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2022-12-08 Hearing Examiner Packeto Agenda - Edmonds Hearing Examiner tn.. }nyo REGULAR MEETING COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 DECEMBER 8, 2022, 3:00 PM REMOTE MEETING INFORMATION JOIN THE ZOOM MEETING AT: HTTPS//ZOOM Meeting ID: Call in to meeting: 253-215-2782 (US Tacoma) Password: CALL TO ORDER APPROVED MINUTES PUBLIC HEARING 1. PLN2022-0058 Conditional Use Permit for Floresh Wellness Clinic PUBLIC COMMENT ADJOURNMENT GENERIC AGENDA ITEMS Edmonds Hearing Examiner Agenda December 8, 2022 Page 1 3.1 Hearing Examiner Agenda Item Meeting Date: 12/8/2022 PLN2022-0058 Conditional Use Permit for Floresh Wellness Clinic Staff Lead: Michele Q. Szafran Department: Planning Division Prepared By: Michele Szafran Background/History N/A Staff Recommendation Approve with Conditions Narrative Christina Davis on behalf of Floresh Wellness has requested a conditional use permit to allow for a health clinic in a portion of an existing building located at 9724 Edmonds Way within the (WMU) Westgate Mixed -Use zone. The site is currently developed and only an interior remodel is proposed for the existing building. The WMU zone allows for health clinics as a primary use requiring a conditional use permit pursuant to Edmonds Community Development Code (ECDC) 16.110.010.(A). Conditional use permits are Type III-B decisions under ECDC 20.01.003. The subject application is for a conditional use permit for the proposed use only, and does not include design review nor review of any applicable building permit applications. Any changes that are proposed to be made to the site, including but not limited to, any modifications to the existing structures, changes to the site layout, and landscaping will be reviewed under applicable building permit and design review applications. Attachments: PLN2022-0058 Staff Report & Attachments Packet Pg. 2 3.1.a CITY OF EDMONDS 121 5`h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.4ov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Conditional Use Permit for Floresh Wellness File Number: PLN2022-0058 Date of Report: November 29, 2022 Reviewed By: L Michele Q. Szafran, Planner Applicant: Christina Davis Location: 9724 Edmonds Way SUMMARY OF PROPOSED ACTION: Christina Davis on behalf of Floresh Wellness clinic has requested a conditional use permit to allow for a health clinic in a portion of the existing 2-story building located at 9724 Edmonds Way within the (WMU) Westgate Mixed -Use zone (Attachments 3 & 4) The site is currently developed and other than a minor interior remodel, no exterior changes are proposed to the existing building or site. The WMU zone allows for health clinics, as a primary use requiring a conditional use permit pursuant to Edmonds Community Development Code (ECDC) 16.110.010.(A). Conditional use permits are Type III-B decisions under ECDC 20.01.003. The subject application is for a conditional use permit for the proposed use only and does not include design review nor review of any applicable building permit applications. GENERAL INFORMATION: 1. Property Owner: Denise Murdock 2. Applicant / Business Owner: Christina Davis; on behalf of Floresh Wellness 3. Location: 9724 Edmonds Way, Edmonds, WA 98020 4. Tax Parcel Number: 00434500000100 EXHIBIT 1 Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edmonds Way P Packet Pg. 3 3.1.a 5. Zoning: The site is zoned Westgate Mixed -Use (WMU). Refer to Attachment 6 for a zoning and vicinity map. 6. Request: The applicant is seeking a conditional use permit for a small health clinic. Review Process: For conditional use permit applications that require a public hearing (Type III-B decision), staff reviews the proposal and makes a recommendation to the Hearing Examiner on whether the proposal is consistent with the conditional use permit criteria of ECDC 20.05.010, zoning ordinance, and the City's Comprehensive Plan. Following a public hearing, the Hearing Examiner makes the final decision on the conditional use permit. 8. Compliance Review: a. Compliance with ECDC 16.110 Westgate Mixed -Use b. Compliance with ECDC 17.50 Off Street Parking Regulations c. Compliance with ECDC 20.05 Conditional Use Permits Lot Size: The subject site is approximately 39,243 square feet (0.89 acres per Snohomish County Assessor's records). 10. Existing Use: The current building(s) contains a mix of existing uses and the suite for the proposed clinic was previously used as an office space. 11. Proposed Use: The applicant is proposing a wellness clinic within a portion of the existing building. II. APPLICATION SUBMITTAL: The land use application was received on August 10, 2022, which was the date that the application was formally accepted, the applicant submitted the land use application form (Attachment 1), criteria statement (Attachment 2), a floor plan (Attachment 4), and a site plan which has since been revised. The application was found to be complete on September 7, 2022 (Attachment 5). During review of the application, however, it was found that additional information/clarification was necessary, and staff sent a letter to the applicant requesting such information/clarification on September 9, 2022 (Attachment 5). In response, the applicant submitted a revised site plan (Attachment 3), and a response letter (Attachment 7) on October 4, 2022. III. SEPA THRESHOLD DETERMINATION: Conditional use permits and similar land use decisions are categorically exempt from threshold determination and EIS requirements pursuant WAC 197-11-800(6). IV. PUBLIC NOTICE AND COMMENTS: A "Notice of Application" dated September 21, 2022 was published in the Herald Newspaper, and posted at the subject site on September 21, 2022. The notice was also Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrqonds Way P Packet Pg. 4 3.1.a mailed to property owners within 300 feet of the site on September 21, 2022, using a staff generated mailing list. A "Notice of Public Hearing" dated November 22, 2022 was published in the Herald Newspaper, and posted at the subject site on November 22, 2022. The notice was also mailed to property owners within 300 feet of the site on November 22, 2022 using a staff generated mailing list. See Attachment 8 for documentation of compliance with the public notice requirements. The City has complied with the noticing provisions of ECDC 20.03. To date, no comments have been received on the subject proposal. V. TECHNICAL COMMITTEE: The subject application was reviewed and evaluated by South County Fire, the Building Division, and the Engineering Division. South County Fire recommends a building fire alarm with no other comments regarding the proposal. The Building Division has no comments at this time. The Engineering Division provided a memorandum noting that the information provided with the application is consistent with Title 18 Edmonds Community Development Code and Engineering Standards (Attachment 9). As always, any affected divisions/departments may have comments related to the proposal as part of their respective reviews of any associated building permit applications and/or business license applications. VI. NATURAL ENVIRONMENT: 1. Topography, Soils, Wildlife, and Vegetation: The subject site is relatively level in the vicinity of the existing buildings and the parking areas. The upper parking lot which is east of the commercial buildings slopes up slightly from Edmonds Way and fronts off both Edmonds Way and 97t" Ave W, access to the existing commercial buildings is directly off Edmonds Way. The site contains existing landscaping typical of commercial development. According to the Soil Survey of Snohomish County, Washington, the soils at the project location consist of a mix of soil types, the southern portion of the property are identified as "Alderwood gravelly sandy loam, 15-25% slopes," the north and western portion of the lot are identified as "Urban land," and the south and eastern portion of the upper parking lot is identified as "Everett gravelly sand loam, 0-8% slopes. Most of the site is covered by the existing buildings and pavement for the parking and access drives, the southern portion of the lot is sloped with native vegetation. Except for the southern sloped portion of the lot, the site is mostly a developed urban environment that provides minimal opportunity for wildlife habitat to exist on the subject site. Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrqonds Way P Packet Pg. 5 3.1.a Critical Areas: Per the city LiDAR maps the site contains steep slopes along the southern portion of the property along with some erosion hazards. A critical area determination is not required at this time since the proposed use will be located within the existing building and thus does not trigger critical area review under ECDC Chapter 23.40. Any changes to the site proposed in the future that require disturbing the ground will require a critical area determination for the site. 3. Shoreline: The subject property is not located within shoreline jurisdiction. VII. NEIGHBORHOOD CHARACTERISTICS: The subject site is located within the Westgate Mixed Use (WMU) zone. Refer to Attachment 6 for a zoning and vicinity map. The properties along the north side of Edmonds Way, the parcels directly west, and the property lying south of the upper parking lot are within the Westgate Mixed Use (WMU) zone. The property lying south of the upper parking lot is developed with a single-family residence and the other WMU parcels are currently developed with commercial building and associated parking. The properties lying south of the commercial buildings and along the east side of 97t" Ave. W. are zoned single-family RS-8 and are currently developed with single family homes. VIII. COMPREHENSIVE PLAN The Comprehensive Plan designation for the subject site is "Community Commercial" The following policy for development in Community Commercial is applicable to this conditional use permit request: Commercial Development Goal A. Commercial development in Edmonds shall be located to take advantage of its unique locational opportunities while being consistent and compatible with the character of its surrounding neighborhood. All commercial development should be designed and located so that it is economically feasible to operate a business and provide goods and services to Edmonds residents and tourists in a safe, convenient and attractive manner, in accordance with the following policies: A.1 A sufficient number of sites suited for a variety of commercial uses should be identified and reserved for these purposes. The great majority of such sites should be selected from parcels of land already identified in the comprehensive plan for commercial use and/or zoned for such use. A.2 Parcels of land previously planned or zoned for commercial use but which are now or will be identified as unnecessary, or inappropriate for such use by additional analysis, should be reclassified for other uses. A.3 The proliferation of strip commercial areas along Edmonds streets and highways and the development of commercial uses poorly related to surrounding land uses should be strongly discouraged. A.4 The design and location of all commercial sites should provide for safe access for customers, employees and suppliers. Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrqonds Way P Packet Pg. 6 3.1.a A.5 All commercial developments should be carefully located and designed to eliminate or minimize the adverse impacts of heavy traffic volume and other related problems on surrounding land uses. AX Special consideration should be given to major land use decisions made in relation to downtown Edmonds. Commercial Development Goal B. The Westgate Community Commercial Area. Westgate is comprised of commercial development serving a dual purpose: services and shopping for both local residents and regional traffic. The intent of the community commercial designation is to recognize both of these purposes by permitting a range of business and mixed use development while maintaining a neighborhood scale and design character. B.1 Permit uses in Westgate that serve both the local neighborhood and regional through -traffic. B.2 Encourage mixed -use development, including offices and retail spaces in conjunction with residential uses, in a walkable community center that includes a variety of amenity and open spaces. The intent is to establish a connection between neighborhoods; create a desirable center for local residents, while being inviting to visitors; and unify the larger Westgate district with a distinctive character. B.3 Create mixed -use walkable, compact development tht is economically viable, attractive and community -friendly. B.4 Improve connectedness for pedestrian and bicycle users in a transit -friendly environment. B.5 Prioritize amenity spaces for informal and organized gatherings. B.6 Emphasize green building construction, stormwater infiltration, and a variety of green features. B.7 Establish a flexible regulating system that creates quality public spaces by regulating building placement and form. B.8 Ensure civic and private investments contribute to increased infrastructure capacity and benefit the surrounding neighborhoods and the community at large. B.9 Encourage the development of a variety of housing choices available to residents of all economic and age segments. (Comprehensive Plan, pages 69 & 70) Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrqonds Way P Packet Pg. 7 3.1.a The proposed health clinic is a compatible land use given the site's Comprehensive Plan designation. The site is currently developed and has been providing a mix of uses and with approval, the health clinic will continue to provide the surrounding neighborhood with a mix of services. Additionally, the site will continue to serve as a transition between the relatively busy vehicle traffic along Edmonds Way and the residential zones south of the subject site. The zoning designations are what implement the goals and policies of the Comprehensive Plan. The proposed use of a health clinic is an allowed use, with a conditional use permit in the WMU zone. At this time no changes are proposed to the existing vehicular access to the site, which provides access in two locations, one is directly off Edmonds Way and the upper parking lot currently provides one-way traffic that enters and exits onto 97t" Ave. W. If changes are proposed to the exterior of the existing building and/or site in the future, design review and building permits may be applicable, to review for compliance with the City's applicable design regulations and building codes. Based on the above analysis, staff finds that the proposal is consistent with the City of Edmonds Comprehensive Plan. Ix. APPLICABLE CODES: 1. ECDC 16.110 —Westgate Mixed -Use A. ECDC 16.110.010 Uses The subject site is located within the WMU zone (Attachment 6). Pursuant to ECDC 16.110.010, a health clinic is a primary use requiring a Conditional Use Permit. The application is to allow for a health clinic within the WMU zone; therefore, if the subject application is approved, the proposed use will be consistent with the requirements of the Zoning Ordinance. Pursuant to ECDC 16.110.010, compliance with ECDC 20.05 is required in order to allow the establishment of a health clinic as a primary use in the WMU zone. Thus, the applicant has submitted the required conditional use permit in accordance with the zoning district. As stated in ECDC 16.110.000(A), one purpose of the WMU zone is to, "Encourage mixed -use development, including offices and retail spaces in conjunction with residential uses, in a walkable community center with a variety of amenity and open spaces. The intent is to establish a connection between neighborhoods; create a desirable center for local residents, while being inviting to visitors; and unify the larger Westgate district with a distinctive character." If approved, this land use would be consistent with the purposes of the WMU zone, the proposed health clinic use will provide additional services to the area The site has been developed and currently provides a mix of uses such as residential, office, retail and service uses. There are no plans to modify the existing site or structure for the proposed use. The proposed health clinic will continue to primarily access directly off Edmonds Way. Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrqonds Way P Packet Pg. 8 3.1.a B. Site development standards specific to the WMU zone are contained within ECDC 16.110.020. The applicant is not proposing any changes to the existing site or building at this time, should that change then a permit may be required. A recommended condition of approval states that the applicant must obtain all necessary building permits which are subject to the applicable requirements in the Edmonds Community Development Code. This recommended condition ensures that any proposed revisions to the site will be reviewed for compliance with applicable site development standards at the time of the associated building permit application. C. Staff finds that with the recommended conditions of approval, the proposal is consistent with the WMU zoning and site development standards. 2. ECDC 17.50 Off Street Parking Regulations ECDC 17.50.020(B) requires one on -site parking space per 200 square feet for a health clinic. The site currently contains a mix of existing uses with required parking ratios of one on -site parking space per 600 square feet for service uses, one on -site parking space per 300 square feet for retail uses, and 2 required parking stalls for the residential unit. According to the parking information provided by the applicant (Attachments 3 & 7), the commercial building area contains approximately 5,000 square feet and the residential unit consists of 2 plus bedrooms, thus requiring a total of 15 on -site parking stalls for the proposed and existing uses. The site plan (Attachment 3) shows a total of 32 parking spaces provided for the site Pursuant to ECDC 17.50.020.13.4 if all uses were required to provide a parking ratio of one on -site parking space per 200 square feet the required parking for all uses would be 27 parking stalls and thus as proposed the site will be able to accommodate the required parking requirements consistent with ECDC 17.50.020. X. CONDTIONAL USE PERMTS — ECDC 20.05 Pursuant to ECDC 20.05.010, no conditional use permit may be approved unless all of the following findings can be made: A. Comprehensive Plan. That the proposed use is consistent with the Comprehensive Plan. Refer to Section VIII of this report for a discussion on consistency with the Comprehensive Plan. The proposed health clinic will be located within an existing commercial building and will continue to serve as a transition between the higher traffic volumes off Edmonds Way and the residential zones to the south of the subject site. Additionally, the proposed health clinic will provide a service to the local neighborhood and should not cause a major increase in traffic along the neighborhood streets as the site is already developed and there are no physical changes proposed to the developed site. The primary access to the clinic is directly off Edmonds Way with a secondary one-way entrance for the upper lot Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrqonds Way P Packet Pg. 9 3.1.a and an exit only onto 97t" Ave. W. Edmonds Way is identified as a principle arterial and 97t" Ave. W. is identified as a local street in the City's transportation plan. As a principle arterial for the primary access, and a local street with an exit only for the upper lot, it is expected that the streets can accommodate the expected traffic the health clinic will generate. B. Zoning Ordinance. That the proposed use, and its location, is consistent with the purposes of the zoning ordinance and the purposes of the zone district in which the use is to be located, and that the proposed use will meet all applicable requirements of the zoning ordinance. The subject site is located within the WMU zoning district. Pursuant to ECDC 16.110.010 Table A., a health clinic is a primary use requiring a Conditional Use Permit. The application is to allow for a health clinic; therefore, if the subject application is approved, the proposed use will be consistent with the requirements of the Zoning Ordinance. Furthermore, ECDC 16.110.000(B), states that one of the purposes of the WMU zone is to, "Create mixed -use walkable, compact development that is economically viable, attractive and community - friendly." If approved, this proposed land use within the existing developed structure/site would be consistent with the purposes of the WMU zone, as the proposed health clinic use will allow for the developed site to continue to provide a mixed -use compact development. C. Not Detrimental. That the use, as approved or conditionally approved, will not be significantly detrimental to the public health, safety and welfare, and to nearby private property or improvements unless the use is a public necessity. The proposed health clinic should not be significantly detrimental to the public health, safety and welfare and to nearby private property or improvements. At this time, only minor interior changes are proposed to the existing building to accommodate the health use. A recommended condition of approval states that the applicant must apply for and obtain all necessary building permits and that the application is subject to the applicable requirements in the Edmonds Community Development Code. This recommended condition ensures that any proposed revisions to the site will be reviewed for compliance with applicable site development standards at the time of the associated building permit application. The proposal to allow for a health clinic does not appear to be detrimental to the public health, safety and welfare, or to nearby property owners. D. Transferability. The hearing examiner shall determine wither the conditional use permit shall run with the land or shall be personal. If it runs with the land and the hearing examiner finds it in the public interest, the hearing examiner may require that it be recorded in the form of a covenant with the Snohomish County auditor. The Hearing Examiner may also determine whether the conditional use permit may or may not be used by a subsequent user of the same property. Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrquady Way P Packet Pg. 10 3.1.a The applicant has not indicated the desire for the requested conditional use permit to be transferable and run with the land. However, if the applicant has an option to expand at the current location in the future staff does not see any concerns with allowing the subject conditional use permit to be expanded subject to obtaining any necessary permits. Thus, as a recommended condition of approval the conditional use permit should be personal to the applicant and/or Floresh Wellness. Based on the above analysis, staff finds that, with the recommended conditions of approval, the proposal is consistent with the conditional use criteria contained within ECDC 20.05.010. XI. STAFF RECOMMENDATION: Based on the analysis within and the attachments included with this report, staff finds the proposal is consistent with the conditional use criteria for approval listed in ECDC 20.05.010, the Comprehensive Plan, and the Zoning Ordinance. Staff recommends that the Hearing Examiner APPROVE the requested conditional use permit (File No. PLN2022-0058) with the following conditions: 1. The applicant must apply for and obtain all necessary building permits which are subject to the applicable requirements in the Edmonds Community Development Code. It is the responsibility of the applicant to ensure compliance with the various provisions contained in the ordinances. 2. The applicant is responsible for seeking and obtaining all required local, state and/or federal permits or approvals applicable to the proposal. 3. The conditional use permit shall be personal to Floresh Wellness. XII. RECONSIDERATION According to ECDC 20.06.140, a party of record may submit a request to reconsider a Type III-B decision to the Development Services Director within 10 days after the date of issuance of the decision. The request must be made in writing and include all required information stated in ECDC 20.06.140(D) as well as the applicable fee. XIII. APPEAL Pursuant to ECDC 20.06.030, a party of record may submit a written appeal of a Type III- B decision to the Development Services Director within 14 days after the date of issuance of the decision. The appeal shall be made in writing and shall include all required information stated in ECDC 20.06.030(D) as well as the applicable fee. The appeal would be heard at a closed record hearing before the City Council according to the requirements of ECDC Chapter 20.06.120. Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edrquady Way P Packet Pg. 11 3.1.a XIV. TIME LIMIT AND EXTENSION "Unless the owner obtains a building permit or, if no building permit is required, substantially commences the use allowed within one year from the date of approval, the conditional use permit shall expire and be null and void, unless the owner files an application for an extension of time before the expiration date." [ECDC 20.05.020.C] "An application for any extension of time shall be reviewed by the community development director as a Type II decision." [ECDC 20.05.020.D] XV. PARTIES OF RECORD: City of Edmonds Denise M. Murdock 121— 5t" Ave. N 9720 Edmonds Way Edmonds, WA 98020 Edmonds, WA 98020 Floresh Wellness Attn: Christina Davis 9724 Edmonds Way Edmonds, WA 98020 XVI. ATTACHMENTS: 1. Land Use Application 2. Applicant's Cover Letter 3. Site Plan 4. Floor Plans 5. Letter of Complete Application & Request for Information 6. Zoning and Vicinity Map 7. Applicant Response Letter 8. Public Notice Materials 9. Engineering Division Memo Floresh Wellness Conditional Use Permit File No. PLN2022-0058 — 9724 Edr Pa Packet Pg. 12 3.1.a ram. CITY OF EDMONDS MyBuilaingPermit.com Land Use Application #1181796 - Floresh Wellness Applicant First Name Last Name Company Name Christina Davis Floresh Wellness Number Street Apartment or Suite Number E-mail Address 9724 Edmonds Way floresh.wellness(�D_gmail.com City State Zip Phone Number Extension Edmonds WA 98020 (425) 365-4207 Contractor Company Name Number Street City State License Number Project Location State Zip License Expiration Date Number Street 9724 EDMONDS WAY City Zip Code EDMONDS 98020 Associated Building Permit Number Additional Information (i.e. equipment location or special instructions). Work Location Property Owner Phone Number UBI # E-mail Address County Parcel Number 00434500000100 Tenant Name Floresh Wellness, LLC Floor Number Apartment or Suite Number Extension Suite or Room Number First Name Last Name or Company Name Denise M Murdock Number Street Apartment or Suite Number 9720 EDMONDS WAY City State Zip EDMONDS WA 98020 Certification Statement - The applicant states: I certify that I am the owner of this property or the owner's authorized agent. If acting as an authorized agent, I further certify that I have full power and authority to file this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to process and review such application. I have furnished true and correct information. I will comply with all provisions of law and ordinance governing this type of application. If the scope of work requires a licensed contractor to perform the work, the information will be provided prior to permit issuance. Date Submitted: 8/4/2022 Submitted By: Christina Davis ATTAC H M E Packet Pg. 13 Page 1 of 2 3.1.a CITY OF EDMONDS MyBuildingPerrnit.com Land Use Application #1181796 - Floresh Wellness Project Contact Company Name: Floresh Wellness Name: Christina Davis Email: floresh.wellness@gmail.com Address: 9724 Edmonds Way Phone #: (425) 365-4207 Edmonds WA 98020 Project Type New Activity Type Use Approval Project Name: Floresh Wellness Description of Work: Acupuncture and Naturopathic Wellness Clinic Project Details Project Information Use (s) - proposed Use - existing Scope of Work Conditional Use Acupuncture and Naturopath Wellness Clinic Previously an insurance office Packet Pg. 14 Page 2 of 2 / 3.1.a J MyBui ld i n gPermit. com . cry; rc, Jurisdiction: Edmonds Project Name: Floresh Wellness Application ID: 1181796 Supplemental Name: Applicant Certification - Planning The applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. The property affected by the application is in the exclusive ownership of the applicant or that the application has been submitted with the consent of all owners of the affected property. I certify, under the penalty of perjury under the laws of the State of Washington, that the information and exhibits herewith submitte are true and correct to the best of my knowledge and that I am authorized to file this application on behalf of the owner of the subje property. I do so certify. Packet Pg. 15 3.1.a MyBui ldi ngPe rm i t. ce m Jurisdiction: Edmonds Project Name: Floresh Wellness Application ID: 1181796 Supplemental Name: Land Use Application If this is a new parcel or lot that does not yet have an address or a County tax account number, please describe the property and its location (otherwise, you may skip this question): Please describe the project and/or proposed use(s) you are seeking approval for with this application (you can upload a more detaile file/letter later in the application, as necessary): Acupuncture and naturopathy clinic Check the boxes indicating all of the related approvals you are seeking for this project (including this application). NOTE THAT A SEPARATE APPLICATION I: REQUIRED FOR EACH APPROVAL. • Conditional Use Packet Pg. 16 3.1.a Floresh Wellness, LLC 9724 Edmonds Way Edmonds, WA 98020 Alex Flores, AEMP To Whom it May Concern, My name is Christina Davis and I am one of the owners of Floresh Wellness, LLC, a new wellness clinic in Edmonds, WA. We are writing in regards to our business operations due to needing a conditional use permit for the space we occupy. Our business' location is 9724 Edmonds Way, Edmonds, WA, 98020. We currently have one practitioner who is an acupuncturist licensed in the state of WA, Alex Flores, AEMP. The only other employee at this time is myself and I run the operations of the business. We are in office three days a week on Monday, Tuesday and Thursday. Our hours are Monday 2pm-6 pm, Tuesday 10am-2:30pm and Thursday 10am-2:30 pm. At this time we will only see clients for acupuncture treatment and herbal recommendations in accordance with our licenses. In the future we would like to bring on at least 1-2 more practitioners, either a naturopathic physician and/or massage therapist. In this small location if we wanted to expand the business further we would need to move locations. We do not operate any medical equipment here, such as lab testing, radiology, or other machinery. We are a very small, holistic clinic with limited hours of operation. We do sell a small supply of supplements to our patients as part of our business model. If you have any further questions about the operations of our business feel free to contact me at 425-365-4207. Warm Regards, Christina Davis, MPH, LMT H ATTAC H M E Packet Pg. 17 I 3.1.a I .r {City of Edmonds WGS T9&3_Web-Mercator_Auxiliary_Sphere City of Edmonds Legend AYCSD£.GISSTREET CENTERLINE' — an oihw rakws.- t 2 5; 4 9; 71; 7; a Sections Boundary Edmonds Boundary ArcSDF..GIS. P ROPERTY_BUtLDI NC ArcSDE.GIS.STREET CENTERLINE' — wag olhnr vAgm> I nk,tVate pmoipa9 Arraaw IJtinr Arterial; CWedor LocalSueek State Highways �11 othel vakp C- 6 t 2 County Boundary Parks ArcSDE. GIS.PROPERTY_WASHIN( ArcSDE. GIS. P ROP ERTY_CITi E S ArcSDE.GIS. P ROP ERTY_CITI ES City of Edrrnrds Notes 9724 EDMONDS WAY 793 66.1 This map is a user generated static output from an Internet mapping site and rs for reference only. Data layers that appear on this map mayor may not he accurate, current or orherm;e reliable_ THIS MAP IS NOT TO BE USED FOR DESEGN OR CONSTRUC7AYN N L _0 U- L 0 E L 0 a. aD to R C 0 b.r 0 U 00 to O O N N O N Z J a. U) C d E t U M a+ Q L 0 0. Q 1C O to O O N N O N Z J d C 0 E t v M r Q Packet Pg. 18 ATTAC H M E ■ r 1 I I I I I 4 7 `G 5 I I I r I r i` 4 -f "Wmg ■ I p * lk P71 GPOI it 01& • * , yyy R ■ i i ! a Y • # ■ f i i • y i + r + • i • * A7. • . + a * • ! .� a * f ! # # i 4 a # i i • a, ■ r a . ! + # IL • StateIP Or + Industries s + * ■ i * i RRR • ;Cie t. a ! ■ ci + . + ■ # 7Edower 00toPld67 IN a + ■ i AdMW sop • ! + a � ■ F ! i ■ y # R + Alc4 i *icier i i • a * + i s + r Ll + , Oolo i i m via, i ! • r • + i + i ■ * + R * + + a # ! • Lo R i C:Nn IZZ ! r i r + i r i 0 T m • a ` ■ * ■� # * ; : i i + pox too 17 # ! . ■ , rills i + * i •� A- } # &Vmy f Sir 0 y ■ ■ !Ie.� M i a Y � lb It i df +L L i 1p P7 w + IF 41 00 • r � � i t + + i ■ � i + { ■ rj, i ! R R w'Tr , F ■ + Zx4 e Z4 If # * C.M. tom- 4s 4k PA"7 fl> Y dW + 4 i r ..w� . �.r.�114T� - }twa. ■ � � a l +�116 0 6000peo� aw cl� gown A� %L arOWN& I f f. w TACHMEN I I I f I 4 I 3.1.a CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION September 9, 2022 Christina Davis Floresh.wellness&gmail. com 9724 Edmonds Way Edmonds, WA 98020 Subject: Letter of Completeness and Request for Additional Information Conditional Use Permit Application Number PLN2022-0058 Ms. Davis: On behalf of the City of Edmonds Planning Division, I have reviewed the application for an Conditional Use Permit (CUP) at 9724 Edmonds Way for completeness pursuant to Edmonds Community Development Code (ECDC) 20.02.002. The City has determined that the application meets the procedural submission requirements and therefore is complete as of September 7, 2022. Please accept this letter as the City's notice to applicant of determination of completeness pursuant to ECDC 20.02.003. While the application is procedurally complete, additional information and clarifications are needed for continued review of the application. Please respond to the following so review of this application may proceed: Planning: Parking: a. Parking is determined based on the use types outlined in ECDC 17.50.020. Required parking for the proposed clinic is one space per 200 square feet. In order to verify adequate parking for the entire site, please provide a list of the existing uses at the site along with the square footage of each use. It's not clear to me what is on the second floor of the existing structure, if there are residential uses then the parking is based on the number of bedrooms in each dwelling unit. Please provide as necessary. b. Per the GIS image shown below there appears to be additional onsite parking east of the site, please verify. 2. Please clarify the square footage of the space you will be utilizing for the proposed clinic use. ATTAC H M E Packet Pg. 20 3.1.a Engineering: 1. For your reference, refer to the enclosed memorandums from Jeanie McConnell, Engineering Division dated September 9, 2022. Since the application has been determined to be complete, a notice of application will be posted on the subject property and mailed to adjacent property owners consistent with ECDC 20.03.002. Please submit the above information to the Planning Division as soon as possible so that staff may continue processing your application. Please provide a complete response to the comments including a cover letter stating how each comment was addressed. According to ECDC 20.02.003.D the above requested information must be submitted within 90 days (or by December 8, 2022) or the application will expire. If you have any questions of me, please contact me via email at mchele.szafran(cedmondswa.gov. You may also reach me at 425-771- 0220 ext. 1778. Sincerely, Development Services Department - Planning Division Michele Q. Szafran Associate Planner Attachments: Engineering Memo of Compliance Packet Pg. 21 3.1.a Date: To: From: Subject MEMORANDUM September 9, 2022 Michele Szafran, Planning Division Jeanie McConnell, Engineering Division PLN2022-0058 — Conditional Use Floresh Wellness — 9724 Edmonds Way The comments provided below are based upon review of the application and documents submitted for the subject application. Additional information is requested from the applicant at this time. Please ask the applicant to respond to the following. 1. Please revise the site plan to include parking stall and drive aisle dimensions to ensure the property can accommodate the proposed use and required number of parking stalls. Parkign stalls for commercial properties shall not be tandem. a. Standard parking stall dimensions are 8 '/2 x 16 '/2 b. Drive aisle width for 2-way traffic shall be 24-feet. Thank you. City of Edmonds Packet Pg. 22 I 3.1.a I i City of Edmonds Zoning & Vicinity Map 10 0 126.30 252.6 Feet 188.1 This ma is a user generated static output from an Internet mapping site and is for 2,257 p B p pp g reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION ■ Legend 0 ReZones PRD RoW Zoning RS-6 RS-8 RS-10 RS-12 © RSW-12 ❑ RS-20 RS-MP RM-3 RM-2.4 ■ RM-1.5 RM-EW BD1 N BD2 N BD3 N BD4 BD5 N OR ® WMu ® BP V BN ® FVMU BC Notes 9724 Edmonds Way Packet Pg. 23 1 3.1.a I� 09/16/2022 Floresh Wellness Acupuncture I Naturopathy 9724 Edmonds Way Edmonds, WA, 98020 Ph: 425-365-4207 To whom it may concern: My name is Christina Davis, and I am writing in response to the Letter of Completeness and Request for Additional Information Conditional Use Permit Application Number PLN2022-0058 Please see the requested responses below: Planning: 1. Parking: There are 36 parking spaces. There is a residential home on the second floor of the structure that the property owners currently occupy. Square footage of existing businesses: Tropical Tan: 1400 sq ft. —tanning salon Hair Constructs: 750 sq ft. —hair salon City Kids: 1100 sq ft. —retail business Royal Lovely: 1000 sq ft. —beauty salon Floresh Wellness: 750 sq ft. —medical clinic The upstairs unit has two bedrooms and is a single -unit dwelling with its parking and garage above the upper lot. The required square footage of the businesses requires 25 parking spaces at one space per 200 sq ft. There is an additional lot east of the parking, which is an extra parking space for the businesses. 2. The square footage for the clinic is 750 sq. ft. ATTAC H M E Packet Pg. 24 of E b,V 3.1.a � � s CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: Floresh Wellness is proposing to locate their wellness clinic on the first floor in the southern portion of the existing 2-story building located at 9724 Edmonds Way. The property is located within the Westgate Mixed -Use (WMU) zone. PROJECT LOCATION: 9724 Edmonds Way, Edmonds, WA. (Tax Parcel Number 00434500000100) NAME OF APPLICANT: Christina Davis FILE NUMBER: (PLN2022-0058) DATE OF APPLICATION: August 10, 2022 DATE OF COMPLETENESS: September 7, 2022 DATE OF PUBLIC NOTICE: September 21, 2022 REQUESTED PERMIT: Conditional Use Permit (Type III-B Permit Process) Notice of Public Hearing will be provided once a date has been scheduled. OTHER REQUIRED PERMITS: None EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENTS ON PROPOSAL DUE: Comments will be accepted until the close of the public hearing. A Notice of Public Hearing will be provided once a date has been scheduled. Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. Information on this development application can be obtained online at https://www.edmondswa.izov/services/public involvement/public notices/development notices under the development notice for application number PLN2022-0058, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. CITY CONTACT: Michele Szafran, Associate Planner/Michele.Szafran@edmondswa.gov/ 425-771-0220 ATTAC H M E Packet Pg. 25 C 3.1.a ...... 13) )9TH AVE W 1 r� ram' ��� • ■ � I. of loft • �. . . . . . •Swf� . . . . 7' J Ls _ . . . .. . a, ffm 7TH AVE W wn. jjM1M1 5 (� r - =7 tis. �2 • ■ �n o SA i n° r I r ■ r (D LO W m z 0K o 0 0 o v 3 3 3 3 m cn cCn cn (n m m N C C fTl N W NO < N O W P A N 'a Packet Pg. 26 3.1.a FILE NO.: PLN2022-0058 Applicant: Floresh Wellness, CUP DECLARATION OF POSTING On September 21, 2022, the attached Notice of Public Application and Request for Public Comment was posted at the subject property, Civic Hall and the Public Safety buildings. The Notice was not posted at the Library due to closure caused by remodeling. I, Michele Q. Szafran, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 21 st day of September, 2022, at Edmonds, Washington. ii.L Signed: IBFP747893.DOC;1\00006.900000\ } Packet Pg. 27 3.1.a FILE NO.: PLN2022-0058 Applicant: Conditional Use Permit (Type IIIB) PROJECT DESCRIPTION: Floresh Wellness is proposing to locate their wellness clinic on the first floor in the southern portion of the existing 2-story building located at 9724 Edmonds Way. The property is located within the Westgate Mixed -Use (WMU) zone. DECLARATION OF MAILING On the 2111 day of September, 2022, the attached Notice of Public Hearing notification was mailed to the City of Edmonds to property owners within 300 feet of the property that is the subject of the above -referenced application. The adjacent property owners list was provided by the applicant. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 211t day of September, 2022, at Edmonds, Washington. Signed: Auld& Vann" {BFP747887.D0C;1\00006.900000\ } Packet Pg. 28 =-I ? C m N i ro 3 CO Z D O] I H W O. cr O. IA Z K YA Z W V I ssu ~ Vf N A ? d L_ m O N m Q a C `o n � E m m U Oc N N Q U) C coCG 10 3 L_ O 3 coC7 Z N a I H d vs W F V I H a _M FD LU F V I H a Nf F -No E W o c J @ ~ o ° C j I j m C o 0 C U L O m o U o O o > Q O> C c •V tn� C c U r o E W W a LA i a W 0 i a M = a J = 10 V O N y u° 0. W o i a W 0 LA i a W 0 CA i a _T U _T U _T U 7 _T U U :s v J CL N bA 1! C6 AL •� •� .SLLb ZL$ L6 H 96 VL86 86 8Z96 R T0 N y3° MILULo y aTl=INA. WA. i J n , ■ 9 a Q h6.6 86Lfi • V1 V 096 0 9OS6 C LU j6 O I - P N rn � p P N N nn I" H100 L Ali=FAA A tom. p N N N N w P 60` W 31a Ll c P rn Pack rn M (Ti rn O i N ' �y � V et Pg. 29 P UV ZO ZZ, - a-99 Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Michael Gates being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH963354 PLN2022-0058 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 09/21/2022 and ending on 09/21/2022 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount the fee for su publication is $70.52. Subscribed and sworn b r^re me on this =2= T day of 01 �02� Notary Public in and for the State of Washington. City of Comonds Development Services 186031703 MICHELE SZAFRAN Linda Phillips Notary Public State of V's'csliinnton FMyAppoint"nen!expire5 8%23'2G25 �.pCommission Number 4J i) Packet Pg. 30 Classified Proof CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: Floresh Wellness is propo slnp to locale their wellness clinic on the first floor in the southern portion of the existing 2-story building located at 9724 Edmonds Way. The properly Ts located whliln the Westgate Mixed -Use (WIvIU) zone, PROJECT LOCATION: 9724 Edmonds Way, Edmonds, WA- (fax Parcel Number004345000001001 NAME OF APPLICANT: Christina Davis FILE NUMBER: (PLN2022-0056) DATE OF APPLICATION: August 10, 2022 DATE OF COMPLETENESS: September 7, 2022 DATE OF PUBLIC NOTICE: September 21, 2022 REQUESTED PERMIT: Conditional Use Permit (Type III-8 Permit Process) Notice of Public Hearing will be provided once a dale has been scheduled. OTHER REQUIRED PERMITS: None EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENTS ON PROPOSAL DUE: Comments will be accepted until the close of the public hearing. A Notice of Public Hearing will be provided once a date has been scheduled. Any person has the right to comment on this appllcatlon during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, it any, or, if no open record predecision hearing is provided, pilor to the decision on the project pxrmiL Only parties of record as defined in ECDC 20.06.020 have slanding to initiate an administrative appeal. Information on this development application can be obtained online at hllpst//wvni.edmondswa.govlservices/public_involve me ni/publlc_n olices/developmenl_notices under the development notice for application number PLN2022- 0058, by emai6ng the City contact listed below, or by calling the City of Edmonds at 425-771-0220, Please refer to the application number for all inquiries. CITY CONTACT: Michele Szafran, Associate Planner Mictiele.Szafran@edmonds%va.gov/ 425-771-0220 Published: September 21, 2022. EDH963354 Proofed by Phillips, Linda, 09/21/2022 10:10:01 am Page: 2 Packet Pg. 31 3.1.a File No.: PLN2022-0058 Applicant: Floresh Wellness CUP DECLARATION OF POSTING On the 22nd day of November, 2022, the attached Notice of Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michele Q. Szafran, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 22nd day of November, 2022, at Edmonds, Washington. Packet Pg. 32 3.1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING ''2c. 1 89v PROJECT DESCRIPTION: Floresh Wellness is proposing to locate their wellness clinic on the first floor in the southern portion of the existing 2-story building located at 9724 Edmonds Way. The property is located within the Westgate Mixed -Use (WMU) zone. PROJECT LOCATION: 9724 Edmonds Way, Edmonds, WA. (Tax Parcel Number 00434500000100) NAME OF APPLICANT: Christina Davis FILE NUMBER: (PLN2022-0058) DATE OF APPLICATION: August 10, 2022 DATE OF COMPLETENESS: September 7, 2022 DATE OF PUBLIC NOTICE: November 22, 2022 REQUESTED PERMIT: Conditional Use Permit (Type III-B Permit Process) OTHER REQUIRED PERMITS: None EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENTS ON PROPOSAL DUE: December 8, 2022 (See below for public hearing information) Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The city may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. Information on this development application can be obtained online at https://www.edmondswa.izov/services/public involvement/public notices/development notices under the development notice for application number PLN2022-0058, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. PUBLIC HEARING INFORMATION PUBLIC HEARING: A public hearing will be held before the Hearing Examiner on Thursday, December 8, 2022 at 3:00 p.m. in the Council Chambers located at 250 5th Ave North, Edmonds, WA 98020. CITY CONTACT: Michele Szafran, Associate Planner Michele.Szafran@edmondswa.gov 425-771-0220 Packet Pg. 33 C 3.1.a ...... 13) )9TH AVE W 1 r� ram' ��� • ■ � I. of loft • �. . . . . . •Swf� . . . . 7' J Ls _ . . . .. . a, ffm 7TH AVE W wn. jjM1M1 5 (� r - =7 tis. �2 • ■ �n o SA i n° r I r ■ r (D LO W m z 0K o 0 0 o v 3 3 3 3 m cn cCn cn (n m m N C C fTl N W NO < N O W P A N 'a Packet Pg. 34 3.1.a MEMORANDUM TV Date: October 26, 2022 To: Michele Szafran, Associate Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN2022-0058 — Conditional Use Floresh Wellness — 9724 Edmonds Way Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering codes and construction standards will be reviewed with any future building permit application for development on the site. A traffic impact analysis shall be submitted with future buidiing permit. Thank you. City of Edmonds ATTAC H M E Packet Pg. 35