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PLN2022-0057 Staff Report _ Attachments'nC. 1 89\J CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION ADMINISTRATIVE CONDITIONAL USE PERMIT FINDINGS, CONCLUSIONS, AND DECISION Project: Donna Hadaller, H2 Accounting and Bookkeeping LLC - Home Occupation File Number: PLN2022-0057 Date of Report: December 9, 2022 From: Rose Haas, Planner Proposal: Application for a conditional use permit for a home occupation business at 18309 76th Avenue West, Edmonds, WA 98026 I. SUMMARY OF PROPOSED ACTION The applicant, Donna Hadaller, applied for a conditional use permit for a home occupation located at 18309 761h Ave W. She applied for a home -based business in which the applicant would operate her bookkeeping service. She will serve clients within her office, located inside the lower portion of her home. The site is located within the Single -Family Residential (RS-12) zone. The City requires an administrative (Type II) conditional use permit to establish the home occupation due to client visits (ECDC 20.20.010). The applicant submitted various materials in support of the subject application, including a land use application, criteria statements, site plans, and additional materials. Staff's analysis of the project and decision follows below. II. GENERAL INFORMATION 1. Owner: Donna and Kenneth Hadaller 2. Applicant: Donna Hadaller 3. Tax Parcel Number: 00370800300603 4. Location: 18309 76th Avenue West 5. Zoning: Single -Family Residential (RS-12) 6. Existing Use: The site contains an existing single-family residence and associated improvements. 7. Proposed Use The applicant has proposed to have a home occupation as a secondary use in conjunction with the existing single-family residential use. The proposed home occupation Page 1 of 7 File No. PLN2022-0057 Administrative Conditional Use Permit Donna Hadoller is for a home -based business in which the applicant will operate a bookkeeping service. She will serve clients within an office space inside the home. 8. Review Process: Pursuant to ECDC 20.20.010(B), a home occupation that does not meet one or more of the requirements of subsection 20.20.010(A) may be approved as a staff conditional use permit (Type II decision) if it is found to comply with the criteria of ECDC 20.20.010(B). As such, staff will review the proposal and will make the final decision on whether the proposal is consistent with the criteria found in ECDC 20.20.010(B). III. APPLICATION MATERIALS The Land Use Application was initially received on August 2, 2022 (Attachment 1) with a Letter of Intent (Attachment 2) the required Criteria Compliance Narrative (Attachment 3), Floor Plan (Attachment 4), and incomplete site plan (not included). On August 24, 2022, City staff determined the application complete, but with corrections required pursuant to ECDC 20.02.003 (Attachment 5). City staff received a Comment Response Letter from the applicant (Attachment 6) as well as a corrected Site Plan (Attachment 7) on October 25, 2022. On November 14, 2022, City Staff requested additional information regarding parking location, parking dimensions, and driveway turnaround (Attachment 8). On November 23, 2022, City Staff received from the applicant a Revised Comment Response letter along with a corrected Site Plan (Attachment 9). IV. SEPA THRESHOLD DETERMINATION Review under the State Environmental Policy Act (SEPA) is not required with this application because the proposal is for a home occupation within an existing building on a single-family residential property and is exempt under WAC 197-11-800 (Categorical Exemptions). V. NEIGHBORHOOD CHARACTERISTICS The subject site is surrounded on all sides by properties located within the Single -Family Residential, RS-12. The property is within close proximity to the Neighborhood Business (BN) Zone on southwest corner, although not immediately adjacent. Refer to the Zoning and Vicinity Map (Attachment 10) for zoning designations within the vicinity of the site. VI. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Single Family —Resource." The Comprehensive Plan has the following stated goals and policies for Residential Development that are applicable to this project (excerpt from Comprehensive Plan page 67): Residential Development A. Goal. High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted. The options available to the City to influence the quality of housing for all citizens should be approached realistically in balancing economic, social, aesthetic, and environmental considerations. A.5 Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based on the following principles: A.5.a Residential privacy is a fundamental protection to be upheld by local government. Page 2 of 7 File No. PLN2022-0057 Administrative Conditional Use Permit Donna Hadoller A.S.b. Traffic not directly accessing residences in a neighborhood must be discouraged. A.S.c. Stable property values must not be threatened by view, traffic or land use encroachments. A.S.d. Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. The goals and policies of the Comprehensive Plan were considered when crafting the home occupation regulations of ECDC Chapter 20.20. As such, the regulations of ECDC 20.20.010 for home occupations such as the limitations on the numbers of employees and the numbers of vehicles visiting the site reflect the above Comprehensive Plan goals and policies related to limiting neighborhood traffic and retaining residential privacy. In reviewing the subject proposal against the applicable objectives of the home occupation regulations of ECDC 20.20.010, the proposal appears to be consistent with the goals and policies of the Comprehensive Plan. VII. APPLICABLE CODES 1. ECDC 16.20 (Single -Family Residential Zone) Section 16.20.000 of the Edmonds Community Development Code provides the purposes by which development in single-family zones is to be reviewed. The purposes of Single -Family Residential (RS) zone are to reserve and regulate areas primarily for family living in single- family dwellings and to provide for additional non-residential uses which complement and are compatible with single-family dwelling use. Pursuant to ECDC 16.20.010(B), a home occupation, subject to the requirements of Chapter 20.20 ECDC, is an allowed secondary use within the Single -Family Residential (RS) zone. The proposal is required to comply with the purposes of the single-family residential zone and the criteria outlined in Chapter 20.20. Based on staff's review of the specific home occupation criteria (as described in Section VII.3 of this report), staff finds that the proposal follows the purposes and requirements of the Single -Family Residential zone contained within ECDC Chapter 16.20. 2. ECDC 17.50 (Parking) ECDC 17.50.020(A)(1) requires all single-family dwellings to provide a minimum of two off- street parking spaces. Additional parking requirements associated with home occupations are contained within ECDC 20.20.010 rather than within ECDC 17.50. As such, ECDC 20.20.010(B)(7) specifies that on -site parking shall be provided for at least three vehicles if visits to the site are to be made by either an off -site employee or customer. Since the subject proposal includes client visits, the code requires at least three on -site parking stalls. The minimum dimensional requirement for a parking stall is a width of 8.5 feet by a length of 16.5 feet. Pursuant to ECDC 18.95.030(B), one tandem space may be provided to meet the minimum required parking on RS-zoned lots. As such, one of the three required parking stalls may be tandem with another one of the required stalls. As shown on the parking site plan (Attachment 9), the residence has sufficient parking. The site meets compliance with the applicable on -site parking requirements of ECDC 17.50.020(A)(1) and ECDC 20.20.010(B)(7). 3. ECDC 20.20 (Home Occupations) a. Chapter 20.20 of the Edmonds Community Development Code (ECDC) provides the criteria by which home occupations are to be reviewed. The subject proposal is for a Page 3 of 7 File No. PLN2022-0057 Administrative Conditional Use Permit Donna Hadoller home occupation that includes visits to the site by customers, which does not comply with the regulations of ECDC 20.20.010(A) for a home occupation to be permitted outright as a secondary use. Pursuant to ECDC 20.20.010(B), a home occupation which does not meet one or more of the requirements of subsection (A) may be approved as a staff approval (Conditional Use Permit, Type II decision) if the home occupation will not harm the character of the surrounding neighborhood as evidenced by meeting all the criteria of this code section. The review criteria of ECDC 20.20.010(B) are provided in italics below with staff's analysis of the proposal's compliance with each criterion: 1. The temporary and permanent keeping of animals associated with a home occupation must comply with all provisions of Chapter 5.05 ECC, Animal Control, and ECDC Title 16. Staffs Analysis: The keeping of animals is not necessary for the proposed business. As with all single-family residences, the subject property must comply with the animal control regulations of ECC 5.05 and ECDC Title 16 regardless of the establishment of the home occupation. The subject proposal meets this criterion. 2. The home occupation will not include storage, display of goods, building materials and/or the operation of building machinery, commercial vehicles or other tools, unless it meets all of the following criteria: a. Is wholly enclosed within a structure or building, and b. Does not emit noise, odor or heat, and Does not create glare or emit light from the site in violation of the city's performance criteria. Staff's Analysis: The applicant states within the Criteria Compliance Narrative (Attachment 3) that the business will operate wholly enclosed within the boundaries of the home, including a separate entryway. Edmonds City Code (ECDC) Chapter 5.30 contains regulations on the maximum permissible sound levels within residential districts. Due to the quiet nature of this type of business and its enclosure within the home, it is not anticipated that the home occupation will exceed the maximum permissible sound levels. The applicant also states within the Criteria Compliance Narrative (Attachment 2) that she does not use heavy equipment. No glare or light emissions are anticipated as part of the home occupation The subject proposal meets these criteria. 3. Does not create a condition which injures or endangers the comfort, or pose health or safety threats to persons on abutting properties or streets. Staffs Analysis: Proposed is a small-scale, home -based bookkeeping service operated solely by the applicant. The proposal should not pose a health or safety threat to the neighborhood. The subject proposal meets this criterion. 4. Does not include visits to the site from more than one nonresident employee per day. Staffs Analysis: The applicant states within the Criteria Compliance Narrative (Attachment 3) that she is the sole employee. Therefore, the subject proposal meets this criterion. Page 4 of 7 File No. PLN2022-0057 Administrative Conditional Use Permit Donna Hadoller 5. Does not include visits from customers more than one vehicle per hour. Staffs Analysis: In the Correction Response Letter, submitted October 25, 2022, the applicant confirms she intends to provide services to no more than one customer per hour (Attachment 6). As required, no more than one customer vehicle may visit the site per hour, thus, the applicant must schedule customer appointments accordingly. If appointments are to be less than one hour in length, the applicant must schedule a break in between appointments such that no more than one customer vehicle will visit the site per hour. The subject approval has been conditioned requiring no more than one customer vehicle visit the site per hour. With this condition, the subject proposal meets this criterion. 6. Does not include visits from customers between the hours of 9:00 pm and 8:00 am. Staffs Analysis: In the Correction Response Letter, submitted October 25, 2022, the applicant confirms that she intends to see clients at her home between the hours of gam and 5pm (Attachment 6). Thus, the subject proposal meets this criterion. 7. If visits to the site are to be made by either an off -site employee or customer, on -site parking shall be provided for at least three vehicles. Staff's Analysis: Refer to Section VII.2 of this report for analysis of the proposal's compliance with the parking requirements. According to the submitted Site Plan (Attachment 9). Onsite parking is available for three vehicles, meeting this criterion. 8. No parking or storage is provided for more than one commercial vehicle or any commercial vehicle over 10,000 pounds licensed gross vehicle weight per dwelling unit pursuant to ECDC 17.50.100. Staffs Analysis: The applicant states within the Criteria Compliance Narrative (Attachment 3) that the business does not own or use any large vehicles, and no commercials vehicles will be parked or stored on the property. This criterion is met by the subject proposal. b. The sale or display of goods is restricted by ECDC 20.20.020(A). This section states that no goods shall be sold or rendered on the premises except instructional materials pertinent to the home occupation (e.g., music books). The conditions of approval include the requirement for the home occupation to comply with the general regulations of ECDC 20.20.020, or as amended. c. ECDC 20.20.020(B) requires a building permit and a Type II Conditional Use Permit for any proposed commercial signage in a residential zone. A sign is allowed in conjunction with a home occupation approval and shall not exceed four square feet in size. This sign area shall be calculated as part of, not in addition to, the total sign area permitted on the site. The applicant does not propose signage or external advertising of any kind with the home occupation. VIII. TECHNICAL REVIEW COMMITTEE The Building and Engineering Divisions and Fire District No. 1 reviewed and evaluated the land use permit. The Building Division and Fire District No. 1 had no comments regarding the proposal. The Engineering Division submitted comments for additional information on August 24, 2022 (Attachment 5), and follow-up comments on November 14, 2022 regarding parking location, parking dimensions, and driveway turnaround (Attachment 8). Page 5 of 7 File No. PLN2022-0057 Administrative Conditional Use Permit Donna Hadoller The Engineering Division provided a Compliance Memorandum indicating that the proposal is consistent with ECDC Title 18 and Engineering Standards (Attachment 11) on November 30, 2022. The City will issue a business license upon the approval of this conditional use permit. IX. PUBLIC COMMENTS ECDC 20.03 provides the City's regulations for public notice of land use applications. A "Notice of Application" was published in the Everett Herald Newspaper, posted at the subject site, as well as the Public Safety Complex and the Planning & Development Department on August 31, 2022. No Notice of Application was posted at the City of Edmonds Library due to its extended closure due to flooding. This notice was also mailed to property owners within 300 feet of the site on August 31, 2022 using an adjacent property owners list generated by staff. The comment period for the Notice of Application ran for 14 days. Notice of Application documentation is provided in Attachment 12. Planning staff received no written comments from the public regarding the proposed home occupation. X. CONCLUSION Based on the above analysis of the project proposal, it has been determined that the proposal is consistent with the applicable requirements of the Edmonds Community Development Code (ECDC), particularly the requirements of the Single -Family Residential (RS-12) zone, the onsite parking requirements, and the home occupation requirements. XI. DECISION Based on the facts, conclusions, and attachments to this report, staff finds that the Conditional Use Permit for File No. PLN2022-0057 is APPROVED with the following conditions: 1. The applicant shall obtain a business license through the City Clerk's Office prior to operating the home occupation. 2. Signage was not included as part of the subject proposal. Any future signage shall comply with the regulations of ECDC 20.20.020.13 and ECDC 20.60. 3. The home occupation shall comply with all the criteria of ECDC 20.20.010(B), including but not limited to the following: i. Any visits to the site by customers may not be more than one vehicle per hour. ii. Employees and customers shall not visit the site between the hours of 9:00 p.m. and 8:00 a.m. 4. The home occupation shall comply with the general regulations of ECDC 20.20.020, or as amended. 5. The home occupation shall comply with the City's noise standards of ECC 5.30, or as amended. 6. Individual elements of this project are required to meet all applicable city codes, and it is the responsibility of the applicant to apply for and obtain all necessary permits. Page 6 of 7 File No. PLN2022-0057 Administrative Conditional Use Permit Donna Hadaller XII. EXPIRATION ECDC 20.05.020 describes the time limits for conditional use permit approval. 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 for an application for an extension of time before the expiration date. An application for any extension of time shall be reviewed by the community development director as a Type II decision. Any person wishing to file an extension should contact the Planning Division for further procedural information. XIII. APPEALS Pursuant to ECDC 20.06.020, a party of record may submit a written appeal of a Type II decision to the Planning & Development 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 an open record public hearing before the Hearing Examiner according to the requirements of ECDC Chapter 20.06. PARTIES OF RECORD City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Donna Hadaller 18309 76th Avenue West Edmonds, WA 98026 XIV. ATTACHMENTS 1. Land Use Application 2. Letter of Intent 3. Criteria Compliance Narrative 4. Floor Plan 5. Notice of Completeness and Corrections Required #1 6. Applicant Comment Response Letter #1 7. Site Plan #1 8. Corrections Required #2 9. Applicant Comment Response Letter #2 and Site Plan #2 10. Zoning and Vicinity Map 11. Engineering Compliance Memo 12. Public Notice Posting Page 7 of 7 i CITY OF EDMONDS MyBuildinBPermit.com Land Use Application #1182074 - Home Business Applicant First Name Last Name Company Name Donna Hadaller H2 Accounting & Bookkeeping LLC Number Street Apartment or Suite Number E-mail Address 18309 76th Ave W Donna@H2bookkeeper.com City State Zip Phone Number Extension Edmonds WA 98026 (425) 775-0379 Contractor Company Name Number Street Apartment or Suite Number City State Zip Phone Number Extension State License Number License Expiration Date UBI # E-mail Address Project Location Number Street Floor Number Suite or Room Number 18309 76TH AVE W Lower Level City Zip Code County Parcel Number EDMONDS 98026 00370800300603 Associated Building Permit Number Tenant Name Additional Information (i.e. equipment location or special instructions). Work Location Property Owner First Name Last Name or Company Name Kenneth & Donna Hadaller Number Street Apartment or Suite Number 18309 76TH AVE W City State Zip EDMONDS WA 98026 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: 8/2/2022 Submitted By: Donna Hadaller Attachment 1 Page 1 of 2 i CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1182074 - Home Business Project Contact Company Name: LLC Accounting & Bookkeeping Name: Donna Hadaller Email: Donna@H2bookkeeper.com Address: 18309 76th Ave W Phone #: (425) 775-0379 Edmonds WA 98026 Project Type New Activity Type Use Approval Scope of Work Home Occupation Project Name: Home Business Description of Work: Obtain Conditional Use Permit to move Bookkeeping service into Home Project Details Home Business Information Business Description Business Hours Business Name Number of employees Number of onsite parking stalls Square feet of business area Square feet of dwelling area State U B I Tax # Bookkeeping Services 8am-5pm M-F H2 Accounting & Bookkeeping LLC 1 4 266 2900 603217866 Page 2 of 2 Attachment 1 August 2, 2022 City of Edmonds Please consider this letter my request to issue a Conditional Use Permit for me to operate my small bookkeeping business in my home. If you have any questions, please feel free to reach out directly. Thank you, Donna Hadaller, Owner H2 Accounting & Bookkeeping 18309 76th Avenue W Edmonds, WA 98026 425-775-0379 office 425-478-3420 mobile 425-672-9039 fax Attachment 2 Criteria Statement Attachment to: City of Edmonds Land Use Application Description of Proposed Use: I have owned and operated a Bookkeeping Service in Edmonds since 7/1/2012. 1 conduct business under the State of WA registered business name: H2 Accounting & Bookkeeping, LLC. I now wish to operate my Bookkeeping business in my personal residence. This use is secondary to the primary use, as my personal residence. I would designate the Family Room area in the lower part of the house (per the house plans enclosed) which also has its own entrance. Most of my business is conducted remotely or online, or with me driving to my client's office. However, some of my clients drop off and pick up documents/checks instead of transmitting them via email. We have at least 3 parking spots available on our property, and an additional ramp for parking or turnaround. I have 27 clients, and 5 of them visit me at my office, one of them weekly, and the other 4 monthly. 1 am the only person that works for H2 Accounting. I have no employees or contractors working for or with me. My business does not own or use any large vehicles, and I will not be parking or storing any commercial vehicles on the property. Description of How proposed Use meets Applicable codes: A. Comprehensive Plan: I believe the proposed use of my residence is consistent with the comprehensive plan, as the use will comply with City code. B. Zoning: The proposed use, and its locations, is consistent with the purposes of the City of Edmonds' zoning ordinances. My residence is zoned RS12, which I understand allows home -occupation businesses if all of the City Code requirements are met. C. Not Detrimental: My use of my house for bookkeeping services will not be significantly detrimental to the public health, safety, and welfare, or to nearby private properties. My Bookkeeping services do not generate any noise that can be heard outside of the house, dust, glare, smoke, vibration, odor, or other impacts adverse to the residential area. I have spoken with some of my neighbors about my plans and have not received any objections. D. Transferability: I understand and acknowledge that any Conditional Use Permit shall be personal to me, as present owner of the property, and may not be transferred or assigned. Dated: July 22, 2022 Attachment 3 D v m 1. CITY OF EDMONDS 121 5t' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION August 24, 2022 Donna Hadaller Via email: Donna@H2bookkeeper.com Subject: Letter of Completeness and Request for Additional Information Home Occupation Application at 18309 — 76' Ave W. Number PLN2022-0057 Dear Ms. Hadaller: On behalf of the City of Edmonds Planning Division, I have reviewed the application for a Home Occupation (CUP) at 18309 761h Ave W. 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 August 24, 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: 1. Your Land Use Application indicates that you will have an employee, but your Cover Letter indicates that you are the sole employee. Please clarify if you will have a non- resident employee. 2. Please confirm that you are aware that visits from customers may not exceed one vehicle per hour. Please note that you would need to schedule appointments so that customers are not visiting in excess of one vehicle per hour. Engineering: A minimum 3 parking spaces shall be provided to serve a home occupation and single-family residence. The site plan provided is illegible. Please revise the site plan to clearly show where the 3 parking spaces will be provided on the site. a) If parking stalls are provided within a garage, please indicate on the site plan. b) If parking is provided outside the garage, please show minimum parking stall dimensions of 8 1/2 ft x 161/2 ft can be met. c) Only two parking spaces can be tandem. d) Parking spaces that require backing out onto the street will not be permitted. 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. Attachment 5 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 within the next two weeks consistent with ECDC 20.03.002. According to ECDC 20.02.003.D, the above requested information must be submitted within 90 days (or by November 22, 2022) or the application will expire. If you have any questions of me, please contact me via email at rose.haasgedmondswa. gov. Sincerely, Rose Haas Planner Attachment 5 H2 Accounting & Bookkeeping LLC 18309 76`n Ave West Edmonds, WA 98026 Date: October 24, 2022 RE: PLN2022-0057 To: City of Edmonds, Home Occupation Application From: Donna Hadaller, Owner Hello, This letter is in response to your letter dated August 24, 2022. Planning: Response to Item 1: 1 had one employee up until 6/22/2022. Currently, I am the only non-resident employee. Response to Item 2: Yes, I am aware that I may not have more than one customer per hour (or one vehicle) and that I must schedule appointments accordingly. I will also operate between the hours of 9- 5 for visitors. Engineering: Response to Item "a": None of the 3 parking stalls are within the garage Response to Item "b": Two of the stalls will be in front of the garage and that space measures 32' x 20' Response to Item "c": The 3`d spot is on the Turn -Around ramp that measures 16' x 21' Response to item "d": My home is at the end of the driveway and there is no backing out onto the street, which is 76tn Thank you for the reminder to submit this additional information/confirmation. Sin4rely, j s 9 _ „ Donna Hadaller H2 Accounting & Bookkeeping Attachment 6 t V t'r' rf !i I t �' t�L , "i 3 "�» �� -aR f i-' � h yr •'jp,r r .a ��,E� r � K- p.'`°' �'' I �:• d. tr �sk-�6'yr�' 46 �`5k � P mgm �' s 3 G F ro5 k '!+ Aay- (r ,: �'� � tr 3 � r i � S �' 3 .LLr ,C�,,, r; � .� •�' as - r�� . 6 1 99 �54 07 City +Edmonds# g� � � Attachment 7 CITY OF EDMONDS 121 5tn Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION November 14, 2022 Donna Hadaller Via email: Donna@H2bookkeeper.com Subject: Request for Additional Information Home Occupation Application at 18309 — 76' Ave W. Number PLN2022-0057 Dear Ms. Hadaller: Additional information and clarifications from our Engineering Department are needed for continued review of the application. Please respond to the following so review of this application may proceed: Engineering Corrections 2: 1st Review - 8/15/2022 2n`' Review — 11/10/2022 11/10/2022 — Comment was attempted to be addressed; however, dimensions need to be added to the plans. a) Label the dimensions of the proposed parking stall 8.5'xl 6.5' b) Label the dimensions of the turnaround. c) Label the 2 car garage on the plans. The plans currently state this, just added this comment, so as changes are made to the plans this note remains on the plans. Attachment 8 d) Provide the dimension between where the parked space and the property corner. The City cannot approve for vehicles to drive onto adjacent properties unless there is an easement that allows for such. This space needs to be a minimum of 10' to allow for cars to pass through. 8/15/2022 Comment: A minimum 3 parking spaces shall be provided to serve a home occupation and single-family residence. The site plan provided is illegible. Please revise the site plan to clearly show where the 3 parking spaces will be provided on the site. a) If parking stalls are provided within a garage, please indicate on the site plan. b) If parking is provided outside the garage, please show minimum parking stall dimensions of 8 1/2 ft x 16 1/2 ft can be met. c) Only two parking spaces can be tandem. d) Parking spaces that require backing out onto the street will not be permitted. Thank you. 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 the application will expire. If you have any questions of me, please contact me via email at rose.haaskedmondswa. gov. Sincerely, Rose Haas, Planner Attachment 8 H2 Accounting & Bookkeeping LLC 18309 76tn Ave West Edmonds, WA 98026 Date: November 23, 2022 tIV.V RE: PLN2022-0057 To: City of Edmonds, Home Occupation Application From: Donna Hadaller, Owner Hello, This letter is in response to your letter dated August 24, 2022 and the follow up request Planning: Response to Item 1: 1 had one employee up until 6/22/2022. Currently, I am the only non-resident employee. Response to Item 2: Yes, I am aware that I may not have more than one customer per hour (or one vehicle) and that I must schedule appointments accordingly. I will also operate between the hours of 9- 5 for visitors. Engineering: Response to Item "a": Two(2) of the 3 parking stalls are within the garage Response to Item "b": One(1) of the stalls will be to the side of the garage and that space measures 16' x 10' Response to Item "c": The Turn -Around ramp that measures 16' x 21' Response to item "d": My home is at the end of the driveway and there is no backing out onto the street, which is 76tn Thank you for the reminder to submit this additional information/confirmation. Sin erely, Donna Hadaller H2 Accounting & Bookkeeping Attachment 9 city of At's 18309 76th Ave W lint -around ^11�1�5 avert t 5 32' X 20 ; 5o J6'X 10' for" 5po c D A-11plaee5 i arW are 4�nted ar-5 CD r-r n V City of Edmonds Zoning and Vicinity Map 1822, ^S� 1 ✓ 1 R-di,,! �" Legend 1 V 1 ,/ 13 ReZones i L PRD RoW S�Zoning S RS-6 RS-8 RS-10 RS-12 © RSW-12 RS-20 M y` El RS-MP fYi M � ` O M ��t RM-2.4 `. coW ` � - I rn ,. l/��yy��1 co ■ RM-1.5 * RM-EW BD1 +\ BD2 . . . . . . . . . . . . . . . . . . . . . BD4 . �- BD5 . . . . . - OR . WMU i�BN ® FVMU . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ;� �/ BC :::::::::::::::::::::::::::::::. ...... r . 1:758 O Notes PLN2022-0057 0 63.15 126.3 Feet 1,1ZH 94.0 This ma is a user generated static output from an Internet mapping site and is for P� B P PP B 18309 76th Ave W - Hadaller WGS_1984_Web _Mercator _Auxiliary -Sphere reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Attachment 10 © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Date: To: From: Subject: MEMORANDUM November 30, 2022 Rose Haas, Planning Jennifer Lambert, Engineering PLN2022-0057 — Home Occupation Hadaller — 18309 76th Ave W 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. The applicant has demonstrated that the three required parking stalls can be provided on site. Thank you. City of Edmonds Attachment 11 CITY OF EDMONDS NOTICE OF APPLICATION AND COMMENT PERIOD W/2C. 189\,) NAME OF APPLICANT: Donna Hadaller DATE OF APPLICATION: 8/2/2022 DATE OF COMPLETENESS: 8/24/2022 DATE OF NOTICE: 8/31/2022 FILE NO.: PLN2022-0057 PROJECT LOCATION: 18309 7611 Ave W, Edmonds, WA PROJECT DESCRIPTION: Application for a Home Occupation. The site is zoned Single -Family Residential (RS-12). REQUESTED PERMIT: Conditional Use Permit - Type II staff decision. Information on this development application can be obtained online at https://www.edmondswa.gov/services/public inv olvement/public notices/development notices under the development notice for application number PLN2022-0057, 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. OTHER REQUIRED PERMITS: N/A REQUIRED STUDIES: N/A EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENT PERIOD: Comments due by September 14, 2022. Any person has the right to comment on this application during the 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 pre -decision hearing, if any, or, if no open record pre -decision 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. CITY CONTACT: Rose Haas, Planner rose.haas@edmondswa.gov PUBLISH: 8/31/2022 Attachment 12