STF20150005 Aldercrest.pdfMarch 6, 2015
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1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 * Fax: 425.771.0221 ® Web: raw�r.c,ra���acw&ac.n cad
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
B & C Zoning
Attn: Ryan Magers
3000 S. Berry Road, Suite 110
Norman, OK 73072
RE: Aldercrest Health and Rehabilitation Center at 21400 72°a Avenue West —
Edmonds, WA
File Into. STF20150005
Dear Mr. Magers:
This letter is in response to your inquiry received by the Planning Division on February 20, 2015
regarding the Aldercrest Center. Specific answers to each of your questions follow:
Zonin : The current zoning designation is "Multiple Residential" (RM -1.5). The property was
rezoned in 1973 (Ordinance 1662) from a commercial zoning district to the multi -residential
zoning district. At that time convalescent homes and nursing homes were a permitted use under
the multi -residential zoning per section 12.13.110(g) of the Edmonds Zoning Code. A
subsequent building permit was issued in 1974 for the construction of the facility.
Since 1974, the property has remained a multi -residential zoning however the zoning code has
changed. I have attached the current Edmonds Community Development Code (ECDC) chapter
16.30 for your convenience, which outlines the permitted uses for this zone. Convalescent
homes are now a conditional use. The Aldercrest Health and Rehabilitation Center may continue
to operate but any expansion may require a conditional use permit to be issued prior to receiving
building permits for the expansion pursuant to ECDC section 17.40.010 — Nonconforming uses
(copy attached).
Adjacent zoning and land uses: I have attached a map showing the adjacent zoning districts.
The land use north of the property is a park and ride parking lot operated by the County transit
system. East of the property is a medical office building with a heating and cooling repair
business just south of the medical offices. Immediately south of the property is an assisted
living/memory care facility. West of the property are residential apartments.
Code Violations: The City does not have any unresolved building/zoning violations and/or
complaints currently pending on the property.
Certificate of Occupancy: Please review the attached Certificate of Occupancies and contact
a Permit Coordinator in the Building Division at (425) 771-0220 if you have any questions.
Approved Site Plan and/or Conditions of Approval: I have attached the approved site plan
associated with the original building permit (BLD 19740298).
If you have any questions, please don't hesitate to contact me at 425.771.0220 or via email at
sean.conrad@edmondswa.gov.
Sincerely,
Sean Conrad, Associate Planner
Development Services Department
CITY OF EDMONDS
Attachments:
1. ECDC 16.30 —Multiple Residential.
2. ECDC 17.40. 010 — Nonconforming Uses.
3. Edmonds Zoning Map (clipped to site).
4. Certificates of Occupancy.
N
Sections:
Chapter 16.30
RM — MULTIPLE RESIDENTIAL
16.30.000
Purposes.
16.30.010
Uses.
16.30.020
Subdistricts.
16.30.030
Site development standards.
16.30.040
Site development exceptions.
16.30.000 Purposes. P SHARE
The RM zone has the following specific purposes in addition to the general purposes for residential zones of
ECDC 16.00.010 and 16.10.000:
A. To reserve and regulate areas for a variety of housing types, and a range of greater densities than are
available in the single-family residential zones, while still maintaining a residential environment;
B. To provide for those additional uses which complement and are compatible with multiple residential uses.
[Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.010 Uses. D SHORE
A. Permitted Primary Uses.
1. Multiple dwellings;
2. Single-family dwellings;
3. Retirement homes or congregate care facilities, assisted living facilities;
4. Group homes for the disabled, foster family homes and state -licensed group homes for foster
care of minors; provided, however, that halfway houses and group homes licensed for juvenile
offenders are not permitted uses in a residential zone of the city;
5. Boarding houses and rooming houses;
6. Housing for low income elderly in accordance with the requirements of Chapter 20.25 ECDC;
7. Churches, subject to the requirements of ECDC 17.100.020;
8. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R);
9. Local public facilities that are planned, designated, and sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
10. Neighborhood parks, natural open spaces, and community parks with an adopted master
plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. All permitted secondary uses in the RS zone, if in conjunction with a single-family dwelling;
2. Home occupations, subject to the requirements of Chapter 20.20 ECDC;
3. The keeping of one domestic animal per dwelling unit in multiple -family buildings, according
to Chapter 5.05 ECC;
4. The following accessory uses:
a. Private parking,
b. Private swimming pools and other private recreational facilities,
c. Private greenhouses covering no more than five percent of the site in total;
5. Commuter parking lots containing less than 10 designated parking spaces in conjunction with
a church, school, or local public facility allowed or conditionally permitted in this zone. Any
additionally designated parking spaces that increase the total number of spaces in a commuter
parking lot to 10 or more shall subject the entire commuter parking lot to a conditional use
permit as specified in subsection (D)(2) of this section, including commuter parking lots that are
located upon more than one lot as specified in ECDC 21.15.075.
C. Primary Uses Requiring a Conditional Use Permit.
1. Offices, other than local public facilities;
2. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
3. Day-care centers and preschools for 13 or greater children;
4. Hospitals, convalescent homes, rest homes, sanitariums, and assisted living facilities;
5. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the
criteria for regional public facilities as defined in ECDC 21.85.033;
6. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
7. High schools, subject to the requirements of ECDC 17.100.050(G) through (R);
8. Regional parks and community parks without a master plan subject to the requirements of
ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Day-care facilities or preschools of any size to be operated in a separate, nonresidential
portion of a multifamily residential dwelling primary permitted structure operated primarily for the
benefit of the residents thereof;
2. Commuter parking lots with 10 or more designated parking spaces in conjunction with a
church, school, or local public facility allowed or conditionally permitted in this zone. [Ord. 3943
§ 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.020 Subdistricts.:b
There are established four subdistricts of the RM zone, in order to provide site development standards for
areas which differ in topography, location, existing development and other factors. [Ord. 3943 § 2 (Exh. 1),
2013; Ord. 3627 § 1, 2007].
16.30.030 Site development standards'::.
SHARE
................................................ ..:.............:::.:................:..
A. Table.
2 RS setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM zones.
' See definition of townhouse.
The maximum base height of any building fronting on Edmonds Way may be increased to 35 feet if the following
apply to the site and proposed development:
(a) At least two of the following techniques shall be incorporated into the building and/or site's design:
(1) Achievement of at least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County
Tomorrow. The number of affordable units must be at least 15 percent of the gross number of units proposed;
(3) Low impact development (LID) techniques are employed. LID best management practices include, but are not
limited to: bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and
depth, minimal excavation foundations, vegetated roofs, and water re -use.
B. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code (Chapter 20.60
ECDC) for additional standards. The following design standards shall also apply to buildings within the RM -EW
zone:
1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with
preferred building materials which include natural stone, wood, architectural metal, brick and
glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they
Minimum Lot Area
Minimum
Minimum
Minimum
Maximum
Maximum
Subdistrict
Per Dwelling Unit'
Street
Side
Rear
Height
Coverage
(Sq. Ft.)
Setback
Setback
Setback
RM -1.5
1,500
15'
10'
15'
25"
45%
RM -EW
1,500
15'
10'
15'
25'4
45%
RM -2.4
2,400
15'
10'
15'
25"
45%
RM -3
3,000
15'
15'
15'
25"
45%
Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit
have a slope of four
inches in 12 inches or greater.
2 RS setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM zones.
' See definition of townhouse.
The maximum base height of any building fronting on Edmonds Way may be increased to 35 feet if the following
apply to the site and proposed development:
(a) At least two of the following techniques shall be incorporated into the building and/or site's design:
(1) Achievement of at least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County
Tomorrow. The number of affordable units must be at least 15 percent of the gross number of units proposed;
(3) Low impact development (LID) techniques are employed. LID best management practices include, but are not
limited to: bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and
depth, minimal excavation foundations, vegetated roofs, and water re -use.
B. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code (Chapter 20.60
ECDC) for additional standards. The following design standards shall also apply to buildings within the RM -EW
zone:
1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with
preferred building materials which include natural stone, wood, architectural metal, brick and
glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they
replicate the appearance of the listed preferred materials. At least 55 percent of building facade
materials must be salvaged, recycled content, bio -based or indigenous
C. Location of Parking. No parking spaces may be located within the street setback. [Ord. 3943 § 2 (Exh. 1),
2013; Ord. 3627 § 1, 2007].
16.30.040 Site development exceptions., SHARE
................................................................................
A. Maximum height for accessory structures is 15 feet.
B. Satellite Television Antenna. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050,
C. Setback Encroachments.
1. Eaves and chimneys and bay windows, utility lines and meters, and "similar minor
improvements," etc., may project into a required setback not more than 30 inches.
2. Except as authorized by subsection (C)(3) of this section, uncovered and unenclosed
porches, steps, patios, and decks may project into a required setback not more than one-third of
the required setback, or four feet, whichever is less; provided, that they are no more than 30
inches above the ground level at any point.
3. In the RM — Edmonds Way zone, uncovered and unenclosed porches, steps, patios, and
decks may occupy up to one-half of the required street setback area along Edmonds Way;
provided, that these structures or uses are located no more than 20 feet above the ground level
at any point.
D. Corner Lots. Corner lots shall have no rear setback; all setbacks other than street setbacks shall be side
setbacks. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3652 § 1, 2007; Ord. 3627 § 1, 2007].
17.40.010 Nonconforming uses. «H»ms
A. Definition. A nonconforming use is one which was once allowed by applicable land use regulations, butis no
longer allowed, due to the passage or later change of the ordinance codified in this chapter or a prior
ordinance.
B. Continuation. A nonconforming use may continue, unless required to be abated by subsection (C) of this
section, but Kmay not boexpanded inany way, including additional lot area, floor area, height, number cf
employees, equipment, or hours of operation, except as otherwise provided in ECDC -1-7-,4Q..050..
C. Lapse of Time.
1. If a nonconforming use ceases for a period of six continuous months, any later use of the
property occupied by the former nonconforming use shall conform to this zoning ordinance.
Uses such as agricultural uses, which vary seasonally, shall be deemed abandoned if the
seasonal use is not utilized during one full season consistent with the traditional use.
2. If nonconforming naeidmnde| use ceases because its building is damaged in excess of 75
percent of its replacement cost, the use may be reestablished if, but only if, an application for a
building permit which vests ao provided in ECDC1%.D8IL"1..5. etoeq.. iofiled within 18 months of
the date such damage occurred. After the application has been filed, only one 180 -day
extension may begranted.
3. The right of reestablishment of use described in subsection (C)(2) of this section shall not
apply if:
a.The building orstructure was damaged ordestroyed due 1nthe unlawful act of the
owner or the owner's agent; or
b. The building is damaged or destroyed due to the ongoing neglect or gross negligence of
the owner or the owner's agent.
In the event that subsection (C)(3)(a) or (b) of this section apply, the nonconforming use shall be
abated if damage exceeds 25 percent of replacement cost. "Replacement cost" shall be
determined as provided in ECDC .1_%,40.020(F).
D. Conditional Uses. A legal use does not become nonconforming because the zone in which it is located is
changed to a zone district which requires a conditional use permit for the use. However, the use may not be
expanded, as provided for in subsection (B) of this section, without obtaining a conditional use permit. [Ord.
3696 § 1, 2008].
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