StaffReport_STF-08-15.pdf
PLANNING DIVISION
TEMPORARY USE PERMIT – ADMINISTRATIVE STAFF DECISION
TEMPORARY PROJECT SALES OFFICE AT ARBOR VILLA
FileSTF-2008-15:
FileSTF-2008-15:
Application by Mark J. Johnson to use an existing multiple-residential dwelling unit as a temporary
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project sales office. The temporary project sales office is proposed at 7501 212 Street SW (unit A-4) in
the Multiple Residential (RM-2.4) zone.
PropertyOwner/Applicant:SiteLocation:
PropertyOwner/Applicant:SiteLocation:
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Mark J. Johnson 7501 212 Street SW (unit A-4) in the Multiple
Pacific NW Property Management Residential (RM-2.4) zone.
PO Box 1044
Edmonds WA 98020
ProjectProposal:
ProjectProposal:
The applicant is requesting a Temporary Use Permit to use an
existing dwelling unit at the Arbor Villa Condominium site as a
Site
Site
temporary project sales office. The office would be used by the
owner and his (approximately two) employees as a sales office
for the remaining Arbor Villa dwelling units. The proposed use
of the office is to aid in the sale of the on-site condominium
units. Permanent offices are a conditional use in the RM zones,
however no conditional use permits have been applied for at
this site so the sales office would need to be eventually
converted back to a dwelling unit (unless a conditional use
permit is applied for and obtained) as required by ECDC
17.70.005.B.
ReviewProcess:
ReviewProcess:
This permit is processed as a Temporary Use Permit (staff decision) pursuant to ECDC 20.95.040 (Staff
Decision – No Notice Required).
Staff Report for STF-2008-15
Temporary Project Sales Office at Arbor Villa
Page 2 of 3
MajorIssues:
MajorIssues:
Compliance with ECDC Section 16.30 (Multiple Residential Development Standards).
Compliance with ECDC Section 17.70 (Temporary Uses).
Compliance with ECDC Section 20.95.040 (Application and Staff Review).
Analysis:
Analysis:
A.Facts:
General
1.
The proposal is a request to use a dwelling unit as a temporary project sales office with no new
construction; therefore, review under the State Environmental Policy Act (SEPA) is not required.
Both the City and the applicant have complied with SEPA requirements.
2.
The proposed Temporary Use Permit has been reviewed and evaluated by the City’s Fire
Department, Engineering Division, Parks and Recreation Department, the Public Works
Department, and the Building Division. No conditions were requested or pertinent comments
made by the reviewing bodies.
ECDC 16.30 – Multiple Residential
3.
This property is located in the Multiple Residential (RM-2.4) zone. No exterior or interior
changes are proposed with this temporary use permit.
4.
ECDC 16.30.000.B states that the intent of the RM zone is “to provide for those additional uses
which compliment and are compatible with multiple residential uses.”
5.
ECDC 16.30.010.C.1 states that offices are a primary use in the RM zone, however a conditional
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use permit is first required.
6.
ECDC 16.30.010.B.2 permits home occupations as a permitted secondary use in the RM zone. If
the future owner of unit A-4 would like to have a home-based business, then the requirements of
ECDC 20.20 (Home Occupations) apply.
ECDC 17.70 – Temporary Uses
7.
ECDC 17.70.005.A defines a project sales office as a, “space within an otherwise permitted
building used temporarily to support the sale of multifamily or condominium units.”
8.
ECDC 17.70.005.B provides conditions for approval, noting that “A project sales office or sales
model is only permitted to occur on the property containing the project or unit(s) being offered
for sale. The sales office of sales model shall be discontinued and removed prior to occupancy of
the last available unit for sale on the property.”
9.
Temporary use permits are reviewed as a staff decision, and no notice is required.
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If the applicant would like to eventually keep unit A-4 as an office in the RM zone, then a conditional use permit must be
applied for and obtained. ECDC 20.05 lists the criteria for approval of conditional use permits, and emphasizes that the proposed
use must not be detrimental.
Staff Report for STF-2008-15
Temporary Project Sales Office at Arbor Villa
Page 3 of 3
ECDC 20.95.040 – Staff Decision (No Notice Required)
10.
Staff decisions allow staff to approve, conditionally approve, or deny the application based on the
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staff report. The decision shall be in writing and is appealable to the Hearing Examiner.
11.
No notice was required, and no notice was provided; no public comments have been received.
B.Conclusions:
1.
The proposal is consistent with the intent of the Multiple Residential chapter (ECDC 16.30).
2.
The proposal, as stated and conditioned, is consistent with the requirements of the Temporary Use
chapter for project sales offices (ECDC 17.70.005).
3.
The requirements of ECDC 20.95.040 (Staff Decision – No Notice Required) have been satisfied.
Staff finds that the request should be approved, with conditions, based on the contents of the staff
report and its attachment.
Decision:
Decision
Based on the facts, conclusions, and attachment to this report, staff finds that the application for a
Temporary Use Permit for a project sales office at Arbor Villa Condominiums (file number STF-2008-15)
APPROVED with the following condition:
is
1.
The sales office shall be discontinued and removed prior to occupancy of the last unit available for
sale on the property.
Attachment:
Attachment:
1.
Land Use Application
I have reviewed the application for compliance with the Edmonds Community Development Code.
______________________________________________________________________________
Gina Coccia, Associate Planner – Planning Division Date
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The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any person wishing to file
or respond to a recommendation or appeal should contact the Planning Division for further procedural information.
Request for Reconsideration – Section 20.95.040.C allows staff to reconsider their decision if a written request is filed within
fourteen (14) working days of the date of the posting of the decision.
Appeals – Section 20.95.040.C describes that appeals of a staff decision are reviewed by the Hearing Examiner. Appeals shall
be made in writing, and shall include the decision being appealed along with the name of the project applicant and the date of the
decision, the name and address of the individual or group appealing the decision, their interest in the matter, and reasons why the
appellant believes the decision to be wrong, and the fee. The appeal must be filed with the Community Development Director
within fourteen (14) calendar days after the date of the decision being appealed, pursuant to ECDC 20.105.030 (appeal of a staff
decision).