ZoningCompliance_21616-76thAveW.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
September 26, 2012
Healthcare Realty Trust Incorporated
3310 West End Avenue, Suite 700
Nashville Tennessee 37203
Attention: General Counsel
Waller Lansden Dortch & Davis, LLP
Nashville City Center
511 Union Street, Suite 2700
Nashville Tennessee 37219-1760
Attention: Jeffrey A. Calk, Esq.
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RE:Zoning Verification Letter for 21616 76Avenue West, Edmonds WA(the “Property”)
Parcel A: #00461000100101
Parcel B: #00529500000600
Dear Sir or Madam:
This letter is to confirm the following:
1.The above referenced property is currently zoned Multiple Residential “RM-2.4.” Please
take a look at the RM-2.4 zoning code (ECDC 16.30) attached.Parcel A is known as
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21616 76Avenue West (Stevens Professional Center) while Parcel B is known as 21708
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76Avenue West (it appears to be part of the parking lot for Stevens Professional Center
and the Snohomish County Assessor’s Office classifies the parcel as “vacant”).
2.The use of the property for healthcare services, professional and medical offices and
associated parking are conditionally permitted uses under the RM zoning classification
only because there has been an approved Conditional Use Permit approved (file CU-
1977-25withan expansion under file CU-1991-69). Hospitals are not permitted outright
and wouldrequire an approved Conditional Use Permit pursuant to ECDC 16.30.010.C.4.
3.There are no known zoning violations, non-conforming uses, violations of setback
requirements or violations of parking regulations with respect to the property. As
mentioned above, special zoning conditions are applicable (the Conditional Use Permits
listed above grant special zoning privileges to this site allowing professional and medical
office uses where they would not otherwise be permitted outright).Three variance from
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Development Services Department – Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.EdmondsWA.gov.
standards were issued for this property. In 1991, there was a height and parking variance
approved (file V-1991-19), in 2002 there was a setback variance approved for the
location of mechanical equipment (V-2002-196) as well as a setback variance approved
in 2009 for the location of mechanical equipment in the setback area (V-2009-28).
The above referenced files are public records that can be requested –although much information
is available online. I’d be happy to help you track down additional information should you so
choose. If you have any questions, please don’t hesitate to contact me at (425) 771-0220,
extension 1778 or via email at Gina.Janicek@EdmondsWA.gov. Thank you for your interest in
development in Edmonds.
Sincerely,
Gina Janicek
Associate Planner
enc:ECDC 16.30: RM –Multiple Residential.
Request Letter
cc:File STF20120012
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Development Services Department – Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.EdmondsWA.gov.
Chapter 16.30 RM – MULTIPLE RESIDENTIAL
Chapter 16.30
RM – MULTIPLE RESIDENTIAL
Sections:
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.
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 zone, while still maintaining a residential
environment;
B. To provide for those additional uses which complement and are compatible with multiple
residential uses. \[Ord. 3627 § 1, 2007\].
16.30.010 Uses.
A. Permitted Primary Uses.
1. Multiple dwellings;
2. Single-family dwellings;
3. Retirement homes;
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;
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Chapter 16.30 RM – MULTIPLE RESIDENTIAL
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;
4. Hospitals, convalescent homes, rest homes, sanitariums;
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 of any size to be operated in a separate, nonresidential portion of a
multifamily residential dwelling 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. \[Ord.
3627 § 1, 2007\].
16.30.020 Subdistricts.
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.
These subdistricts shall be known as the RM-1.5, RM Î Edmonds Way (RM-EW), RM-2.4, and RM
-3 zones. \[Ord. 3627 § 1, 2007\].
16.30.030 Site development standards.
A. Table.
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Chapter 16.30 RM – MULTIPLE RESIDENTIAL
Minimum
Lot
Area Per
3
Minimum
Dwelling MinimumMinimum
MinimumParking
StreetSide
4
Unit
RearMaximumMaximum(Spaces
22
Subdistrict(Sq. Ft.)SetbackSetbackSetbackHeightCoveragePer Unit)
RM-1.51,50015 10 1545%2
1,5
25
45%2
RM-EW1,500151015
5,6,7
25
RM-2.42,40045%2
15 1015
1,5
25
RM-33,00015151545%2
1,5
25
1
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.
3
See Chapter 17.50 ECDC for specific parking requirements.
4
See definition of townhouse.
5
Maximum height for accessory structures of 15 feet.
6
The maximum base height of any building fronting on Edmonds Way may be increased to 30
feet if the following apply to the site and proposed development:
(a) At least 50 percent of the parking for the subject building shall be enclosed inside a building or
buildings;
(b) The subject property is at least five feet lower at its lowest elevation than any adjacent
residentially (R) zoned property measured at its lowest elevation; and
(c) The proposed development integrates low impact development techniques where reasonably
feasible. For the purposes of this subsection, Ðlow impact development techniquesÑ shall include,
but shall not be limited to, the following: the use of bioswales, green roofs, and grasscrete.
ÐReasonably feasibleÑ shall be determined based upon the physical characteristics of the property
and its suitability for the technique; cost alone shall not make the use of the impact development
unreasonable or unfeasible.
7
In addition to any height bonus under note 6, the building may extend up to an additional five
feet if all portions of the roof above the height limit (after adding the height bonus under note 6)
provide a minimum 15 percent slope or pitch.
B. Signs and Design Review. See Chapters 20.10 and 20.60 ECDC for regulations.
C. Location of Parking. No parking spaces may be located within the street setback.
D. Landscaping. In addition to the landscaping requirements set forth in Chapter 20.13 ECDC, any
development in the RM Î Edmonds Way zone shall retain at least 35 percent of the existing
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Chapter 16.30 RM – MULTIPLE RESIDENTIAL
healthy significant trees within the side and rear setbacks of the development site. The applicant
shall retain an arborist to determine the health of all significant trees within the side and rear
setbacks. For the purposes of this section, Ðsignificant treeÑ shall be defined as any tree with a
caliper greater than six inches measured at four feet above grade. Where it is not reasonably
feasible for the applicant to retain 35 percent of the existing healthy significant trees within the side
and rear setbacks, the applicant may replace any significant trees below the 35 percent threshold
as follows: each significant tree removed that reduces the percentage of retained significant
healthy trees below 35 percent shall be replaced with three new trees, each of no less than three-
inch caliper measured at four feet above grade. \[Ord. 3627 § 1, 2007\].
16.30.040 Site development exceptions.
A. Housing for the Elderly. Housing projects for the elderly are eligible for special parking and
density provisions. See Chapter 20.25 ECDC.
B. Satellite Television Antenna. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.050 and reviewed by the architectural design board.
C. Setback Encroachments.
1. Eaves and chimneys 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 Î 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. \[Ord. 3652 § 1, 2007; Ord. 3627 § 1, 2007\].
This page of the Edmonds City Code is current through Ord. City Website: http://www.ci.edmonds.wa.us
3868, passed December 20, 2011.(http://www.ci.edmonds.wa.us)
Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 771-0245
Edmonds City. Users should contact the City Clerk's Office for Code Publishing Company
ordinances passed subsequent to the ordinance cited above. (http://www.codepublishing.com/)
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