STF2023-0002 Zoning LetterRiverSource Life Insurance Company
c/o Real Estate Loan Investments
25540 Ameriprise Financial Center
Minneapolis, Minnesota 55474
Re: Premises: Old Mill Town
201 5th Avenue S.
Edmonds, WA 98020
Ladies and Gentlemen:
CITY LETTER
The undersigned hereby certifies with respect to the property legally described in Exhibit "A"
attached hereto ("Premises") as follows:
The following letter includes addresses at 201 5' Ave S, 203 5th Ave S, 518 Dayton St
The zoning code affecting the Premises is BD I — Downtown Retail Core
2. The Premises and its intended use as dal commercial and residential buildings
complies with the applicable zoning codes, city ordinances and building, environmental
and energy codes, ordinances and regulations:
Comments: Refer to Edmonds Community Development Code (ECDC) Chgpter 16.43 for
information pertaining to the BD Zone. Permitted uses in BD include Commercial Uses,
Residential Uses, and Other Uses, as defined in Table 16.43-1 (attached at end of letter)
Old Milltown Building was constructed in 1910, and Old Milltown Boardwalk was
constructed in 1947. It is unknown if buildings comply with current environmental and
energy codes. Permits submitted in the last 10 years include minor tenant improvements,
mechanical work, and plumbing. All permits have been approved. There are no open code
violations. Facade improvements in 2012 were approved by the Architectural Design Board
and met current code at the time of completion (PLN2012-0005, PLN2012-0006, PLN2012-
0007). Re -roof of structure in 2012 was also approved and met current code standards
(BLD2012-0634). Reroof of South Building was also approved and met current code
standards BLD2012-0332).
If you require more information, please submit a Public Records Request.
3. There are no variances, conditional use permits or special use permits required in
connection with the construction and/or the operation of the improvements on the Premises
or its uses. If there are, specify the same and the relevant terms and any pertinent
restrictions on rebuilding or otherwise check here:
Comments: Only commercial uses are permitted on the ground floor within the BD1 Zone.
Uses requiring a conditional use permit in BD1 can be found in table 16.43-1. No current uses
need a conditional use permit. Conditional uses must meet conditional use criteria (ECDC
20.05) as well as the following criteria:
1. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with
ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian
streetscape and shall be located and designed to be as unobtrusive as possible.
2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the
pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be
permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and
when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the
following: a. Architectural features or details; b. Artwork; c. Landscaping.
B. Exceptions: The owner of a building in the BD1 zone may apply for an exception from the restrictions on
offices and medical uses within the designated street front for leasable space meeting all of the following criteria:
1. The space is less than 500 square feet;
2. The space does not contain direct access to the street or sidewalk;
3. The previous use was a nonconforming use (e.g., not retail); and
4. The space has been vacant for a period of more than six months.
Outdoor dining is a secondary permitted use in the BD 1 Zone, but requires a special use permit to
ensure that they meet the criteria in ECDC 17.70.040. A permit for outdoor dining for Las Brisas
has been approved under ENG2022-0182.
The site currently meets bulk standards. The structures are within the Designated Street Front
subzone (ECDC Map 16.43-1). Frontages that face the Designated Street Front (Dayton Ave street
front and 5`h Ave S are required to have a height of a minimum of 15-feet for the ground floor, an
elevation of at most of 7-inches at grade with the adjoining sidewalk of the ground floor and its
associated entrance. Open-air space requirements would require the subject lots to provide at least
5% of the lot area to open space, adjacent to the street frontage.
Development standards for BD1 are as follows:
Minimum Minimum Minimum
Sub Minimum Lot Minimum Street Side Rear
District Area Lot Width Setback Setback, Setback,
BD1 0 0 0 0
Minimum
Height of
Ground Floor
within the
Maximum Designated
Height2 Street Front
30' 15'
4. The Premises complies with all subdivision ordinances affecting it and can be conveyed
without the filing of a plat or replat of the Premises:
❑ Yes
Comments: N/A
5. The Premises complies with all setback and parking laws and regulations (including the
floor area ratio, off-street parking and off-street loading):
❑ Yes ❑ No
Comments: The site meets bulk standards in terms of zoning and height, and parking
requirements.
6. The Premises is located within a federally designated flood plain:
❑ Yes ❑ No
If yes, specify the nature of the zone:
7. All appropriate and required city permits, licenses and approvals have been provided for
the intended use of the Premises:
❑ No
Comments:
The following tenants do not have current business licenses: Gracie Barra Edmonds, LB
Labandula Beauty Skin Lashes and Brows (Beauty Bar)
If additional space is required for any of the above, please use the reverse side.
Loan No. 694083141
203150.01695-1 11/18/21
-2-
If there are any additional facts regarding the Premises and its proposed use which would be
material consideration, please include that information:
Signature of Authorized Person:_�� q- `'-3'
Typed or Printed Name of Signatory: Rose Haas
Title of Signatory: Planner, City of Edmonds Date: 2/16/2023
City or Other Governmental Agency: City of Edmonds
203150.01695-1 11/18/21
Loan No. 694083141
-3-
EXHIBIT "A" LEGAL
DESCRIPTION
201 5' Ave S:
CITY OF EDMONDS BLK 121 D-00 - LOTS 1-2-3-4-5-6 TGW N1/2 PTN VAC
ALLEYADJ TO LOTS 1-2-3-4
203 5 h Ave S:
CITY OF EDMONDS BLK 121 D-00 - LOT 37 EXC E 16FT THOF & ALL LOTS 38-
39-40 TGW S1/2 VAC ALLEY ADJ SD LOTS EXC E 16FT LOT 37 THOF
Loan No. 694083141
Permitted Uses
13131
GFSF
BD2
BD3
BD4
BD5
Commercial Uses
Retail stores or sales
A
A
A
A
A
A
Offices
A
X
A
A
A
A
Legal/law firms
A
X
Financial
A
X
Advising
A
X
Mortgage
A
X
Banks (without tellers)
A
X
Accounting
A
X
Counseling
A
X
Architecture
A
X
Engineering
A
X
Advertising
A
X
Insurance
A
X
Fitness related business (yoga/pilates/gym/fitness club)
A
X
Service uses
A
A(2)
A
A
A
A
Retail sales requiring intensive outdoor display or storage areas, such as
trailer sales, used car lots (except as part of a new car sales and service
dealer), and heavy equipment storage, sales or services
X
X
X
X
X
X
Enclosed fabrication or assembly areas associated with and on the same
property as an art studio, art gallery, restaurant, microbreweries/distilleries or
food service establishment that also provides an on -site retail outlet open to
the public
A
A
A
A
A
A
Automobile sales and service
X
X
A
A
X
X
Dry cleaning and laundry plants which use only nonflammable and
nonexplosive cleaning agents
C
X
A
A
A
X
Printing, publishing and binding establishments
C
X
A
A
A
C
Public markets licensed pursuant to provisions in Chapter 4.90 ECC'
A
A
A
A
A
A
Residential
Single-family dwelling
A
X
A
A
A
A
Multiple dwelling unit(s) — must be located on second floor or behind first 45
feet from sidewalk or rights -of -way
A
X
A
A
A
A
Other Uses
Bus stop shelters
A
A
A
A
A
A
Churches, subject to the requirements of ECDC 17.100.020
A
A
A
A
A
A
Permitted Uses
BD1
DII
GFSF
BD2
BD3
BD4
BD5
Primary and high schools, subject to the requirements of
ECDC 17.100.050(G) through (R)
A
X
A
A
A
A
Local public facilities, subject to the requirements of ECDC 17.100.050
C
C
C
C
A
C
Neighborhood parks, natural open spaces, and community parks with an
adopted master plan subject to the requirements of ECDC 17.100.070
A
A
A
A
A
A
Off-street parking and loading areas to serve a permitted use
B
X
B
B
B
B
Commuter parking lots in conjunction with a facility otherwise permitted in
this zone
B
X
B
B
B
X
Commercial parking lots
C
X
C
C
C
X
Wholesale uses
X
X
X
C
X
X
Hotels and motels
A
A
A
A
A
A
Amusement establishments
C
C
C
C
C
C
Auction businesses, excluding vehicle or livestock auctions
C
X
C
C
C
C
Drive-in/through businesses (businesses with drive through facilities)
X
X
C
A
C
X
Laboratories
X
X
C
C
C
X
Fabrication of light industrial products not otherwise listed as a permitted use
X
X
X
C
X
X
Day-care centers
C
X
C
C
A
C
Hospitals, health clinics, convalescent homes, rest homes, sanitariums
X
X
C
C
A
X
Medical uses, e.g.,
A
X
Physicians
A
X
Dental
A
X
Optometrist (without retail)
A
X
Physical therapy (without retail)
A
X
Counseling
A
X
Other similar medical services
A
X
Museums and art galleries of primarily local concern that do not meet the
criteria for regional public facilities as defined in ECDC 21.85.033
A
A
A
A
A
A
Zoos and aquariums of primarily local concern that do not meet the criteria
for regional public facilities as defined in ECDC 21.85.033
C
X
C
C
C
A
Counseling centers and residential treatment facilities for current alcoholics
and drug abusers
X
X
C
C
A
X
Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070
C
C
C
C
C
C
Outdoor storage, incidental to a permitted use
D
X
D
D
D
D
Aircraft landings as regulated by Chapter 4.80 ECC
X
X
D
D
D
D
203150.01695-1 11/18/21