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PLN2023-0026 Staff Report with Attachments11)7C. 1 g9NJ 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 ADMINISTRATIVE CONDITIONAL USE PERMIT FINDINGS, CONCLUSIONS, AND DECISION Project: Christopher Johnson - Home Occupation File Number: PLN2023-0026 Date of Report: 07/19/2023 From: C& Amber Brokenshire, Planner Proposal: Application for a conditional use permit for a home occupation business at 648 Fir Street, Edmonds WA 98020 I. SUMMARY OF PROPOSED ACTION: The applicant, Christopher Johnson, has applied for a conditional use permit for a home occupation located at 648 Fir Street. The application is for a physical therapy practice, and the proposed home occupation is to provide one-on-one physical therapy services to customers and clients occasionally visiting the residence. The business will be conducted within the garage area of the existing residence. The site is located within the Single -Family Residential (RS-6) zone. Since the proposed home occupation will include visits to the site from customers or nonresident employees, an administrative (Type II) conditional use permit is required in order to establish the home occupation. The applicant submitted various materials in support of the subject application, including a land use application form, criteria statements, and site plans which are included as attachments and are referenced throughout this report. The following is staff s analysis of the project and decision. II. GENERAL INFORMATION: 1. Owner: Christopher and Mimi Johnson (Attachment 1) 2. Applicant: Christopher Johnson (Attachment 1) 3. Tax Parcel Number: 00619400800101 4. Location: 648 Fir Street (Attachment 1) Page 1 of 7 File No. PLN2023-0026 Administrative Conditional Use Permit Christopher Johnson 5. Zoning: Single -Family Residential (RS-6) (Attachment 5) 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 is for physical therapy practice with no more than one customer visiting the property per hour. 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) as long as 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 application material includes the land use application form were initially received on May 2, 2023 (Attachment 1) and include the applicant's criteria statement letter (Attachment 2), home occupation questionnaire (Attachment 3), site and parking plans (Attachment 4), and a staff prepared zoning and vicinity maps (Attachment 5). The application was deemed complete pursuant to ECDC 20.02.003 on June 7, 2023 (Attachment 6). 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 and immediately surrounding properties are located within the Single -Family Residential, RS-6 zone and are developed with single-family residences. Refer to the zoning and vicinity map for zoning designations within the vicinity of the site (Attachment 5). 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 66): 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 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.S.a Residential privacy is a fundamental protection to be upheld by local government. Page 2 of 7 File No. PLN2023-0026 Administrative Conditional Use Permit Christopher Johnson A.5.b. Traffic not directly accessing residences in a neighborhood must be discouraged. A.5.c. Stable property values must not be threatened by view, traffic or land use encroachments. A.5.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 (Sinmle-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 the RS — Single -Family Residential 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 16.20.010.13, 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 feels that the proposal complies with 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 is to allow for visits to the site by an off -site employee a total of three on -site parking stalls are required. 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 in order 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), and as stated in the applicant's cover letter (Attachment 2), 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) Page 3 of 7 File No. PLN2023-0026 Administrative Conditional Use Permit Christopher Johnson 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 and nonresident employees, which does not comply with the regulations of ECDC 20.20.010(A) in order 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 of 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. This criterion has been met by the subject proposal. 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 c. Does not create glare or emit light from the site in violation of the city's performance criteria. Staff s Anal: Per the criteria statement (Attachment 2), the home office will be located within the single-family dwelling. As such, business -related activities will be carried on entirely within the existing structures on the site, without any significant outdoor activity. Edmonds City Code (ECC) Chapter 5.30 contains regulations on the maximum permissible sound levels within residential districts. Since all activities associated with the home occupation are to take place indoors and due to the quiet nature of this type of business, it is not anticipated that the home occupation will exceed the maximum permissible sound levels. As with all activities taking place within the city, the standards of the noise ordinance must be met at all times. This criterion has been met by the subject proposal. 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. Staff s Anal: The proposal is for a small-scale, home based business where the applicant, Christopher Johnson, will be providing physical therapy services within the existing residence on the subject site. As shown on the site plan and stated in the criteria statement (Attachments 2 and 4), all business will be wholly conducted within the existing residence. As such, the proposal should not pose a health or safety threat to the neighborhood. This criterion has been met by the subject proposal. 4. Does not include visits to the site from more than one nonresident employee per day. Page 4 of 7 File No. PLN2023-0026 Administrative Conditional Use Permit Christopher Johnson Staff s Analysis: The applicant's criteria statement (Attachment 2) and home occupation questionnaire (Attachment 3), the applicant stated there will not be any non-resident employees at the residence. Therefore, this criterion has been met by the subject proposal. 5. Does not include visits from customers in excess of one vehicle per hour. Staff s Anal: The applicant's criteria statement (Attachment 2) confirms he intends to provide services to one customer at a time. If sessions are to be less than one hour in length, the applicant must schedule a break in between sessions such that no more than one customer vehicle will visit the site per hour. The subject approval has been conditioned requiring visits from customers be limited to no more than one vehicle per hour. With this condition, the criterion has been met by the subject proposal. 6. Does not include visits from customers between the hours of 9: 00 pm and 8: 00 am. Staff s Anal: The applicant's criteria statement (Attachment 2) states that he generally will have customers/clients visiting the site between the hours of 9 am to 7 pm, thus, this criterion has been met. 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 Anal: Refer to Section VII.2 of this report for analysis of the proposal's compliance with the parking requirements. On -site parking is available for three vehicles. Therefore, this criterion has been met by the subject proposal. 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. Staff s Analysis: A commercial vehicle over 10,000 pounds gross weight is not necessary for the proposed home occupation. The applicant's home occupation questionnaire (Attachment 3) confirm that no commercial vehicle will be used as part of the home occupation. This criterion has been 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 home occupation questionnaire (Attachment 3) stated that there will not be a sign for the business. VIII. TECHNICAL REVIEW COMMITTEE: This application was reviewed and evaluated by the Building and Engineering Divisions, as well as Fire District No. 1. Both the Building Division and Fire District No. I didn't have any comments on the proposal. The Engineering Division approved stating the proposal as consistent with ECDC Title 18 and Engineering Standards (Attachment 7). If applicable, a thorough review Page 5 of 7 File No. PLN2023-0026 Administrative Conditional Use Permit Christopher Johnson by all affected divisions/departments will be conducted at the time of business license application review. 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 Herald Newspaper, posted at the subject site, as well as the Public Safety Complex and Community Development Department on June 21, 2023. This notice was also mailed to property owners within 300 feet of the site on June 21, 2023 using an adjacent taxpayers and property owners list. The comment period for the Notice of Application ran for 14 days. Notice of application documentation is provided in Attachment 8. No public comments were received during review of the proposal. 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-6) zone, the on -site 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. PLN2023-0026 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.B and ECDC 20.60. 3. The home occupation shall comply with all of the criteria of ECDC 20.20.010.B, including but not limited to the following: i. No more than one nonresident employee shall visit the site per day. ii. Visits to the site by customers may not be in excess of one vehicle per hour. iii. 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 an obtain all necessary permits. XIL 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 Page 6 of 7 File No. PLN2023-0026 Administrative Conditional Use Permit Christopher Johnson 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 20.07.004, a party of record may submit a written appeal of a Type II 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 20.07.004(D) as well as the applicable fee. Appeals are presented to the Hearing Examiner. The appeal would be heard at an open record public hearing before the Hearing Examiner according to the requirements of ECDC Chapter 20.06 and Section 20.07.004. XIV. PARTIES OF RECORD City of Edmonds 121 — 5th Avenue North Edmonds, WA 98020 XV. ATTACHMENTS: 1. Land Use Application Form 2. Applicant's Criteria Statement 3. Home Occupation Questionnaire 4. Site Plan and Floor Plan 5. Zoning and Vicinity Map 6. Notice of Complete Application 7. Engineering Memo of Approval 8. Public Notice Materials Christopher Johnson 648 Fir St Edmonds, WA 98020 Page 7 of 7 RECEIVED Attachment 1 May 04 2023 CITY OF*FMENT S CITY OF EDMONDS MyBuildingPermit.com PLANNING & DEPA Land Use Application #1308618 - Physical therapy Applicant First Name Last Name Company Name Christopher Johnson Zeren PT LLC Number Street Apartment or Suite Number E-mail Address 648 Fir St Chris@zerenpt.com City State Zip Phone Number Extension Edmonds WA 98020 (347) 721-6789 Contractor Company Name Number Street Apartment or Suite Number City State Zip Phone Number Extension State License Number License Expiration Date uBl # E-mail Address Project Location Number Street Floor Number Suite or Room Number 648 FIR ST City Zip Code County Parcel Number EDMONDS 98020 00619400800101 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 Mimi & Johnson Christopher Johnson Number Street Apartment or Suite Number 648 FIR ST 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: 5/2/2023 Submitted By: Christopher Johnson Page 1 of 2 RECEIVED May 04 2023 CITY OFD - s CITY OF EDMONDS PLANNING & PMENT DEPAR-,.,., T Land Use Application #1308618 - Physical therapy Project Contact Company Name: Zeren PT LLC Name: Christopher Johnson Email: Chris@zerenpt.com Address: 648 Fir St Phone #: (347) 721-6789 Edmonds WA 98020 MyBuitdingPermit.com Project Type Activity Type Scope of Work New Use Approval Conditional Use - Administrative Project Name: Physical therapy Description of Work: One-on-one physical therapy to patients. Project Details Project Information Use (s) - proposed Use - existing Attachment 1 Provide one on one physical therapy to patients from my home office. Provide one on one physical therapy to patients from my home office. Page 2 of 2 RECEIVED Attachment 2 May 04 2023 CITY OF EDMONDS PLANNING & DEVELOPMENT DEPARTMENT Christopher Johnson will be conducting one on one physical therapy to patients in his home office (garage). Most patients will be coming by car. There is only one patient coming to his office at time. There are three parking spots so no street parking is required. Patient care will take place during the hours of 9am-7pm. Chris usually sees 0-5 patients a week. He will not be selling any products or have a sign. Attachment 3 City of Edn"Nuft H601M OCCIIpaM4r1 /tllWAS& LICMnM4 S4*Vbww^4W FwM 1 i t r AW W%w Norte to"wift WA to= dM TT} MM SuMnMaa fru+�M V ri T L-L.� C VVA 94ft Tat 00.6M (0 G 3 44 44 6YM1aNA �Af� Add�M�! C-•Irtr1'��M+ �fcar"�tl �'�' CQ y''-� CodWoo ass? 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M M f or wi pM w wr f10�M if ss. pMMaM d wive ow am a Mob "w ww« pbw Soo "hwe fw at love, Property Li � N �J n o- a) U c� m Q L � a� U O 4 n 19.5 feet r r ' er ek ' • * i ::A •al 01• - Google V City of Edmonds ZONING MAP Attachment 5 625 �` 10• — Legend 0 ReZones PRD RoW Zoning RS-6 RS-8 RS-10 O N M O � � O RS-12 © RSW-12 RS-20 El RS-MP c L RJ' 6 RM-3 70 , ■ ■ RM-2.4 RM-1.5 1113 * RM-EW BD1 113 2 11 ,. +\ BD2 BD3 710 +� BD4 1121 BD5 +\ OR WMU BP BN 1131 1136so T131 = BC 1: 758 O Notes PLN2023-0026 0 63.15 126.3 Feet 1,128 94.0 This map is a user generated static output from an Internet mapping site and is for 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 — City of Edmonds VICINITY MAP Attachment A�" _12�yy�y,�`,•,-..,�� h J"'4 t ,J,.ii ; ,, ���'•5r 1� dh 10 � Legend I• ArcSDE.GIS.STREET CENTERLINE; < all other values> 53 it ` �.62' ��`� � ' ' - •� 'ter - e..' .+ - .I iti.� _ _ 1, dil "I 9171: 7, s Sections Boundary Qa Sections Edmonds Boundary .i• — ^'� :ram ' s ��� l` •� ArcSDE.GIS.PROPERTY_BUILDINC ArcSDE.GIS.STREET_CENTERLINE: ,►�IL dd <all other values> i dif it- ti j 1t e Interstate 61 19 . ' _ u _ Principal Arterial Minor Arterial; Collector _ Local Street •� •� _ 1 _� '� � 4KI �.. +►�1j _ -. •��` I10State �.:�►- �` 7� Highways <all other values> _ _- r si e `�•'P 1 ` 1 141 - - - l 1 �. - County Boundary Parks ArcSDE.GIS.PROPERTY_WASHIN( ArcSDE.GIS.PROPERTY_CITIES I a L_. I r 1: 1,516 0 —. Notes Y PLN2023-0026 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 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 Attachment 6 CITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING AND DEVLOPMENT DEPARTMENT • PLANNING DIVISION f)7C. 10" June 7, 2023 Christopher Johnson 648 Fir St Edmonds, WA 98020 chrisnzerenpt.com SUBJECT: NOTICE OF COMPLETENESS FOR CONDITIONAL USE PERMIT APPLICATION, LOCATED AT 648 FIR STREET FILE NO. PLN2023-0026 Dear Mr. Johnson: Your land use application for a conditional use permit at 648 Fir Street (File No. PLN2023-0026) is considered complete pursuant to Edmonds Community Development Code (ECDC) 20.02.002. Please note, however, that 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. Since the application has been determined to be procedurally 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. 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 amber.brokenshiregedmondswa.gov. Sincerely, Development Services Department - Planning Division iz Amber Brokenshire Planner Cc: File No. PLN2023-0026 Attachment 7 Date: To: From: Subject: MEMORANDUM June 9, 2023 Amber Brokenshire, Planning JoAnne Zulauf, Engineering PLN2023-0026— ADU Johnson — 648 Fir St 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. A minimum of 3 parking spaces shall be provided to serve an ADU and single-family residence. Please revise the site plan to clearly show where the 3 parking spaces will be provided on the site based on the parameters below. 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 %2 ft can be met. c) Only two parking spaces can be tandem. (only one bay of the garage can have a car parked outside of it (in tandem). Thank you. City of Edmonds Attachment 8 CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Christopher Johnson DATE OF APPLICATION: 02/08/2023 DATE OF COMPLETENESS: 05/10/2023 DATE OF NOTICE: 06/21/2023 FILE NO.: PLN2023-0026 PROJECT LOCATION: 648 Fir St., Edmonds WA PROJECT DESCRIPTION: Application for a home -based physical therapy office. The site is zoned Single -Family Residential (RS-6). REQUESTED PERMIT: Conditional Use Permit — Type II Staff decision. ADU. Information on this application can be viewed at the City of Edmonds Development Services Dept., 121 5t" Ave. N, Edmonds, WA 98020, or on the City's website at http://edmondswa.gov/services/public involvement/public notices/development notices under the development notice for application number PLN2023-0026, or by calling the City of Edmonds at 425-771-0220. OTHER REQUIRED PERMITS: N/A REQUIRED STUDIES: None EXISTING ENVIRONMENTAL DOCUMENTS: N/A COMMENT PERIOD: Comments due by July 5, 2023. 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 20.07.003 have standing to initiate an administrative appeal. CITY CONTACT: Amber Brokenshire, Planner (425) 771-0220, amber.brokenshire@edmondswa.gov - City of Edmonds VICINITY MAP 6 Rlfr rtr� 1A' 'ICA 4 71. dh (0) � LL_-`�- Legend I• ky- "" r~ - e— '`� e ArcSDE.GIS.STREET CENTERLINE; < all other values 1r ` EVIL . 6 ' - •� 'ter - e..' .+ - .I iti.� _ _ 1, 9171: 7, s Sections Boundary AL '�� '<► Jz rrei '' r f I Sections Edmonds Boundary .i• - ^'� :ram ' s r. ��� l` •� ArcSDE.GIS.PROPERTY_BUILDINC ArcSDE.GIS.STREET_CENTERLINE: ,►� <all other values> i�,: i ti j 1t e o �; .r,.. �.4.1— .4, Interstate rA 1/ Principal Arterial Minor Arterial; Collector Local Street •� •� 1 _� '� � �.. +►�1j _ -. •�14` �.�:�►- �` •� � State Highways <allothervalues> _ _- Wj 0�_ , el `�•'P 1 ` 114 - - - l 1 �. - 2 County Boundary Parks rt!� 7 • e `' 9-W y," ArcSDE.GIS.PROPERTY_WASHIN( ;% �. ArcSDE.GIS.PROPERTY _CITIES a L_. 1: 1 16 50 —. Notes Y PLN2023-0026 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 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 Attachment 8 File No.: PLN2023-0026 Applicant: Johnson, Home Occupation CUP DECLARATION OF MAILING On the 21 st day of June 2023, the attached Notice of Application was mailed by the City as prescribed by Ordinance to property owners within 300 feet of the site that is the subject of this application. I, Amber Brokenshire, 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 June 2023, at Edmonds, Washington. Signed: x rl Attachment 8 File No.: PLN2023-0026 Applicant: Johnson, Home Occupation CUP DECLARATION OF POSTING On the 21 st day of June 2023, the attached Notice of Application and Request for Public Comment was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Amber Brokenshire, 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 June 2023, at Edmonds, Washington. Signed: it'z i i2%u� 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 Snohonlish 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 SI701101111Sh County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH979148 PLN2023-0026 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of I issue(s), such publication conlnlencing on 06/21/2023 and ending on 06/21/2023 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount 0 the fee for s h it $63.64. Subscribed and sworn Z�X— day of b fore me on this Notary Public in and for the State o Washington. Ury or Ednwnd, D—I.p ,-u S--.-186031703 AMULIt UROKENS111RL Linda Phillips Notary Public State of Washington My Appointment Expires 8/29/2025 Commission Number 4417 Classified Proof Attachment 8 CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Christopher Johnson DATE OF APPLICATION: 02/08/2023 DATE OF COMPLETENESS: 06/10/2023 DATE OF NOTICE: 06/2112023 FILE NO.: PLN2023.0026 PROJECT LOCATION: 648 Fir St., Edmonds WA PROJECT DESCRIPTION: Application for a home -based physical therapy office. The site is zoned Single -Family Residential (RS-6). REQUESTED PERMIT: Conditional Use Permit - Type II Staff decision. ADU. Information on this application can be viewed at the City of Edmonds Development Services Dept., 121 51h Ave. N, Edmonds, WA 98020, or on the City's webslle at http://edmondswa.gov/services/public InvolvemenUpublic notice s/developmenl_notices under the development notice for application number PLN2023.0026, or by calling the City of Edmonds at 426-771.0220. OTHER REQUIRED PERMITS: N/A REQUIRED STUDIES: None EXISTING ENVIRONMENTAL DOCUMENTS: NIA COMMENT PERIOD: Comments due by July 5. 2023. 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 et any time prior to the closing of the record of an open record pre-decislon 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 20.07.003 have standing to initiate an administrative appeal. CITY CONTACT: Amber Brokenshire, Planner (425) 771.0220, amber. brokenshirergednlondswa.gov Published: June 21, 2023. EDH979148 Proofed by Phillips, Linda, 06/23/2023 11:30:57 am Page: 2 City Y of Edmonds MAILING LIST MAP 71 1� 0 Legend 14213 ® Rezones 'PRD a 14 VI LU RoW Zoning RS-6 "' Q —FIR ST 1114 ® RS-10 RS -12 RSW-W-12 RS-20 54,( RS-MP p ti RM-3 R I 1133 i 1132 RM-1.5 ELM WAY 1T —T 11 :,. I.. " '' LU •� r 1154 1140 113'�� �—` +\ RM-EW BD1 BD3 r _ � ;TTQ� •,i-� +� BD4 ................................ .....::::;1 ...................... .................. ELM.ST 1157 ? r+� OR WMU RAh-A . !! II Creek Park R-12-79 !! � - � - 00 � 1 BP BN g II 1ll1 FVMU iI II ELM I'' - II II BC Notes 1: 3,031 PLN2023-0026 0 252.60 505.2 Feet 4,514 376.2 This map is a user generated static output from an Internet mapping site and is for 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. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION