StaffReport_OdgersRezone.pdf
CITY OF EDMONDS
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121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
PLANNING DIVISION ADVISORY REPORT
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
To:
City of Edmonds Planning Board
From:
__________________________
Gina Janicek, Associate Planner
File:PLN20120029
A Type IV-Brezone application initiated by ownersSid
Odgers & Ken Darwin to change the zoning designation for their
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properties located at 8609/8611/8615 244Street SW from Single Family
Residential “RS-8” to Multiple Residential “RM-2.4.” The
Comprehensive Plan designation for these properties was amended last
year from “Single Family Urban 1” to “Multi Family Medium Density.”
Public Hearing:October 10, 2012 at 7:00 PM
Edmonds City Council Chambers / Public Safety Complex
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250 5Avenue North, Edmonds WA 98020
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Odgers/Darwin Rezone: File PLN20120029
CITY OF EDMONDS
I.INTRODUCTION
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121 5Avenue North, Edmonds WA 98020
A.Applicant:
Property owners Sid Odgers & Ken Darwin (Attachment B).
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
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DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
B.Site Location:
Three parcels located at 8609, 8611, and 8615 244Street SW
(Attachment A).
C.Request:
To change the zoning designation from Single Family Residential “RS-
8” to Multiple Residential “RM-2.4” to correspond with the Comprehensive Plan
designation that was amended last year.
D.Review Process:
A rezone is a “Type IV-B” application. Staff makes a
recommendation to the Planning Board. The Planning Board conducts a public
hearing and forwards a recommendation to the City Council for a final decision.
The application was submitted on June 25, 2012 and determined to be “complete”
on July 23.A “Notice of Application” was issued (mailed/posted/published) on
August 6 and a combined “Notice of Public Hearing” and “SEPA Determination”
was issued (mailed/posted/published) on September 10 (Attachment G). This
application has demonstrated compliance with the requirements of ECDC Chapter
20.02 (Development Project Permit Applications).
E.Major Issues:
Compliance with ECDC Chapter 20.40(Rezones).
II.FINDINGS OF FACT
A.Site Description:
This is a rectangular site containing three parcels comprised of
a total ofapproximately 0.88 acresor 39,000 square feet (130’x300’).The site
is developed with single family homes. Currently, the zoning designation is
Single Family Residential “RS-8.”
B.Neighboring Development & Zoning:
The neighborhood is mainly developed
with single family homes, with a more intense zoning and development pattern
east of this site ranging frommulti-family to commercial as you travel east along
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244towards Highway 99. The properties to the east are zoned RM-1.5
(Attachment A)while the properties to the north and west are zoned RS-8. The
neighborhood is conveniently located near Highway 99, Interstate 5, with public
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transit available along 244Street SW and a Park & Ride nearby at the Aurora
Village shopping center.The adjacent “RM-1.5” zoned property to the east 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.
C.State Environmental Policy Act:
A Determination of Nonsignificancewas
issued on September 10, 2012 for the proposed change in zoning. No appeals
were received. Therefore, the SEPA requirements have been satisfied for the
proposed change in zoning (Attachment F).
D.Technical Review Committee:
This application was reviewed by the City of
Edmonds Public Works Department, Engineering Division, and Fire District One.
No comments or conditions were noted by the above reviewing bodies.
E.Public Comments:
To date, no public comments have been received.
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Odgers/Darwin Rezone: File PLN20120029
CITY OF EDMONDS
F.Edmonds Community Development Code Compliance:
The Planning Board
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121 5Avenue North, Edmonds WA 98020
shall review the proposed rezone and the following factors shall be considered
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
pursuant to ECDC Chapter 20.40 (Rezones):
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
A.Comprehensive Plan.
Whether the proposal is consistent with the
comprehensive plan;
The Comprehensive Plan designation was changed from “Single Family Urban 1”
to “Multi Family –Medium Density” last year under file AMD20110001. The
compatible zoning classifications for the Multi Family –Medium Density plan
map designation are “RM-2.4” and“RM-3.0” –both of these zoning
classifications would be consistent withthe Comprehensive Plan.There are
several Comprehensive Plan goals and policies for the Multi Family designation
(p. 72-73 of the 2011 Comprehensive Plan), most of which are policiesof how
new multi-family buildings should look in relation to neighboring single family
developments. A discussion on building design would be premature at this point,
but the following policy isstill applicable:
C.2.a.i.
RM uses should be located near arterial or collector streets.
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The proposal is located along 244, which is considered a “minor arterial.”
B.Zoning Ordinance.
Whether the proposal is consistent with the purposes of the
zoning ordinance, and whether the proposal is consistent with the purposes of the
proposed zone district;
The current zoning designation allows one single family home per lot. The
proposed new zoning designation of “RM-2.4” would allow a density of 16
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dwelling units, maximum(39,000 square feet / 2400 lot area per dwelling unit).
The “RM-3” zoning designation would allow a density of 13 dwelling units,
maximum. The change from single family “RS-8” to multiple residential “RM-
2.4”would mean a potential increase in dwelling units. Below is a comparison of
site development standards between the existing single family zone and the
applicable compatible zoning classificationsfor the Multi Family Medium
Density plan map designation.
Street Side Rear Lot
ZoneHeightParking
SetbackSetbackSetbackCoverage
RS-825’7.5’15’25’35%2
RM-2.415’10’15’25’45%2
RM-315’15’15’25’45%2
C.Surrounding Area.
The relationship of the proposed zoning change to the
existing land uses and zoning of surrounding or nearby property;
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The maximum density isn’t a realistic figure, because other variables such as parking
requirements, height limits, landscaping, and building setbacks further reduce the number of
dwelling units feasible for a given project.
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Odgers/Darwin Rezone: File PLN20120029
CITY OF EDMONDS
Uses in the subject area are single family. The surrounding area contains a mix of
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121 5Avenue North, Edmonds WA 98020
uses, including multi-family and single-family. The approval of a medium
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
density plan map designation meant that the applicable zoning classifications
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
could either be “RM-2.4” or “RM-3.” When the zoning map was analyzed
(Attachment A)it was discovered that there are a few areas nearby that share
similar characteristics with this neighborhoodthathave a “RM-2.4” zoning
classificationsandwiched between a more intense zone and the more restrictive
“RS-8” zone. See attached zoning map for these areas.The proposed “RM-2.4”
zoning classification would make anappropriate transitionbetween the other
zonesat this location.
D.Changes.
Whether there has been sufficient change in the character of the
immediate or surrounding area or in city policy to justify the rezone;
The Comprehensive Plan designation for these properties was changed in 2011.
At that time, a potential rezone to “RM-2.4” was discussed at length. The
determination was made to designate these properties mediumdensity instead of
highdensity, which could have allowed for a “RM-1.5” rezone application
(resulting in a maximum density of 26 dwelling units) but instead only allows for
a rezone application of either “RM-2.4” or “RM-3.”
E.Suitability.
Whether the property is economically and physically suitable for
the uses allowed under the existing zoning, and under the proposed zoning. One
factor could be the length of time the property has remained undeveloped
compared to the surrounding area, and parcels elsewhere with the same zoning;
The neighborhood comprising the subject properties has long been developed
with either single family homes or apartments.The site is located on a “minor
arterial” so the traffic impact to the neighborhood would be minimal. If zoned for
multi-family use, a future development application would be required to submit a
traffic impact analysis. Also, a SEPA review would need to be conducted for any
proposal with more than 4 dwelling units. A thorough design review by the
Architectural Design Board would also be required. Rest assured, there are many
future reviews required for a proposed redevelopment of this site. Also, at 39,000
square feet, the applicants could apply for a subdivision under the current RS-8
zoning classification which could yield a maximum of 4 dwelling units, which
indicates that the site is currently underutilized.See also II.B for a discussion on
how this site is near transit opportunities and the urban hub “Aurora Village.”
F.Value.
The relative gain to the public health, safety and welfare compared to
the potential increase or decrease in value to the property owners.
There is a potential increase in value to the applicants, because if the rezone is
approved, then the property could eventually be developed with multiple dwelling
units, whereas now the zoning constraints require only one house per lot.Also,
all of the RM-zones would allow an applicant to propose an office use (through
the conditional use permit process, which requires a public hearing before the
Hearing Examiner).Because the site access for the nearest properties to the west
is 130’ from this site’s closest property lines, there seems to be less of an impact
based on how the neighboring lots are currently developed.The greatest impact
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Odgers/Darwin Rezone: File PLN20120029
CITY OF EDMONDS
of a future development would be for the single family homes to the west,
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121 5Avenue North, Edmonds WA 98020
however, no questions or comments about this application have been received to
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
date.Lastly, the tax base would be increased by allowing more dwelling units
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
(RM) or a potential office use (through an approved CUP).
To clarify, the above items A through F are factors for consideration only and do
not represent code requirements. Through the discussion of these items we can
better understand a proposal’s impact to the City of Edmonds and whether or not
it should be approved.
III.CONCLUSIONS
A.
The proposal is consistent with the Comprehensive Plan, which was amended last
year in order to increase the development potential for these lots.
B.
The proposal is consistent with proposedzoning district, in that single family
homes are still permitted primary uses in multiple residential zones.
C.
The proposal is appropriate given the surrounding area, because it would act as a
transition between the single family lots to the west and the high density lots to
the east.
D.
There has been sufficient change inthe City’s policyto justify the rezone
(AMD20110001).
E.
The neighborhood appears to be both economically and physically suitable for the
proposed zoning designation, as the property is flat and is located on an arterial.
F.
There does not appear to be again in public health/safety/welfare compared to the
potential increase in value to the property owners.There would be an increase in
the tax base if we allowed a potential for more dwelling units, which would
benefit the City as well as the property owner.
G.
Aftertakinginto consideration the above rezone factors, the rezone should be
approved.
IV.RECOMMENDATION
Based on the findings of facts, analysis, conclusions, and attachments to this report, staff
recommends that the Planning Board make a recommendation to the City Council to
APPROVE
the requested rezone from Single Family Residential “RS-8” to Multiple
Residential “RM-2.4.”
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Odgers/Darwin Rezone: File PLN20120029
CITY OF EDMONDS
V.ATTACHMENTS
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121 5Avenue North, Edmonds WA 98020
A.
Zoning map.
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
B.
Land use application form.
C.
Criteria statement.
D.
ECDC Chapter 20.40 (Rezones).
E.
ECDC Chapter 16.30 (RM –Multiple Residential).
F.
SEPA DNS and Environmental Checklist.
G.
Public Notices.
VI.PARTIES OF RECORD
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A.Sid Odgers
–8615 244Street SW, Edmonds WA 98026.
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B.Ken Darwin
–8611 244Street SW, Edmonds WA 98026.
C.City of Edmonds Planning Division.
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