
10 feet
Rear setbacks:
15 feet
Using the townhouse subdivision model, the exterior of the project site must meet the
underlying zoning setbacks. In this case, the exterior setbacks approved with the building
permit for the new duplex building (reviewed under File No. BLD20071195) conform
with the underlying RM -1.5 setback requirements for the project site. The existing
residence is nonconforming in respect to the minimum required 15 -foot street setbacks
from the northern and eastern property lines; however, the proposal will not bring the
existing residence any further out of compliance with setback regulations, as it will not be
moving the residence any closer to the exterior property lines of the project site. The
plans submitted for the design review application for the four units (PLN20070006)
indicate that a future unit could be constructed on Lot 4 meeting the exterior site setbacks.
With respect to internal setbacks, there is the flexibility to place lot lines from the outer
edge of a dwelling unit's exterior wall (zero lot lines) to anywhere between an adjacent
dwelling unit. The proposed townhouse lots have interior setbacks which range between
zero feet and approximately six feet.
Lot Coverage:
1.) 45% maximum lot coverage is allowed in the RM -1.5 zone.
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 6 of 10
2.) The lot coverage of the new duplex was reviewed to comply with the 45% lot coverage
requirement over the entire project site during building permit review, and the lot
coverage of the future unit on Lot 4 will also be reviewed to comply with this
requirement over the entire project site. Since more than half of the overall project site
is an existing parking lot, which does not count towards total lot coverage, it is not
likely that the overall lot coverage of the entire site will come even close to 45% of the
overall site area.
g. Safe Walk Provisions:
The subject parcel is primarily served by three area schools: Edmonds Elementary, College
Place Middle School, and Edmonds Woodway High School. According to information that
is made available on the Edmonds School District website
(http://webquery.edmonds.wednet.edu/edulog/webquery/, accessed on June 14, 2011), nearby
bus stops exist at the intersection of Daley Street and 4th Avenue North for service to College
Place Middle School and at the intersection of Daley Street and 3rd Avenue North for service
to Edmonds Woodway High School (Attachment 7). The subject site is approximately 800
to 11200 feet from these intersections, and there are existing sidewalks along Daley Street
from the subject site to these intersections. Edmonds Elementary School is within walking
distance of the site. Pedestrian access to Edmonds Elementary School is approximately
4,500 feet from the site by traveling north on 7th Ave. N, turning east on Caspers St., turning
north on 9`h Ave. N, and turning east on Puget Dr. to access the school from the north side of
the campus. There are existing, sidewalks along at least one side of the street for the walk to
Edmonds Elementary School from the subject site.
h. Existing Structures / Encroachments: The existing residence extends into the minimum
required 15 -foot street setbacks from the northern and eastern property lines of the project
site; however, it has been determined that this building is nonconforming since it was
constructed in 1928 (according to Snohomish County Assessor's data), which was well
before the city's first zoning ordinance. Although the nonconforming unit can be retained,
any new construction must comply with the setback requirements for the exterior property
lines of the project site. The new duplex building was constructed to comply with all
applicable setback requirements, and the future unit on Lot 4 will need to comply with
setback requirements. The nonconforming unit can be retained subject to the nonconforming
regulations of ECDC 17.40. The portion of the existing residence that is on Lot 1 is
proposed to be retained, while the portion of the existing residence that extends onto Lot 4 is
proposed to be removed. The removal of this portion of the residence is required prior to
final approval of the subject townhouse subdivision because although a unit can be built up to
a townhouse property line, a unit cannot extend past a townhouse property line. Since the
residence will need to be cut back to be completely off of Lot 4, the new western wall of the
residence must meet all applicable Building Code and Fire Code requirements for zero lot
line construction. Any new construction on the subject site must comply with the setbacks in
effect at the time of development.
4. Dedications
a. None required, per Engineering Division requirements (Attachment 9).
5. Improvements
a. See Engineering Requirements (Attachment 9).
6. Flood Plain Management
a. This project is not in a FEMA -designated flood plain.
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 7 of 10
B. Compliance with the Comprehensive Plan
Comprehensive Plan Goals and Policies:
The Comprehensive Plan has the following stated goals and policies for Residential Development
that apply to this project.
B. Goal. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted. The options
available to the City to influence the quality of housing for all citizens should be
approached realistically in balancing economic and aesthetic consideration, in
accordance with the following policies:
13.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
B. 5. Protect residential areas from incompatible land uses through the careful
control of other types of development and expansion based upon the
following principles:
6.5.d. Private property must be protected from adverse environmental
impacts of development including noise, drainage, traffic, slides,
etc.
13.6. Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, vegetation and drainage.
C. Goal. A broad range of housing types and densities should be encouraged in
order that a choice of housing will be available to all Edmonds residents, in
accordance with the following policies:
C.2. Multiple. The City's development policies encourage high quality site and
building design to promote coordinated development and to preserve the
trees, topography and other natural features of the site. Stereotyped,
boxy multiple unit residential (RM) buildings are to be avoided.
2. Compliance with the Residential Development goals and policies: The proposal will establish the
property lines for four new townhouse lots; however, it will not cause any changes in the density
allowed on the original subject property. The overall proposal is for ownership purposes only and
should not cause any adverse impacts and appears to be consistent with the residential
development goals and policies.
C. Compliance with the Zoning Code
The proposed subdivision complies with the provisions of the Zoning Code. See sections II.A.3
and II.A.4 of this document.
D. Compliance with the Flood Plain Management Provisions
The proposed project is not located in a Flood Plain.
E. Environmental Assessment
Is this site within a shoreline area (within 200 feet of the ordinary high water mark of the Puget
Sound)? No.
Is an Environmental Checklist required for this application? Not at this time. The proposal to
subdivide the subject property into four townhouse lots is exempt from SEPA review because it is
not increasing the number of units or the quantity of grading for the development. If it is
determined during review of any future building permit applications that SEPA review is required
for such work, then SEPA review will be conducted at that time.
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 8 of 10
F. Critical Areas Review
1. Critical Areas Review Number: CRA20070017.
Results of Critical Areas Review: During review and inspection of the subject site, it was found
that the subject property does not appear to contain any critical areas as defined by ECDC 23.40.
As a result, a waiver from the requirement to complete a study was issued.
G. Comments
1. Departmental Comment:
This project was reviewed by the Public Works Department, the Engineering and Building
Divisions, and Snohomish County Fire District No. 1. The Public Works Department had no
comments on the proposal (Attachment 8). The Engineering and Building Divisions initially
requested additional information in order to be able to complete their reviews. Following the
applicant's submittal of additional information and revised plans, the Engineering Division
provided comments in the form of a memo and Engineering Requirements both dated May 19,
2011 (Attachment 9) and the Building Division provided a memo dated May 31, 2011 (Attachment
10). The Building Division stated that their previous comments will have been satisfied by the
completion of the alterations detailed in BLD20110222, which is a building permit application that
the applicant submitted to conduct structural changes to the new duplex building in order for the
building to comply with all applicable building and fire code requirements for zero lot line
development. A condition has been added to this approval requiring this work to be completed
prior to final approval of the subdivision. Snohomish County Fire District No. 1 approved the
proposal without additional comment (Attachment 11) since the applicable fire code requirements
were addressed by the Building Division's comments. Since the existing residence cannot overlap
the property line between Lots 1 and 4, a condition has been added to this approval requiring the
portion of the residence extending onto Lot 4 to be removed. A building permit will be required
for this work, which will be reviewed at the time of submittal of the building permit application for
compliance with all applicable building and fire code requirements related to cutting the residence
back to the property line. Each Division/Department will review the civil plans as necessary and
any subsequent building permit applications and provide any applicable comments at that time.
2. Public Comment:
ECDC 20.03 provides the City's regulations for public notice of development applications. A
"Notice of Development Application and Comment Period" dated May 2, 2011 with a comment
period running through May 16, 2011 (Attachment 12) was posted at the subject site, Public Safety
Complex, Development Services Department, and Library on May 2, 2011. The notice was
published in the Herald Newspaper on May 2, 2011. This notice was also mailed to residents
within 300 feet of the site on April 29, 2011 using a mailing list provided by the applicant
(Attachment 13). Declarations of posting and mailing are provided as Attachments 14 and 15, and
an affidavit of publication is included as Attachment 16.
One public comment letter was received via email during review of the subject proposal from
Linda Malan. Ms. Malan is the secretary of the Home Owners' Board of the Shelbourne
Condominiums, located at 636 Daley Street. Ms. Malan commented that the existing evergreen
tree at the subject property proposed for replacement with further development of the site cannot
be replaced with anything comparable and that they do not want to see this tree removed. This
email is included as Attachment 17.
City Response: The subject application is to subdivide the property into four townhouse lots as a
means of allowing for multiple -ownership of the units. The subject application does not allow for
any changes to the site development standards (i.e. density, external setbacks, lot coverage, height,
etc.) nor any changes to the design standards (i.e. building design, landscaping, etc.) applicable to
the overall site. Thus, any landscaping and/or tree cutting standards that would be applicable to
the site prior to the townhouse subdivision are the same as those that are applicable to the site
following final approval of the townhouse subdivision. Design review was conducted in 2007 by
the Architectural Design Board (File No. PLN20070006) for the construction of the new duplex
building and removal of a portion of the existing residence and addition to convert this building
into a duplex, for a total of four units on the site. The landscape plan reviewed by the ADB at that
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 9 of 10
time indicated that the existing evergreen tree located near the northwestern corner of what is now
proposed Lot 4 was proposed to be removed. This landscape plan was approved by the ADB with
conditions; however, none of the conditions of the ADB's approval were related to retention of this
tree. Since the ADB has already reviewed and approved the removal of the existing evergreen tree
located near the northwestern corner of Lot 4, staff cannot reverse that decision and require the
retention of this tree.
III. APPEAL
Pursuant to ECDC 20.75.065(F), a Type II decision is appealable to the Hearing Examiner. The appeal would
be heard at an open record public hearing before the Hearing Examiner according to the requirements of
ECDC Chapter 20.06 and Section 20.07.004. Appeals must be made in writing by a party of record within 14
days after the date of issuance of the decision.
IV. LAPSE OF APPROVAL
Section 20.75. 100 states, "Approval of a preliminary plat or preliminary short plat shall expire and have no
further validity at the end of five years, unless the applicant has acquired final plat or final short plat approval
within the five-year period."
V. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a change in the valuation of
the property by the Snohomish County Assessor's Office.
1. Land Use Application
2. Zoning and Vicinity Map
3. Preliminary Subdivision Map
4. Preliminary Development Plan (for reference only)
5. Letter from Applicant and Enclosures - Received 1/6/11 (4 pages)
6. Letter from Applicant - Received 4/7/11 (2 pages)
7. Edmonds School District Transportation Web Querys
8. Public Works Department Comment Form
9. Engineering Division Memo and Requirements
10. Building Division Comments
11. Snohomish County Fire District No. 1 Comment Form
12. Notice of Application and Comment Period with Vicinity Map
13. Adjacent Property Owners List
14. Declaration of Posting
15. Declaration of Mailing
16. Affidavit of Publication
17. Comment Email from Linda Malan
18. Interpretations File No. 2003-01
Planning Division
Mr. Ron Johnson
19601 — 23rd Ave. NW
Shoreline, WA 98177
Ms. Linda Malan
636 Daley St., Unit #7
Edmonds, WA 98020
Engineering Division
Edmonds Open Bible Church
657 Daley St.
Edmonds, WA 98020
Edmonds Open Bible Church
Townhouse Subdivision
File No. PLN20100073
Page 10 of 10
City of Edmonds
Land Use Application
1!1
❑ ARCHITECTURAL DESIGN REVIEW • • •
❑ COMPREHENSIVE PLAN AMENDMENT FILE #PL�%'ZQ10-0313ZONE �114 �-
❑ CONDITIONAL USE PER
❑ HOME OCCUPATION DATE 11 140 RECD BY C
❑ FORMAL SUBDIVISION NOV 19 201'f
SHORT SUBDIVISION ��FF FEE �3 U v RECEIPT#
11 LOT LINE ADJUSTMENT'vELOPMENT SERVICES
COUNTER HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ E ❑ STAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER: /
PROPERTY ADDRESS OR LOCATION A � `,SAO `ICJ,�{,N�
PROJECT NAME (IF APPLICABLE) �VmuOs c9iIau(,tr, 1J L y Eau
PROPERTY OWNER 1� S P�{�, �y, 0rPHO E #
ADDRESS tEJ ✓� 7�< L V Vert/� (�/i�• q&zy.
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TAx AccOUNT #Zl�? [ O ((��o/t /JGLJ SEC._ TWP. Z % RNG. 3
DESCPTION OF PROJECTOR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY
N cdaal-
DEtCla HOW THE PROJECT MEETS APPLICABLE CODES ATTACH COVER LETTER AS NECESSARY)
14('0 S 15nKtl� (VhW t& gfOlU 94t_t P Plt�r rs.
APPLICANT �jj1��1/i" oow jt{3[ �°J"�"�17 PHONE # `(�(� d 1 ( t `��
ADDRESS U 5 0 -Z t�GKPK (W - SkTl
E-MAIL FAx #
CONTACT PERSON/AGENT fu/dWisad h0h PHONE
# 1
06 �bb
ADDRESS N66I UJ" "6 Oil slkl Nt WA171
E-MAIL R04MRUE 0- NM'SCr
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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 aJion
mployees.
By my signature, I certify that the infod exhibits herewit u mitted are true and correct to the best of my knowledge
and that I am authorized to file this appn the bom1fiafthe as listed b low.
SIGNATURE OF APPLICANT/AGENT. DATE
Property Owner's Authorization
I, (! )j (j [ /1h ( l.e�l dn` a certify under the penalty of perjury under the laws of the State of
Wash gton 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 inspecI. and os g attendant to this application.
SIGNATURE OF OWNER DATE
I C-�q�tD
This application form was revised on 9/14/10. Questions? Call (425) 771-0220.
Revised on 9/14/10 B- Land Use Application Page I of J
ATTACHMENT 1
File No. PLN20100073
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Edulog's Web Query
Street Address 656 DALEY ST
School Code
135
540
486
370
539
541
a
Grade All Grades *Program
*Middle School Activities
Go RESET
Click'a School Name to
see detailed school
information.
Challenge, Madrona, and Maplewood schools -
enrollment is by application only. Please contact your
local elementary school.
School Name
Transportation
Grades
Eligibility
EDMONDS ELEM
Within walk distance of 01, 02, 03, 04,
school
05, 06, K2, KA
MAPLEWOOD COOP -
01, 02, 03, 04,
CHOICE
Eligible
05, 06, 07, 08,
K2, KA
EDMONDS WOODWAY HIGH Eligible
09, 10, 11, 12
COLLEGE PLACE MIDDLE
Eligible
07,08
01, 02, 03, 04,
MADRONA SCHOOL -
Eligible
05, 06, 07, 08,
CHOICE
K2, KA, P, P1,
P2, P3
CHALLENGE PROGRAM
Eligible
01, 02, 03, 04,
05,06
Edmonds School District Home Pafze
Page 1 of i
ATTACHMENT 7
File No. PLN20100073
Edulog's Web Query
Street Address656 DALEY ST
School Code
135
540
486
370
539
541
a
Grade' All Grades *Program
*Middle School Activities
Go RESET
Click a .School Name to
see detailed school
information.
Page 1 of 1
Challenge, Madrona, and Maplewood schools -
enrollment is by application only. Please contact ,your
local elementary school.
School Name
Transportation
Grades
Eligibility
EDMONDS ELEM
Within walk distance of 01, 02, 03, 04,
school
05, 06, K2, KA
MAPLEWOOD COOP -
01, 02, 03, 04,
CHOICE
Eligible
05, 06, 07, 08,
K2, KA
EDMONDS WOODWAY HIGH
Eligible
09, 10, 11, 12
COLLEGE PLACE MIDDLE
Eligible
07,08
O1, 02, 03, 04,
MADRONA SCHOOL -
Eligible
05, 06, 07, 08,
CHOICE
K2, KA, P, P1,
P2, P3
CHALLENGE PROGRAM
Eligible
01, 02, 03, 04,
05,06
For a map of the student,
school, and stops, click
the View the flap button.
COLLEGE PLACE MIDDLE View the mapLzi
Number Stop Time Stop Description Bus Number Stop ID
1 7:30 AM DALEY ST & 4TH AVE N (E) 60 370.015
2 2:46 PM DALEY ST & 4TH AVE N (E) 60 370.015
Edmonds School District Home Page
Edulog's Web Query
Page I of I
Street Address 656 DALEY ST
IUR
Grade All Grades *Program
*Middle School Activities
Go RESET
Crick'a School Larne to
see Metalled school
Information.
Challenge, Madrona, and Maplewood schools -
Edmonds School District Home Paye
enrollment is by application only. Please contact your
local elementary school.
--4 III
School Code
School Name Transportation
Grades
Eligibility
135
EDMONDS ELEM Within walk distance of 01, 02, 03, 04,
school
05, 06, K2, KA
MAPLEWOOD COOP -
01, 02, 03, 04,
540
CHOICE Eligible
05, 06, 07, 08,
K2, KA
486
EDMONDS WOODWAY HIGH Eligible
09, 10, 11, 12
370
COLLEGE PLACE MIDDLE Eligible
07,08
01, 02, 03, 04,
539
MADRONA SCHOOL - Eligible
05, 06, 07, 08,
CHOICE
K2, KA, P, P1,
P2, P3
541
CHALLENGE PROGRAM Eligible
01, 02, 03, 04,
05,06
For a map of the student,
school, and stops, click
the View the flap button.
EDMONDS WOODWAY HIGH View the map
Number Stop Time
Stop Description Bus Number Stop ID
1 6:44 AM
3RD AVE N & DALEY ST 29 486.013
2 2:10 PM
3RD AVE N & DALEY ST 29 486.013
Edmonds School District Home Paye
REQUEST FOR COMMENT FORM
PW -Engineering 0 Fire PW - Maintenance El Parks & Rec.
Project Number:_
Applicant's Name:
Property Location:_
Treatment Plant 0 Economic Dev.
l
I
Date of Application: 11/19/10 Date Form Routed: 12/1/10
Zoning: MULTI FAMILY RESIDENTIAL (RM -1.5)
Project Description: SUBDIVIDE PROPERTY INTO FOUR LOTS. THIS APPLICATION WAS ORIGINALLY
UNDER FILE PLN20100055 WHICH WAS WITHDRAWN. APPLICANT HAS REPLIED.
"PER ECDC 20.02.005 ALL COMMENTSOF
THIS •.:, WAS R• DUE BY 12.15.10
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name of Individual Submitting Comments:
Title:
1 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.
(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 8
File No. PLN20100073
®ate.
To:
From:
Subject:
May 19, 2011
Jen Machuga, Planner
Jeanie McConnell, Engineering Program Manager
PLN20100073, 4 -lot Short Plat
657 Daley Street
Engineering has reviewed and approved the preliminary short plat application for the
Edmonds Open Bible property at 657 Daley Street. Preliminary approval shall not be
interpreted to mean approval of the improvements as shown on the preliminary plans.
Please find attached the Engineering Requirements for the subject development. The
applicant will be required to satisfy these requirements as a condition of short plat approval.
Once the Planning Division has approved the preliminary short plat, the applicant will be
required to submit revised civil engineering plans addressing all short plat conditions. Plans
are to be submitted to the Engineering Division. A civil plan review fee is to be paid at the
time of submittal. At this time, the review fee is $ 1000.
Thank you.
City of Edmonds
ATTACHMENT 9
File No. PLN20100073
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
REQUIREMENTS FOR SHORT PLATS
To: Planning Division File Number: PLN20100073
From: Jeanie McConnell, Engineering Program Manager
Engineering Division
Date: May 19, 2011
Project: . Edmonds Open Bible
Address: 657 Daley Street
pin20100073-Edmonds Open Bible -4 lot-Encir Reqs, printed 06.14.11 1 of 3
Required as a
Required as a
Requirement
Condition of
Condition of
Already
Subdivision
Building Permit
Satisfied
1. Right -of Way Dedication for Public Streets:
a) N/A
x
2. Public Street Improvements & Access
(Asphalt, curb, gutter and sidewalks):
a) Curb and gutter shall be removed and replaced along property frontage
x
as required to comply with City requirements,
b) Sidewalk to be removed and replaced along property frontage on Daley
Street and 7th Ave N as required to comply with City requirements and
x
ADA standards.
c) Curb ramp at the intersection of 7th and Daley shall be removed and
x
replaced to meet City standards and ADA requirements.
d) Lots 2 & 3 shall take access off the alley. Lot 4 shall take access off
Daley Street. Lot I shall take access off Daley Street through parking
x
area (no separate driveway access).
I. Driveway curb cuts shall be constructed to meet City standards and
ADA requirements.
ii. Individual driveway access points shall meet sight distance
requirements set forth by the American Association of State Highway
and Transportation Officials (AASHTO).
3. Private Access Requirements & Improvements:
a) Easements to provided as required.
x
4. Street Turnaround:
a) Provide on-site turnaround for Lots 1 & 4 to City Standards.
x
Easements
(City utilities, private access, other utilities):
a) Provide all easements as required - access, utility, etc.
x
pin20100073-Edmonds Open Bible -4 lot-Encir Reqs, printed 06.14.11 1 of 3
pin20lOOO73-Edmonds_Open_Bible-4_lot-Engr_Regs, printed 06.14.11 2 of 3
Required as a
Condition of
Subdivision
Required as a
Condition of
Building Permit
Requirement
Already
Satisfied
6. Street Lights:
N/A
7. Planting Strip:
a) N/A
X
6. >,Water System Improvements:
a) Public hydrant spacing shall meet requirements of ECDC 19.25.
X
b) Provide water service stub to each Lot
X
c) Connect to public water system.
X
X
d) Install storz adapter on existing fire hydrant, as required.
X
9.Sanitary Seer System Improvements:
a) Provide new 6" service lateral from City's sanitary sewer main to
development with 6" cleanout at the edge of right-of-way.
X
L Provide new 4" side sewer to individual lots.
X
X
H. Where sewer service lateral is shared by more than one lot, it shall
be 6".
X
X
b) Connect to public sewer system.
X
X
10.> Stormwater System Improvements:
a) Provide a Stormwater Management Report and Site Plan that shows
compliance with ECDC 18.30, Stormwater Supplement and Department
of Ecology Stormwater Manual.
X
b) Construct privately owned and maintained storm drainage system sized
to provide adequate capacity for proposed future single family dwellings,
and associated impervious areas in accordance with ECDC 18.30.
L Stormwater system to be located on private property.
X
X
G) Connect all new impervious surfaces to storm system as required.
X
X
d) Provide storm sewer stub to all proposed lots.
X
e) Connect to public storm system or manage stormwater on site if soils
allow.
X
X
11. Underground Wiring (per Ord. 1387
a) Required for all new services.
X
X
12.! Excavation and Gradin.(per IBC
a) Submit a grading plan as part of engineered site plan.
X
X
b) Submit grading plan for foundations with building permit.
X
13 Signage(per Ci!y Engineer):
a) Provide fire and aid address signage.
X
14; Survey Monumentation(per Ord., Sect. 12.10.120
a) N/A
pin20lOOO73-Edmonds_Open_Bible-4_lot-Engr_Regs, printed 06.14.11 2 of 3
° Fee estimate only. Actual amount based nnfees ineffect attime v[building permit issuance.
pin2010OU73-Edmonda_Opan_Bi ngr_Roqa.phnbed06.1411 3of3
Required as a
Condition of
Subdivision
Required as a
Condition of
Building Permit
Requirement
Already
Satisfied
15. As -built Drawings (per City Engineer):
a)
Provide an as -built drawing of all street and utility improvements both in
.dwg format as well as a hard copy.
X
X
16. Other Reguirements:
a)
Plat showing lots, easements, legals, survey information
X
X
b)
Legal documents for each lot
X
c)
Field stake lot corners (by professional surveyor)
X_
d)
Field stake utility stubs at property lines
X
e)
Clustered mailbox location per Postmaster
X
f)
Maintenance agreements
X
g)
Traffic Impact Analysis
X
17. Engineering Fees:
a)
Storm development charge (access tract)
N/A
b)
Storm system development charge
$428.00-
X
c)
Sewer connection fee (each new lot)
$730.00 *
X
d)
Water connection fee (each new lot)
$908.00 *
X
f)
Traffic mitigation fee per each new SFR
$1,196.33 *
X
9)
Short Plat review fee
$1,000.00 *
X
h)
Inspection fee (2.2% of improvement costs)
TBD
X
° Fee estimate only. Actual amount based nnfees ineffect attime v[building permit issuance.
pin2010OU73-Edmonda_Opan_Bi ngr_Roqa.phnbed06.1411 3of3
At
OV EDo City of Edmonds
Short Plat Permit Comments
I BUILDING DIVISION
�Sr. i g90
DATE May 31, 2011
STAFF: Leif Bjorback, Assistant Building Official
RE: Project Address: 656 Daley St.
Project: Open Bible Church Short Plat
Previous comments provided by the Building Division for the proposed short plat will have been
satisfied by the completion of alterations under building permit BLD2011-0222. The current
status of this permit is "issued" and work is underway.
ATTACHMENT 10
File No. PLN20100073
REQUEST FOR
PW -Engineering Fire 11 PW - Maintenance 1:1 Parks & Rec-
Treatment Plant Economic Dev.
Project Number: PLN2010-0073
Applicant's Name: EDMONDS OPEN BIBLE CHURCH
Property Location: 656 DALEY ST.
Date of Application: 11/19/10 Date Form Routed: 12/11/10
Zoning: MULTIFAMILY RESIDENTIAL (RM -1.5)
Project Description: SUBDIVIDE PROPERTY INTO FOUR LOTS. THIS APPLICATION WAS ORIGINALLY
UNDER FILE PLN20100055 WHICH WAS WITHDRAWN. APPLICANT HAS REPLIED.
"PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE
THIS FORM WAS ROUTED: 1
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name of Individual Submitting Comments:–
Title: �; /,)<-
0
,) < -
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.
Ur/–h—ave 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):
APPI'.riv1 0 L0 ,7--t— ✓7 egP
The following conditions should be attached to this permit to ensure co
requirements of this department (please attach memo if additional space is n
Date: 1- fl / o
Signature:
s TOT-T0MT8R CO.
DIST T
John J. Westfall
Fire Marshal
j westfa7l firedistrictl. org
12425 Meridian Ave.
Everett WA 98208
phone: 425-551-1200
Phone/E-mail: a ATTACHMENT 11
File No. PLN20100073
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ATTACHMENT 12
File No. PLN20100073
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ATTACHMENT 12
File No. PLN20100073
DALEY ST
SOV EDy�
02N
dVicinity
File No. PLN20100073
Ivy lg90
N
0 75 150 300
Feet
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
r
Signature of Ap�licgnt or. Applicant's Representative
Subscribed and sworn to before me this day of Gam.11 gb-
I
"ry Public in and tithe State of Washington
"Residing at
JAN 0 6 2011
DEVELOPMENT SERVICES
COUNTER
ATTACHMENT 13
Revised on 9/22/10 P2 --Adjacent Property Owners List File No. PLN20100073
Steven Abel
Anderson Delores B
Shannon Anderson
610 Daley St #F
658 Glen St Unit 202
620 Daley St Unit 2
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
Atik Maynard W & Darleen M
Maynard Ati
Brian Berry
636 Daley St
636 Dam t #3
610 Daley St Unit B
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
Bundrant Mary P
Michael Fortney
Giles Jack &Belinda
658 Glen St Unit 103
636 Daley St #6
658 Glen St Unit 101
Edmonds, WA 98020
SII
Edmonds, WA 98020
i��
Edmonds, WA 98020
Goodnight Brothers Construction Inc
Reginald Grant
Stephen Hearn
PO Box 669
636 Daley St #4
610 Daley St Unit C
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
E Heinemann
!
Helen Jessen
William Lucas
658 Glen St Unit 102
23010 82nd Ave W
636 Daley St #5
Edmonds, WA 98020
Edmonds, WA 98026
Edmonds, WA 98020
i
N Luehmann
Linda Malan
Marilyn Murphy
PO Box 955
636 Daley St Unit 7
i I
620 Daley St # 1
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, VVA 98020
ea - � -- -- -� -
Kathyy ry
�' ' �
David Rush
Santucci Joseph A
610 Daley St Unit D
658 Glen St Unit 201
658 Glen St Unit 203
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
James Sawyer
Gerald Tays
I
David Thiele
636 Daley St #1
658 Glen St #302
i
1
3801 Kr er Ave
Edmonds, WA 98020
Edmonds, WA 98020
petrWA 98201
Ever
David Thiele
David Thi .
ii
Voetmann David L & Marilee J
3801 Kromer Ave
3801 mer Ave
19622 Greenwood PI N
Everett, WA 98201
Eve tt, WA 98201
Seattle, WA 98133
John Winnie
620 Daley St #4
Edmonds, WA 98020
Nicholas Colitses
Edmonds School Dist 15
Edmonds Sc ool Dist 15
726 Daley St
20420 68th Avenue W
204?_0 6 P.venue W
Edmonds, WA 98020
Lynnwood, WA 98036
Lyn ood, WA 98036
John Hardy
i
Richard Lawson
Michael Lowell
730 Daley St
710 Sprague St
316 7th Ave N
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
Michelle Marquardt-chis
Lorelee Mcginness
Mest H Kevin
711 Sprague St
14011 SE 42nd PI
721 Sprague St
Edmonds, WA 98020
Bellevue, WA 98006
Edmonds, WA 98020
William Mitchell
Lyle Munday
Don Stay
716 Daley St
414 7th Ave N
715 Sprague St
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
Zickuhr Tracy
721 Sprague St
Edmonds, WA 98020
Mest H Kevin
Edmonds School Dist 15
or Current Resident
or Current Resident
723 Sprague St
310 6th Ave N
Edmonds, WA 98020
Edmonds, WA 98020
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Bradshaw Family Trust
Robert D Berg
or Current Resident
Sharon Ellingson
or Current Resident
or Current Resident
621 Daley St
611 Daley St
629 Daley St
Edmonds, St 98020
Edmonds, WA 98020
Edmonds, WA 98020
Holy Rosary Church-edmonds
or Current Resident
768 Aloha Way
Edmonds, WA 98020
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Robert Berg Bradshaw Family Trust Bradshaw{ F ily Trust
315 Caspers St 911 Cary Rd 911 Ca d
Edmonds, , WA 98020 Edmonds, WA 98020 Edm ds, WA 98020
I
Church Of The Open Bible-edmonds ! Holy Rosary urch-edmonds
657 Daley St 710 Ninth ✓e
Edmonds, WA 98020 Seattle, A 98104
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N Thomas Luehmann
David Frederick Thiele
Green
or Current Resident
or Current Resident
or Current Resident
620 Daley St
610 Daley St Unit A UNIT A
610 Daley St Unit E UNIT E
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
David Frederick Thiele
David Frederick Thiele
Voetmann David L & Marilee J
or Current Resident
or Current Resident
or Current Resident
610 Daley St Unit G UNIT G
610 Daley St Unit H UNIT H
658 Glen St Unit 301 UNIT 301
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
Helen A Jessen
or Current Resident
658 Glen St Unit 303 UNIT 303
Edmonds, WA 98020
Bradshaw Family Tr st
j Barry Ehrlich
Grace Fisk
911 Cary Rd
PO Box 783
636 Glen St
Edmonds, W 8020
Seattle, WA 98111
Edmonds, , WA 98020
I�!
Ernest Johnson
Klemm Family Trust
Keri Mattson
701 Daley St
PO Box 340
P 0 Box 234
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
Raffi Paloulian
John Pruatt
! Thiele D id F
624 Daley St # 2
717 Daley St
! 3801 tomer Ave
Edmonds, WA 98020
Edmonds, WA 98020
Everett, WA 98201
David Thiele
3801 Krome Ave
David Thi/ev
3801 Kro
David T e
380 tomer Ave
Everett,1
EverettW
Everett, WA 98201
I�
Ron Johnson
19601 23rd Ave. NW
Shoreline, WA 98117
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Klemm Family Trust
Bradshaw Family Trust
or Current Resident
or Current Resident
620 Glen St
640 Glen St
Edmonds, WA 98020
Edmonds, WA 98020
Finis & Pamela Tupper
David Frederick Thiele
or Current Resident ;
or Current Resident
Daley
711 Dale St
624 Dale St
Y
Edmonds, WA 98020
Edmonds, WA 98020
David Frederick Thiele
Barry K &Emily Ehrlich
or Current Resident
or Current Resident
j 628 Daley St
628 -Daley St
Edmonds, WA 98020
Edmonds, WA 98020
Ken & Sharon Mattson
or Current Resident
725 Daley St
Edmonds, WA 98020
Thiele David F
or Current R dent
624 Dale t
Edm ds, WA 98020
I.
DavidFre ick Thiele
or Cur t Resident
6 aley St
dmonds, WA 98020
File No.: 1, 1 111
Applicant: Open Bible Church
On the 2nd day of May, 2011, the attached Notice of Application and
Comment Period was posted as prescribed by Ordinance and in any event
where applicable on or near the subject property.
I, Jennifer Machuga, hereby declare under penalty of perjury under the laws of
the State of Washington that the foregoing is true and correct this 2nd day. of
May, 2011, at Edmonds, Washington.
Signed:
{BFP747892.Doc;1\00006.900000\} ATTACHMENT 14
File No. PLN20100073
FILE NO.: PLN20100073
Applicant: OPEN BIBLE
On the 29th day of April, 2011, 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. The names of which were provided by the applicant.
I, Diane Cunningham, 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 April, 2011 at Edmonds,
Washington.
Signed:,G� �a
{BFP747887.DOC;I\00006.900000\} ATTACHMENT 15
File No. PLN20100073
STATE OF WASHINGTON,
COUNTY OF SNOHOMISH
e rn4,
NOTICE OF DEVELOPMENT APPLICATION
��c 1 g9U
NAME OF APPLICANT: Ronald Johnson on behalf of
Edmonds Open Bible Church
DATE OF APPLICATION: 11/19/2010
DATE OF COMPLETENESS: 4/21/2011
DATE OF NOTICE: 5/2/2011
FILE NO.: PLN20100073
PROJECT LOCATION: 656 / 658 Daley Street, Edmonds, WA
PROJECT DESCRIPTION:
Subdivision of one lot into four townhouse lots. The site is zoned
Multiple -Family Residential (RM -1.5).
REQUESTED PERMIT:
Townhouse Short Subdivision. Information on this application
can be viewed at the City of Edmonds Development Services
Dept., 121 5th Ave. N, Edmonds, WA 98020.
OTHER REQUIRED PERMITS: Unknown.
Critical Areas Checklist.
Comments due bv May 16 2011. Any person has the right to
comment on this application dunng the public comment period,
receive notice and participate in any hearings, and request a
copy of the decision on the application. The it 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.
CITY CONTACT: Jen Machuga, Associate Planner
(425)771-0220
Published: May 2, 2011.
N W1 L=2111
MAY I 12011'!
S.S.
The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of
THE HERALD, a daily newspaper printed and published in the City of Everett, County of
Snohomish, and State of Washington; that said newspaper is a newspaper of general
circulation in said County and State; that said newspaper has been approved as a legal
newspaper by order of the Superior Court of Snohomish County and that the notice
Notice of Devetooment Anolication
Ronald Johnson on behalf of Edmonds Open Bible Church
a printed copy of which is hereunto attached, was published in said newspaper proper and not
in supplement form, in the regular and entire edition of said paper on the following days and
times, namely:
May 02, 2011
and that said newspaper was regularly distributed to its subscribers during all of said period.
Principal Clerk
Subscribed and sworn to before me this 2nd
day of May, 2011
GC y;
— �No[ary Pubjtc inand-f--,the Sta e of EVashingbSb r6`4ing at EyerettSn"Omisty
County.
Account Name: City of Edmonds Account Number: 101416 Or`deP Number: 0001735474
ATTACHMENT 16
File No. PLN20100073
Machuga, Jen
From: Linda Malan [lindajoemalan@frontier.com]
Sent: Tuesday, May 17, 2011 9:45 AM
To: Machuga, Jen
Subject: Re: Proposed developments to 656/658 Daley St.
Our address is 636 Daley St. V.
Thank You,
Linda Malan
On 5/16/11 12:07 PM, "Machuga, Jen" <Machuga@ci.edmonds.wa.us> wrote:
> Hi Linda,
>
> Thank you for your email regarding File No. PLN20100073. If you would
> like to be considered a party of record on this decision, please email
> me back with your address.
> Sincerely,
> Jen Machuga
> Jennifer Machuga, Associate Planner
> City of Edmonds, Planning Division
> 121 - 5th Avenue North
> Edmonds, WA 98020
> (425) 771-0220 ext. 1224
> Machuga@ci.edmonds.wa.us
> -----Original Message-----
* From: Linda Malan [mailto:lindajoemalan@frontier.com]
> Sent: Saturday, May 14, 2011 8:20 PM
> To: Machuga, Jen
> Subject: Proposed developments to 656/658 Daley St.
> Dear Ms. Machuga
>
> We understand that during the proposed development at 656/658 Daley
> St. that a lovely large evergreen tree will be "replaced". This is a
> gorgeous tree, one that certainly cannot be "replaced" with anything
> comparable. It acts as a wonderful buffer from the busyness of 7th
> Avenue and is very much a part of the neighborhood. We would be most
> upset to see it come down.
> Thank you for your consideration to this matter.
> Sincerely,
> Linda Malan
> Secretary of the Home Owners Board of the Shelbourne Condominiums at
> 636 Daley Street.
1 ATTACHMENT 17
File No. PLN20100073
Date:
To:
From:
Subject:
Date Issued/Posted:
Effective Date:
r
June 12, 2003
Interpretations File No. 2003-01
Steve Bullock
Interpretation regarding Townhouse subdivisions.
4
JUNE2003
9
JULY'', 2003 (unless appealed in a timely manner)
The City has received a request for a formal interpretation regarding townhouse subdivisions.
Code Sections:
21:100.040 Townhouse.
Townhouse means a multiple dwelling unit meeting the following criteria:
A. No dwelling unit overlapping another vertically;
B. Common side wallsjoining units;
C. Not more than six dwelling units in one structure;
D. Coverage shall not exceed the aggregate coverage of the individual structures as defined in
the zoning code;
E. Lot area per unit for purposes of subdivision may be as small as the coverage of the
individual unit, so long as the overall density meets the zoning on the site. Portions of the site
not subdivided for individual units shall be held in common by the owners of the individual
units.
21.60.050 Multiple dwelling.
Multiple dwelling means a building or a group of buildings on the same site containing two or
more separate dwelling units. (See also, Dwelling Unit.)
Analysis:
The townhouse section (ECDC 21.100.040) begins by indicating that a townhouse is a "multiple
dwelling" that meets certain listed criteria. The "multiple dwelling" definition (ECDC 21.60.050) makes
clear that dwelling units do not have to be attached in order to be considered multiple dwellings. While
ECDC 21.100.040 sets forth a maximum number of dwelling units (i.e., six units) that are allowed in a
townhouse building, no minimum number of dwelling units allowed in such a building is specified.
City of Edmonds cQ Planning Division ATTACHMENT 18
File No. PLN20100073
INTERPRETATION 2003-I.DOC\19-.TUN-03
L:UBRAMPLANNING\ECDC INTERPREATIONS\INTERPRETATIONS LOG\1999
Additionally, subsections D and E of ECDC 21.100.040 imply that, in order to individually subdivide
attached units in townhouse subdivisions, internal lot lines will be placed along party or common walls.
However, for detached units in townhouse subdivisions, subsections D and E imply that flexibility exists
to have internal lot lines placed either along the edge(s) of exterior walls of the dwelling units or
anywhere between the dwelling units. For either attached or detached dwelling units in townhouse
subdivisions, subsection E of ECDC 21.100.040 allows (a) residential density to be met for the overall
project site rather than on a lot -by -lot basis for the individual lots to be created by a proposed subdivision
and (b) lot areas to be as small as the coverage of the proposed individual dwelling units.
ECDC 21.100.040 does not directly discuss building setback reduction or elimination. However, in order
for (a) lot areas to be able to be as small as dwelling unit lot coverage and (b) lot lines to be able to be
placed (i) on common or party walls in the case of attached dwelling units or (ii) along the edge(s) of
exterior walls of the dwelling units in the case of detached dwelling units, individual townhouse lots
must be exempt from building setback requirements except in the case of required setbacks from a
proposed townhouse subdivi'sion's exterior property lines. Nothing in ECDC 21.100.040 suggests that
townhouse subdivisions would be exempt from required setbacks from exterior property lines. In fact,
the language of subsections D and E of ECDC 21.100.040 relating to lot coverage, lot area and density
indicate an intent for a townhouse subdivision development to be considered as a whole with all of the
bulk standards to be measured as if the property was not being subdivided.
.1 ,] for develming an aeeessort building in the R-_ition
0
TIIEREFORE; THE FOLLOWING INTERPRETATIONS ARE HEREBY ISSUED:
1. ECDC 21.100.040 authorizes subdivision of multiple family developments provided that none
of the proposed dwelling units in such a development will vertically overlap any of the other
dwelling units.
2. The maximum number of dwelling units per building in a townhouse subdivision is six.
3. Because no minimum number of dwelling units is stated in ECDC 21.100.040, a proposed
development of detached dwelling units may be subdivided as a townhouse subdivision.
4. In order to individually subdivide attached units in townhouse subdivisions, internal lot lines
may be placed along party or common walls.
5. For detached units in townhouse subdivisions, internal lot lines may be placed along the edge(s)
of exterior walls of the dwelling units or anywhere between the dwelling units.
6. Building setbacks need only be measured from a proposed townhouse subdivision's exterior
property lines, not from the proposed interior lot lines.
mos par y
APPEAL PROCEDURES
Pursuant to Edmonds Community Development Code (ECDC) Sections 20.105.010 and 20.105.020, staff
interpretations of the text of the ECDC are appealable decisions.
Page 2 of 3
INTERPRETATION 2003-I.DOCl19-JUN-03
,,,,,,,,,,,,,,,,,, ,�,�..,.,.-�,-.-.-.r n.rrcnooc •r,n�ic�n.r•rcnnocra rint�c i nrar...
Should anyone wish to appeal this interpretation, a written appeal, accompanied by the required appeal
fee (see Planning Division fee handout) must be submitted within 14 calendar days of the date of
issuance of this interpretation (please see above).
The deadline for filing an appeal of this interpretation is:
A written appeal must contain the following:
1) A reference to the decision being appealed.
2) The name and address of the person appealing, and his or her interest in the matter.
3) The reasons why the person appealing believes the interpretation to be inappropriate.
Concurrence: Con4rrence: ; 7
Robe Chave, AICP Duane Bowman
Planning Manager Development Services Director
Posted: 1) Edmonds City Hall, 2nd Floor — Development Services Department
2) Edmonds Library
3) Edmonds Post Office
'-)(A 1,C)S
Posting Date: (0
Page 3 of 3
INTERPRETATION 2003-I.DOC\19-ATN-03
L:\LIBRARY\PLANNING\ECDC INTERPREATIONSUNTERPRETATIONS LOG\1999