StaffReport_Odgers_Scanned.pdf
II.FINDINGS
A.STATE ENVIRONMENTAL POLICY ACT (SEPA)
The State Environmental Policy Act (SEPA), found in Chapter 43.21C RCW, is a state law that
requires the City to conduct an environmental impact review of any action that might have a
significant adverse impact on the environment. The review includes the completion of an
environmental checklist by the City. A Determination of Non-Significance (DNS) was issued for
the proposed Comprehensive Plan amendment on April 13, 2011(Attachment H). The appeal
period expireson April 27, 2011. If no appeals are filed by this date, the SEPA determination is
final.
B.TECHNICAL COMMITTEE
This application has been reviewed by the Engineering Division, Fire District, Public Works
Department, and the Building Division. No comments were received and no issues were raised
by the reviewers.
C.PUBLIC COMMENTS
To date, no public comments have been received.
D.PUBLIC NOTICE
Pursuant to Section 20.03 of the ECDC, a notice of the public hearing was posted at the Library,
City Hall, and Public Safety Complex –as well as published in theEverett Herald, posted on site,
and mailed to property owners within 300 feet of the site. All legal requirements for public notice
have been satisfied.
E.SETTING
1.Proposed designation and development of the site.
The proposed designation is “Edmonds Way Corridor” so as to be consistent with the
adjacent development’s designation to the east. However, another designation that also
supports a multiple residential zone is “Multi Family”(both “High Density” and “Medium
Density”).If the application at hand were to beapproved, the owners have stated that they
would later seek a rezone in order to have the site developed with multi-family residences
(Attachment B).The “Edmonds Way Corridor” designation is compatiblewith both
commercial and multiple residential zones, but the “Multi Family” designations areonly
compatible with RM zones.
2.Current designation and development of the site.
The site is currently designated “Single Family Urban 1” (Attachment F), as are the
properties to the west. The site is currently developed with single family homes that were
constructed in 1962 and 1955 (Attachment D).
3.Designation and development in the vicinity.
The neighborhoodis mainly developed with single family homes, with a more intense zoning
and development pattern east of this site ranging from multi-family to commercial as you
travel east towards Highway 99.The properties to the east are developed as apartments and
are zoned RM-1.5 (Attachments F andD). The neighborhoodis conveniently located near
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Highway 99, Interstate 5, and public transitavailable along 244Street SW and a park and
ride is nearby at the Aurora Village shopping center.
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4.Previous proposals in the vicinity.
No similar previous proposals in the immediate vicinity have been found in the City’s permit
tracking system.However, a similar situation is shown on the Comprehensive Plan map
(Attachment F) where an area of “Multi Family –Medium Density” is situated between the
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“Edmonds Way Corridor” and“Single Family Urban 1” along 238Street SW near Edmonds
Way.In this case, three parcels underwent a Comprehensive Plan designation and rezone
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from RS-8 to RM-3.
F.ZONING COMPLIANCE
The current zoning designation for these three parcels is single family residential (RS-8). The
current use of the site is single family residential. At this time, there is no proposed change to the
zoning designation. However, if the proposed amendment is approved, the owners would be able
to thenseek a rezone their properties to something compatible to the new designation.There are
two Comprehensive Plan designations consistent with RM zoning: “Multi Family –High
Density” and “Multi Family –Medium Density.” The high density designation couldallow for a
rezone to RM-1.5 or RM-2.4. The medium density designation could allow for a rezone to RM-
2.4 or RM-3.0.Density is the main difference between these designations and zones (the
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setbacks are virtually the same).The maximumdensityis calculated by determiningthe
minimum lot area per dwelling unit based on the following table from ECDC 16.30.030.A. If the
site is approximately 130’x300’, then it is roughly 39,000 square feet in areaand the following
calculations would apply:
RM-1.5zone:1,500 lot area per dwelling unit=26 unitsmaximum.
RM-2.4 zone: 2,400 lot area per dwelling unit = 16 unitsmaximum.
RM-3.0 zone: 3,000 lot area per dwelling unit = 13 unitsmaximum.
The adjacent RM-1.5 zoned property is comprised of three buildings, each with six units with a
total of 18 dwelling units. They were constructed in 1977 and the whole neighborhood was
annexed into the City of Edmonds in 1995.
G.COMPREHENSIVE PLAN COMPLIANCE
In order to meet the requirements of the Washington State Growth Management Act, Chapter
36.70A RCW, the city shall undertake comprehensive plan amendments only once per year.
Pursuant to ECDC 20.00.050, amendments to the Comprehensive Plan may only be adopted if the
following findings are made:
1.
Is the proposed amendment consistent with the Comprehensive Plan and in the public
interest?
The Comprehensive Plan outlines goals and policies for multi-family developments and states
“RM uses should be located near arterial or collector streets,”and generally encourages any
new multi-family development to blend into the surrounding neighborhood while preserving
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the natural features of the site.Goals for the Edmonds Way Corridor are also discussed in
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the Comprehensive Plan.However, the area of this designation is established as “portions
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of Edmonds Way between the 100Avenue West intersection and Highway 99.”Clearly, this
site does not front onEdmonds Way–but it is fairly close in proximity (Attachment F).The
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File Number PLN199800008
2
Note that the maximum density is not a realistic figure because other variables, such as parking requirements, height limits,
landscaping, and building setbacks further reduce the number of actual dwelling units feasible for a given project.
3
Policies onMultiple Development: 2010 Comprehensive Plan, pages 72-73.
4
Goals for the Edmonds Way Corridor: 2010 Comprehensive Plan, page 77.
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description goes on to say that this area “provides a key link between Edmonds and Interstate
5.”A primary focus of the goals here is to permit small scale multi-family or commercial
land uses that do not contribute significantly to traffic congestion. Because the properties are
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situated along 244
Street SW, which is a “Minor Arterial,” any future small scale
development should be able to be designed so as not to interfere with congestion along this
road.If the owner’s goal is the be able to apply for a rezone to one of the multi-family (RM)
zones, then changing the Comprehensive Plan designation to either“Edmonds Way
Corridor,” “Multi Family –High Density,” or “Multi Family –Medium Density” would suit
their needs.
2.
Is the proposed amendment detrimental to the public interest, health, safety or welfare of
the city?
The proposed amendment will not be detrimental.At this time, nothing is proposed other
than a change in designation. If it were approved, then we could expect the owners to apply
for a rezone to propose a change in zoning from Single Family Residential (RS-8) Multiple
Residential (RM-1.5), which would then be consistent with the adjacent zoning. A rezone
application would analyze the relationship between the proposed zoning change to the
existing land uses and zoning of nearby property; whether there has been sufficient change in
the character of the immediate or surrounding area or in city policy to justify the rezone;
whetherthe property is economically and physically suitable for the uses allowed under the
existing and proposed zoning; and, the relative gain to the public health, safety, and welfare
when compared to the potential increase/decrease in value to the property owners.
3.
Does the proposed amendment maintain the appropriate balance of land uses within the
city?
The Edmonds Way Corridor makes up 0.6% of the city’sland, while Single Family Urban
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makes up 40.5%.A shift of a cumulative0.88 acres from Single Family Urban to Edmonds
Way Corridor will not drastically disrupt the balance of land uses within the city. Further, the
Comprehensive Plan explains that 54.8% of the existing land use in the City is single family
(3,142 acres), while only 4.8% is multi-family (274 acres) and 4.6% is commercial (261
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acres).An eventual shift (through a future rezone) of less than one acrefrom single family
to either multi-family or commercial will also not drastically disrupt the balance of land uses
within the city.
4.
Is the subject parcel physically suitable for the requested land use designation and the
anticipated land use development, including, but not limited to, access, provision of
utilities, compatibility with adjoining land uses and absence of physical constraints?
The subject parcels are physically suitable for the proposed designation change. The area is
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flat and the intensity of development increases as you travel east along 244Street SW
towards Highway 99and Interstate 5. Theseparcels are adjacent to the border of the more
intense corridor designation, so the adjoining land uses are both single family (to the north
and west) and multi-family to the east.
5
Figure 8: General Use Categories by % of City Land Area: 2010 Comprehensive Plan, page 38.
6
Figure 1: Existing Land Use:2010 Comprehensive Plan, page 9.
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III.CONCLUSIONS
A.
The proposal is consistent with the Comprehensive Plan andis in the public interest, in that it
could potentially (through a future rezone) create additional dwelling units that could
accommodate the influx of population into the city.
B.
The instant proposal would not be detrimental to the public interest, health,safety or welfare of
the city.
C.
The proposal would maintain the appropriate balance of land uses within the city.
D.
The subject parcels are physically suitable for the requested land use designation and the
anticipated land use development (a future rezone toan RMzone), including access, provision of
utilities, compatibility with adjoining land uses and absence of physical constraints.
E.
Because the subject property is situated between both single family and multi-family
developments, it is not appropriate tochange the designation to “Edmonds Way Corridor” which
could allow a future rezone to a commercial zone. Multiple Residential (RM) zoning is an
appropriate transition between the RS-8 zone to the north and west and the RM-1.5 zone to the
east.
F.
The Planning Board should consider a Comprehensive Plan designation change to a more intense
use of the land. Because this site is in a transitional neighborhood, a “Multi Family” designation
ismore appropriate than the “Edmonds Way Corridor” designation.“Multi Family –High
Density” is adjacent to the east while a neighborhood in the vicinity has obtained a designation
change to “Multi Family –Medium Density.” The “Medium Density” designation would provide
for a smoother transition between the single family and “High Density” properties adjacent to this
site.
IV.RECOMMENDATION
A.
Based on the findings of fact, conclusions, and attachments to this report, staff recommends that
DENY
the Planning Board make a recommendation to the City Council to the request to change
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the designation of three parcels at 8609, 8611, and 8615 244Street SW from “Single Family
Urban 1” to “Edmonds Way Corridor” on the Comprehensive Plan Map.
B.
Based on the findings of fact, conclusions, and attachments to this report, staff recommends that
APPROVE
the Planning Board make a recommendation to the City Council to a change in
designation from “Single Family Urban 1” to “Multi Family –Medium Density” because it would
be an appropriate transition between the more intense corridor designation and the single family
residential designation.
V.PARTIES OF RECORD
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A.Sidney Odgers
| 8615 244Street SW, Edmonds WA 98026
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B.Ken & Audrey DarwinStreet SW, Edmonds WA 98026
| 8611 244
C.City of Edmonds
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VI.ATTACHMENTS
A.
Land Use Applications
B.
Narrative
C.
Site Plan
D.
Structure Plan and Photos
E.
Zoning/Vicinity Map
F.
Comprehensive Plan Map
G.
Comprehensive Plan Excerpts
H.
SEPA Checklist and DNS
I.
Public Notice
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