Loading...
STAFF REPORT PLN2022-0067'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: Maureen Rivelle, Open Hands Reiki - Home Occupation File Number: PLN2022-0067 Date of Report: November 17, 2022 From: Rose Haas, Planner Proposal: Application for a conditional use permit for a home occupation business at 16131 75th Place W., Edmonds, WA 98026-4525 I. SUMMARY OF PROPOSED ACTION The applicant, Maureen Rivelle, applied for a conditional use permit for a home occupation located at 1613175th PI W. She applied for a home -based business in which the applicant would conduct one-on-one Reiki energy sessions. She will serve clients within a practice space inside her home. The site is located within the Single -Family Residential (RS-20) 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: Cal and Maureen Rivelle 2. Applicant: Maureen Rivelle 3. Tax Parcel Number: 00513105801100 4. Location: 16131 75th Place West 5. Zoning: Single -Family Residential (RS-20) 6. Existing Use: The site contains an existing single-family residence and associated improvements. Page I of 7 File No. PLN2022-0067 Administrative Conditional Use Permit Maureen Rivelle 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 is for a home -based business in which the applicant will conduct one-on-one Reiki energy sessions. She will serve clients within a practice 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 September 7, 2022 (Attachment 1) with the required Criteria Compliance Narrative (Attachment 2), and incorrect site plan (not included). On October 14, 2022, City staff determined the application complete, but with correction required pursuant to ECDC 20.02.003 (Attachment 3). City staff received the required corrected Site Plan (Attachment 4) on October 26, 2022. 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 immediately surrounded by properties located within the Single -Family Residential, RS-20 zone to the North, East, and South. To the west, Haines Wharf Park is immediately across 751" Place West and is zoned Single -Family Residential, RS-12. Refer to the zoning and vicinity map (Attachment 5) 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. A.5.b. Traffic not directly accessing residences in a neighborhood must be discouraged. Page 2 of 7 File No. PLN2022-0067 Administrative Conditional Use Permit Maureen Rivelle 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 4), 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 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 Page 3 of 7 File No. PLN2022-0067 Administrative Conditional Use Permit Maureen Rivelle 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 stated following 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 2) 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 wellness studio 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 2) that she is the sole employee. Therefore, the subject proposal meets this criterion. 5. Does not include visits from customers more than one vehicle per hour. Page 4 of 7 File No. PLN2022-0067 Administrative Conditional Use Permit Maureen Rivelle Staffs Analysis: The applicant's Criteria Compliance Narrative (Attachment 2) confirms she intends to provide services to one customer at a time. 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: The applicant's Criteria Compliance Narrative (Attachment 2) confirms that her hours of operation are 11am to 5pm. 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 VI1.2 of this report for analysis of the proposal's compliance with the parking requirements. According to the submitted site plan (Attachment 4). 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: Due to the nature of the home occupation, it is not anticipated that the applicant will own or operate a commercial vehicle. 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's application material 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. No further comments on the proposal were received. The Engineering Division provided a memorandum indicating that the proposal is consistent with ECDC Title 18 and Engineering Standards (Attachment 6) on October 31, 2022. The City will issue a business permit once the conditional use permit application is approved. Page 5 of 7 File No. PLN2022-0067 Administrative Conditional Use Permit Maureen Rivelle 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 Community Development Department on October 10, 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 October 10, 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 7. Planning staff received two written comments via email from the public regarding the proposed home occupation. Written comments are provided as Attachment 8 and Attachment 9. 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-20) zone, the onsite parking requirements, and the home occupation requirements. EI O Based on the facts, conclusions, and attachments to this report, staff finds that the Conditional Use Permit for File No. PLN2022-0067 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. S. 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. 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 Page 6 of 7 File No. PLN2022-0067 Administrative Conditional Use Permit Maureen Rivelle 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 Maureen Rivelle 16131 75th Place West Edmonds, WA 98026 XIV. ATTACHMENTS Carol Ridelle 8318 226th St SW Edmonds, WA 98026 Bill Waltke 15825 75th Place West Edmonds, WA 98026 1. Land Use Application 2. Criteria Compliance Narrative 3. Notice of Completeness and Corrections Required 4. Site Plan 5. Zoning and Vicinity Map 6. Engineering Compliance Memo 7. Public Notice Posting 8. Ridelle Comment 9. Waltke Comment Page 7 of 7 CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1198557 - Open Hands Reiki Applicant First Name Last Name Company Name Maureen RIVELLE Number Street Apartment or Suite Number E-mail Address 16131 75TH PL W openhandsreiki@gmaiI.com City State Zip Phone Number Extension EDMONDS WA 98026 (425) 308-2252 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 16131 75TH PL W 1 None City Zip Code County Parcel Number EDMONDS 98026 00513105801100 Associated Building Permit Number Tenant Name Vacant Additional Information (i.e. equipment location or special instructions)_ Work Location Property Owner First Name Last Name or Company Name Cal & Maureen Rivelle Number Street Apartment or Suite Number 16131 75th PI. 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: 9/7/2022 Submitted By: Maureen RIVELLE Page 1 of 2 i CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1198557 - Open Hands Reiki Project Contact Company Name: Name: Maureen RIVELLE Email: openhandsreiki@gmail.com Address: 16131 75TH PL W Phone #: (425) 308-2252 EDMONDS WA 98026 Project Type Activity Type Scope of Work New Use Approval Conditional Use - Administrative Project Name: Open Hands Reiki Description of Offering one on one Reiki energy sessions for clients here in Edmonds, WA. In August Work: 2022, 1 bought a new house and would like to practice out of my house, which I live in full time with my husband. There's a space for my practice, and a separate entry. Project Details Project Information Use (s) - proposed Use - existing Zoning - existing I have conducted my Reiki practice in various locales in Edmonds these past 8 years. I recently bought a new home with a separate entrance and a 200 ft. space where I'd like to continue offering Reiki to my community. I don't make any noise, I have space for four cars to park, neighbors cannot see my clients coming or going, I have no employees, and I don't use heavy machinery. I see one client at a time, per 1 or two hour interval. I only see up to 2 a day, and only from 1lam to 5pm. And I only work 1-3 days a week. Presently, this part of my house is being prepared for seeing clients. RS-20 Page 2 of 2 I bought a house which is now my permanent residence. There is a 288 sq. ft. space on the first floor of my new home that has a separate entrance, which I'd like to use for my new Reiki studio. I've practiced Reiki in various locations throughout Edmonds in the last 8 years. My neighbors cannot see any of my visitors entering or leaving at this entrance. I see clients 1 to 3 days per week, and only 1 to 2 clients a day. I only see one at a time, in a 1 to 2 hour time span. My hours are 11 am to 5pm. I have no employees and I do not use heavy equipment. CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION `12C. 1 S9NJ Maureen Rivelle Via email: open handsreiki@gmail.com SUBJECT: NOTICE OF COMPLETENESS FOR YOUR HOME OCCUPATION APPLICATION LOCATED AT 16131 75th Place W. FILE NO. PLN2022-0067 Ms. Rivelle: Thank you for submitting your application on September 7, 2022, regarding your land use application for a Conditional Use Permit for a Home Occupation at 16131 75th Place W. Your application (File No. PLN2022-0067) is now considered complete pursuant to Edmonds Community Development Code (ECDC) 20.02.002. Please accept this letter as the City's notice to the applicant that the application meets the procedural submission requirements and therefore is complete pursuant to ECDC 20.02.003. The City will issue a Notice of Application pursuant to ECDC 20.03.002 within two weeks and request comments from those on the Adjacent Property Owner (APO) list provided with the application. The Notice will also be published in the Everett Herold and posted at the Edmonds Public Library and Public Safety Building. I will also come out and install a small blue project notification sign onsite as well. Comments will be accepted for fifteen days from the date the Notice is published. Although it has been determined that the application meets the procedural submission requirements and is therefore complete, additional information may be needed as staff continues with review of the application. Staff will contact you as our review continues if additional information is necessary. I will be the main staff contact for your application. If you have questions at any point during the review process, you may reach me at 425-771-0220, ext 1372 or via email at rose.haas@edmondswa.gov Sincerely, ROSE HAAS, Planner Cc: File No. PLN2022-0067 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 `,0 199" October 14, 2022 Maureen Rivelle Subject: Request for Additional Information Home Occupation Application at 16131 — 75t" Place W. Number PLN2022-0067 Dear Ms. Rivelle: 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. Site Plan: Please revise your site plan to show location of property in relation to its surroundings. Attached is an example site plan. Note: You do not need to include height calculations. Parking Requirements: Pursuant to ECDC 20.20.010.B.7, three on -site parking spaces are required if clients will be visiting your home. Please show the location and size of the parking spaces on your updated site plan. Note: parking spaces must be 8 '/2' x 16 '/2' (ECDC 18.95.020.A.1), and only one parking SAMPLE SITE PLAN Property Owner Name RESIDENTIAL ADDITIONS Property Address Parcel # Scale = 1 "=20' +108 1109 +106 / Height Calculations: i 7j/ A = +99' + 10 2 U B=+107' +100 / C-+100' D = +105' Total = 411 Ave Grade=102.75 (411/4) +9< Actual = 123' Maximum = 127.75 / (Average Grade + 25) +99 ..'.. B Total New or Replaced I ,F +99'; +107 1 Impervious Surface = i ; 1,030 SgFt I n'•r , —�: Existing Residence �, 1 2,000 sf Structural Lot Coveraae: Residence = 2,000 Garage = 500 b Deck = 90 N I ; Addition = 440 I o' Total = 3.030 SgFt (3,030/13,527) - 23% I L i I ------- Lot Area: 13,527 ` - - - - ' \t:\\ Garage� I � Lot Slope: 11 % I `°"° ^ �W ►y.tt. i Ci w7 , 131 � +loot • O; o IExisting Asphalt Property Line \ �' ( , I Drivcw ay 4W t " 100, wa aidewaNt •t MAIN STREET Tetephabe PO1e OD %It \t PT. •100' Center or R.pht--of-way 7Met ATTACHMENT A Updated 511812022 Page 5 of 13 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 January 12, 2023) 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 ,=- City of Edmonds PLN2022-0067 Zoning Map r 1 � 1 16007 r r' 16010 16031- . Legend 1645 ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦RD-19 I ♦ ♦ _�►� 0 ReZones Z ' PRD RoW DC-1 2 ;+' OM Zoning I+I 1 I ♦ ♦ ♦ ♦ ♦ % ♦ # RS-6 11 RS-8 I+I I ♦ ♦ RS 0� ♦ ♦ RS-10 +' Ir `\ RS-12 r + RSW-12 I+ ♦ ♦ b`� ♦ �1p ♦ ♦ ♦ RS-20 I 16115 RS-MP ♦ ♦ ���� ♦ ♦`i 61'\9 ♦ ♦ ♦ RM-3 1612 ■ RM-2.4 �1-613 RS-20 ` RM-1.5 RM-EW 1_62-ND, 7- -Sj BD1 RS-,1` BD2 7510 BD3 +\ BD5 r ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ 16109 ♦ ♦ ♦ 16206 N OR WMU 16220 BN ♦ ♦ r/ ♦ ♦ ♦ ♦ ♦ ® FVMU 16221 1: 1,516 � BC v 1W ♦ ♦ ► ♦ ♦ ♦ ♦ O Notes PLN2022-0067 0 126.30 252.6 Feet 2,257 188.1 This map is a user generated static output from an Internet mapping site and is for 16131 75th Place W reference only. Data layers that appear on this map may or may not be accurate, Zoning Map WGS_1984_Web _Mercator _Auxiliary —Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Date: To: From: Subject: MEMORANDUM Ocober 31, 2022 Rose Haas, Planner Jeanie McConnell, Engineering Program Manager PLN2022-0067 — Home Occupation Open Hands Reiki —16131 751b Pl 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 required for the home occupation use can be provided on site. Thank you. City of Edmonds CITY OF EDMONDS NOTICE OF APPLICATION AND COMMENT PERIOD W/2C. 189\,) NAME OF APPLICANT: Maureen Rivelle DATE OF APPLICATION: 9/7/2022 DATE OF COMPLETENESS: 9/28/2022 DATE OF NOTICE: 10/10/2022 FILE NO.: PLN2022-0067 PROJECT LOCATION: 16131 751" Place W, Edmonds, WA PROJECT DESCRIPTION: Application for a Home Occupation. The site is zoned Single -Family Residential (RS-20). 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 PLN2022-0067, 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: CRA2019-0166 COMMENT PERIOD: Comments due by October 24, 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: 10/10/2022 Haas, Rose From: Haas, Rose Sent: Tuesday, October 18, 2022 9:13 AM To: Carol Riddell Subject: RE: PLN2022-0067 Public Comment Good morning Ms Ridell, Thank you for the comment regarding the Conditional Use Permit for PLN2022-0067. You are now a party of record to the project, will receive a copy of the staff decision, and will have the right to appeal that decision if you find that necessary. Rose Haas I Planner Development Services Planning Division City of Edmonds, WA Desk (425) 771-0220, ext. 1372 1 Mobile (425) 758-1058 The Development Services Permit Center is open M-F 8:00am to 4:30pm for Telephone and Digital/Remote access. In -Person walk-in service is currently available M-F 10:00am to 2:00pm; appointments are encouraged. For general service: Phone 1 425.771.0220 Email I devserv.admin@edmondswa.gov -----Original Message ----- From: Carol Riddell <cariddellwa@gmail.com> Sent: Monday, October 17, 2022 3:57 PM To: Haas, Rose <Rose.Haas@Edmondswa.gov> Subject: PLN2022-0067 Public Comment Dear Ms. Haas, I was at Haines Wharf Park this morning and saw an application notice across the street. I walked over to look at it and realized that I know the property owner. I have been a reiki client of Maureen Rivelle's in the past. I have read through her application materials and encourage the city to approve the request. The business is as stated in the application: one person at a time, for an hour or so, in a very quiet setting. As she is proposing to have only a couple of clients a day for one to three days a week, no neighbors will notice the occasional extra car, particularly given the amount of traffic currently using the park pullout across the street. Maureen's business is a local asset and since she appears to be cutting back her hours and number of clients, it makes sense for her to use her existing premises. I can't think of any impact this would have on her neighbors. Carol Riddell 8318 - 226th St. SW Unincorporated Edmonds From: Haas, Rose To: Bill W Subject: RE: PLN2022-0067 Public Comments Date: Thursday, October 20, 2022 11:10:21 AM Good morning Bill, Thank you for the comment regarding the Conditional Use Permit for PLN2022-0067. You are now a party of record to the project, will receive a copy of the staff decision, and will have the right to appeal that decision if you find that necessary. Rose Haas I Planner Development Services Planning Division City of Edmonds, WA Desk (425) 771-0220, ext. 1372 1 Mobile (425) 758-1058 The Development Services Permit Center is open M-F 8:00am to 4:30pm for Telephone and Digital/Remote access. In -Person walk-in service is currently available M-F 10:00am to 2:00pm: appointments are encouraged. For general service: Phone / 425.771.0220 Email / devserv.admin(cDedmondswa.gov From: Bill W <wwaltke@gmail.com> Sent: Thursday, October 20, 2022 9:12 AM To: Haas, Rose <Rose.Haas@Edmondswa.gov> Subject: PLN2022-0067 Public Comments Rose, I live at 15825 75th PI W a few houses down from the house in this notice and for what it's worth have no problems with the proposed usage. It sounds like a good addition to the neighborhood. -Bill Waltke