2024-07-10 Planning Board PacketOF EDA'
v ti Agenda
Edmonds Planning Board
REGULAR MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020
J U LY 10, 2024, 7:00 PM
REMOTE MEETING INFORMATION:
Meeting Link: https://edmondswa-
gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3 KOhuS014QT09 Meeting ID: 873 2287
2194 Passcode:007978
This is a Hybrid meeting: The meeting can be attended in -person or on-line. The physcial
meeting location is at Edmonds City Hall 121 5th Avenue N., 3rd floor Brackett R000m
Or Telephone :US: +1 253 215 8782
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and
their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and
taken care of these lands. We respect their sovereignty, their right to self-determination, and we
honor their sacred spiritual connection with the land and water.
1. CALL TO ORDER
2. APPROVAL OF MINUTES
A. Previous Meeting Minutes
3. ANNOUNCEMENT OF AGENDA
4. AUDIENCE COMMENTS
For topics not scheduled for a public hearing. Please limit your comments to 3 minutes
S. ADMINISTRATIVE REPORTS
6. PUBLIC HEARINGS
A. Private Rezone Request at 9514 228th St SW (PLN2024-0032)
A. Private Rezone Request at 9514 228th St SW (PLN2024-0032)
7. UNFINISHED BUSINESS
A. Housing Element - Draft Goals & Policies
8. NEW BUSINESS
9. SUBCOMMITTEE REPORT
10. PLANNING BOARD EXTENDED AGENDA
Edmonds Planning Board Agenda
July 10, 2024
Page 1
11. PLANNING BOARD MEMBER COMMENTS
12. PLANNING BOARD CHAIR COMMENTS
13. ADJOURNMENT
14. GENERIC AGENDA ITEMS
Edmonds Planning Board Agenda
July 10, 2024
Page 2
2.A
Planning Board Agenda Item
Meeting Date: 07/10/2024
Previous Meeting Minutes
Staff Lead: Michael Clugston
Department: Planning & Development
Prepared By: Michelle Martin
Background/History
Meeting minutes from June 12th meeting were not available for approval. June 26th minutes still in
process.
Staff Recommendation
Review and approve meeting minutes from June 12th.
Narrative
Minutes from June 12th meeting attached.
Attachments:
PB 06122024_draft
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2.A.a
CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting
June 12, 2024
Chair Mitchell called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City
Hall and on Zoom. He noted that Richard Kuehn had put in his notice of resignation for the Board due to
increased work and family obligations. He wished him all the best and thanked him for his years of service.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
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The Land Acknowledgement was read by Board Member Maxwell.
Board Members Present Staff Present
Jeremy Mitchell, Chair Susan McLaughlin, Development Services Director
Lauren Golembiewski, Vice Chair Mike Clugston, Acting Planning Manager
Judi Gladstone Tristan Sewell, Planner (online)
Lee Hankins Jeff Levy, Senior Planner •0
Susanna Martini (online) a
Nick Maxwell
Steven Li (alternate)
Board Members Absent
None
READING/APPROVAL OF MINUTES
MOTION MADE BY BOARD MEMBER GLADSTONE, SECONDED BY BOARD MEMBER
GOLEMBIEWSKI, TO APPROVE THE MINUTES OF MAY 22, 2024 AS AMENDED BY BOARD
MEMBER GLADSTONE. MOTION PASSED UNANIMOUSLY.
ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED.
AUDIENCE COMMENTS
Roger Pence, commented regarding the Transportation Plan Update. He recommended that the internal
Transportation Committee be reformatted to be an open type of group like the Mayor's Climate Advisory
Committee so members of the public could come observe or offer comments.
PUBLIC HEARINGS
Planning Board Meeting Minutes
June 12, 2024 Pagel of 5
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A. Green Building Incentives Pilot Code Amendments
City Planner Tristan Sewell reviewed some background on the impetus for the Green Building Incentives pilot
code. He highlighted the objectives to reduce greenhouse gas emissions associated with development or
redevelopment. Potential incentives could be related to building height, setback lines, lot coverage, density,
parking, fees, and review timelines. He reviewed generally how neighboring jurisdictions and other
organizations are addressing this and discussed proposed constructions standards. Single-family residential
would use Built Green 4-Star; commercial, multifamily and mixed use would use LEED Gold. These would be
flexible, point -based systems, and not prescriptive. They would be periodically updated in response to the
market, and regulation and would be third -party verified. Mr. Sewell presented shared examples of the proposed
standards and incentives as they might be applied for single-family residential Built Green 4-Star; multifamily
residential LEED Gold or Platinum; and business zones LEED Gold. He discussed enforcement requirements.
Ongoing work includes developing incentives for the Waterfront Commercial (CW) zone and ensuring
compatibility with the Shoreline Master Program. There is a question of whether DADUs should be eligible for
the 5' height bonus for all portions sloped 4-in-12 or steeper.
Questions for discussion:
• How might these incentives impact housing affordability? May it contribute to housing displacement?
• Who would benefit most from these incentives? Who might face unintended outcomes? Who is left
out?
• Do the land use incentives reflect the community's best interest? Are they meaningful to development
professionals and homeowners?
• Can staff successfully implement accelerated review? Can we handle the incentivized applications with
current staffing?
• What's the best way to address multiple incentives applying to one project (e.g., ADU setback
incentives for height)?
The public hearing was opened at 7:30 p.m., and public comments were solicited.
Public Comments:
Roger Pence expressed concern that the slideshow was not in the packet and not available to the public prior to
the meeting even though it had substantially new material. He feels this project has been under the radar.
Allowing single-family homes to go from two stories to three stories has never been part of the public
conversation. He was frustrated that this was presented when staff knows the public has concerns about density
and development. Why wasn't this wrapped into the Comprehensive Plan discussion? He urged the Planning
Board to send this back to allow for an appropriate public process.
Mike AWlebee, resident, property owner, developer, Master Builder member, noted that the state law is
requiring changes to be made, and everyone has to do their part. He urged support of the business and waterfront
commercial change because of the opportunities that are going to come forward with the amount of population
they are expecting to see. They are already bursting at the seams in that area, and this could allow businesses to
have more space to work with. He noted that many areas on the waterfront or Harbor Square areas are already
at or above the 35-foot height limit, so the impact would be very minimal. Regarding residential, he was
supportive of a 35-foot height limit because that is what allows for a townhome product. This is the same height
limit allowed in the Esperance area and the rest of the county.
Planning Board Meeting Minutes
June 12, 2024 Page 2 of 5
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Susan Paine (online) stated she was very pleased they were including commercial zones for the Built Green
incentives. They need to hear more about what this means for residential areas, but for commercial areas, an
additional five feet is very appropriate. She agrees with Roger Pence that there are opportunities to spread this
information more broadly. She is eager to see more information about this.
The public hearing was closed at 7:38 p.m.
Discussion:
Board members encouraged consideration of incentivizing other energy -saving programs, questioned who pays
the costs related to LEED certification for developers, and recommended specifying which version of LEED
they are talking about and clearing defining the LEED and Built Green programs. If those are trademarked
phrases they need to be marked as such in the code. There was a question about incentives for general N
commercial. Staff explained there is not much left to offer general commercial; it is also more complicated in
terms of design, but they are open to suggestions. There was a question about an end date to the pilot program.
Staff is not envisioning an end date, but they are expecting to update it.
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There was some discussion about lessons learned from other jurisdictions and the need to be mindful of impacts
on displacements and cost/affordability that might be related to green building requirements. The practical
benefits to builders of having an extra five feet in height were discussed. Questions were asked about the types o
of buildings and the sectors of housing that have taken advantage of this and the impacts in other jurisdictions. L
It was noted that some of that information is available on Built Green's website. a
Concerns were raised about whether the proposed enforcement procedures and penalties are adequate and if
they can be more impactful. Director McLaughlin commented on the need to balance desired outcomes with
available staffing resources to be able to administer whatever they come up with. Board members felt the penalty
for not following through with the performance requirements should be commensurate to the incentive that had
been applied. Some developments in Edmonds that had not met performance requirements were brought up.
There was a brief discussion about how changes to single-family zoning might impact this code.
The discussion was continued to a future date. Staff will bring this back after they have resolved how the
Shoreline Master Plan interfaces with the CW zone. There will also be further consideration of enforcement
procedures and penalties.
UNFINISHED BUSINESS
A. Tree Canopy Cover Goal Update
Senior Planner Jeff Levy made the presentation. He reviewed some background, where Edmonds is with its
current tree canopy, and where areas for additional trees could be located. In order to increase the City's tree
canopy, there needs to be participation on private property because of limited space on public property. Public
outreach will be used to help determine the appetite for tree canopy growth. Mr. Levy brought up the average
cost of $500 per tree for the city to plant on public property (the tree plus labor costs). There was some
deliberation about how this would translate to private property and discussion about how the tree potential by
land use numbers were calculated. If they want to maintain the existing tree canopy 220 trees per year need to
Planning Board Meeting Minutes
June 12, 2024 Page 3 of 5
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be planted. As the percentage goes up (over 150 trees per year), more and more trees would have to go onto
private properties because that is where the majority of suitable planting area is. Next steps are to have a webinar
to get public feedback and report back to a joint Planning Board/Tree Board meeting with findings and
recommendations for a Tree Canopy Goal. A recommendation from the group for formal adoption would then
be presented to the City Council.
Discussion:
There were questions about reasons for setting a Tree Canopy Goal. There was a strong recommendation to be
clear in public outreach about the implications of the goal, not just in cost, but also in tree code requirements.
It's also important for the public to understand what limitations are within the different planting areas presented.
Staff agreed and added that they also need to be careful to not bar paths to create middle housing to help with
the housing crisis. It is a balancing act which will be clearly expressed to the public so they understand.
NEW BUSINESS
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A. Transportation Plan Update a,
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Bertrand Hauss, Transportation Engineer, and Rob English, City Engineer, and consultants Patrick Lynch and
Paul Shannon from Transpo Group made the presentation. The group reviewed the Edmonds Transportation
Vision, the Active Transportation Network goals; existing conditions and draft pedestrian and bicycle networks; o
the existing bus network and the draft transit network; and the MMLOS (Multimodal Level of Service) update. L
Staff is recommending following corridor travel time for vehicles and transit along selected corridors and system a
completeness for active transportation projects. The Transportation Committee will continue meeting through
the completion of the Plan in late 2024. Public outreach, next steps, and the upcoming schedule were reviewed.
Due to limited time, it was requested that questions be sent to Mr. Clugston. N
PLANNING BOARD EXTENDED AGENDA
Mr. Clugston brought up the option for the Planning Board to draft a quarterly update memo to go to the June
25 City Council meeting regarding any issues they want to bring up. There was deliberation about whether or
not an update was needed due to the Planning Board's recent involvement with the Council. There was
agreement to share enforcement concerns related to the Green Building Incentives and suggestions for the kind
of information that goes to the public related to the Tree Canopy Goals. Board Member Maxwell will draft a
memo and bring it back to the group.
• June 26: Critical Area Ordinance Update, Climate Legislative Package Introduction; Land Use Permit
Timeline Updates
July 10: Site Specific Rezone Public Hearing; Parks, Recreation & Human Services Report; Climate
Legislative Package Public Hearing. The intent is to hold a joint meeting with the Tree Board regarding
the Tree Canopy Goal Discussion/Recommendation. The Planning Board recommended not having this
at the July 10 meeting as that agenda is very full already.
December 16 will be tentatively scheduled as a Special Meeting.
Mr. Clugston announced that Jeff Levy has taken another job and will be leaving the City towards the end of
the month.
Planning Board Meeting Minutes
June 12, 2024 Page 4 of 5
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A board member reiterated a request to get CIP/CFP information earlier this year to give the Board more review
time.
PLANNING BOARD MEMBER COMMENTS
None
PLANNING BOARD CHAIR COMMENTS
None
ADJOURNMENT:
The meeting was adjourned at 9:34 p.m.
Planning Board Meeting Minutes
June 12, 2024 Page 5 of 5
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To:
From
Date:
File:
CITY OF EDMONDS
121 5ch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION ADVISORY REPORT
FINDINGS, ANALYSIS, AND RECOMMENDATION
Edmonds Planning Board
Amber M. Brokenshire / Associate Planner
June 26, 2024
PLN2024-0032
I. INTRODUCTION
A. Application
Brian Shibayama (Fairway Apartments LLC) has applied for a rezone of the property
located at 9514 — 228th Street Southwest (Attachments 1 - 2). If approved, the request
would change the zoning of the property from Single Family Residential (RS-8) to
Community Business - Edmonds Way (BC-EW). Mr. Shibayama also owns the two
adjacent parcels to the west which are zoned BC-EW.
B. Location
The property subject to the rezone is located at 9514 — 228th Street Southwest (Tax Parcel
Number 27033600101600) (Attachment 3).
C. Review Process
A site -specific rezone is a "Type IV" application, per ECDC 20.01.003, in which staff
makes a recommendation to the Planning Board, who conducts a public hearing and
forwards a recommendation to the City Council. The Council holds a closed -record
review of the project and makes the final decision.
The application was determined complete on May 3, 2024 (Attachment 9). An initial
Notice of Application dated May 17, 2024, with a comment period running through May
31, 2024, was posted at the subject site, mailed to property owners within 300 feet of the
site, and published in the Herald Newspaper. Documentation demonstrating compliance
with the notice requirements of ECDC 20.03 is provided in Attachment 4.
A combined Notice of Public Hearing and SEPA determination was issued on June 12,
2024, and distributed in the same manner (Attachment 4).
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II. FINDINGS OF FACT AND ANALYSIS
A. Site Context
The subject parcel abuts and has access to Edmonds Way on the south. The parcel does
not have developed access from 228th Street to the north so it is uncertain why the parcel
is addressed off 228th Street.
The adjacent properties to the east are vacant and zoned Multiple Residential (RM-1.5).
The properties to the north across 228th Street are zoned RS-8 and developed with single-
family residences. The two properties immediately to the west contain old single-family
dwellings but are zoned BC-EW.
South of Edmonds Way are a mix of properties which are currently underdeveloped
relative to the BC-EW and RM zoning that is present.
B. State Environmental Policy Act (SEPA)
A SEPA Determination of Nonsignificance was issued for the proposed rezone on June
12, 2024, with a SEPA appeal deadline of July 3, 2024. There were no appeals of the
SEPA determination. The SEPA Checklist and Determination of Nonsignificance are
provided in Attachment 5.
C. Technical Review Committee
This application was reviewed by the City of Edmonds' Engineering Division staff, who
determined that the information provided is consistent with Title 18 Edmonds
Community Development Code & Engineering standards. Compliance with Engineering
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codes and construction standards will be reviewed with future building permit
applications for development on the site. A transportation analysis is not required at this
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time and may be deferred to the future development/building permit phase of the project.
Traffic studies are typically required for projects that generate at least 25 PM peak hour
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trips.
D. Public Comments
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To date, two public comments have been submitted on the proposed rezone. Cory
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Yalowicki and Aryn Grause submitted an email dated May 31, 2024 (Attachment 11 that
supports the rezone but requests development decisions be made to protect the adjacent
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R-zoned properties from future development of the site. Requests include taking access to
the lot from Edmonds Way, requiring sufficient parking for the future development, and
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ensuring a landscaped barrier will buffer the adjacent R-zoned properties from future
operations on the site.
Brad and Rachel Ross, and Colin and Alek Adams submitted one letter for all parties
dated May 31, 2024 (Attachment 11). They list multiple pedestrian and auto safety
PLN2024-0032— Rezone Staff Report
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concerns for the rezone:
Lot access is currently from a residential street and therefore the lot should not be
rezoned.
They list pedestrian safety concerns on 228th Street Southwest, 96th Avenue West, 224th
Street Southwest, and Highway 104 (Edmonds Way) regarding the lack of sidewalks and
the potential for increased traffic.
Finally, they list auto safety concerns along 95th Place West and Highway 104 citing the
number of traffic accidents at this intersection due to the road curve and intersection
location. They believe an additional intersection with the existing limited visibility and
increased volume of traffic will increase automobile accidents around this property.
Staff Response: At this time, no building construction is proposed and there are no
development applications for this property. Traffic impact studies are specific to a
development application and will be reviewed by the City's Transportation Engineer
upon receipt of a development application. Traffic impacts are mitigated through the
collection of traffic impact fees in accordance with ECC 3.36.125. Public Works
requirements including those for sidewalks and driveways under Chapter 18 will be
reviewed by the Engineering Department with future development applications.
E. Edmonds Community Development Code Compliance
According to ECDC Chapter 20.40 (Rezones), the Planning Board must review the
proposed rezone request and consider the following factors:
A. Comprehensive Plan. Whether the proposal is consistent with the comprehensive
plan;
The Comprehensive Plan designation for the subject property is "Edmonds Way
Corridor" (Attachment 6), which has been the designation since 2004. The 2020
Comprehensive Plan contains specific goals for the Edmonds Way Corridor:
Commercial Development Goal E. The Edmonds Way Corridor consists of
portions of Edmonds Way between the 100th Avenue West intersection and
C.
Highway 99. This corridor serves as a key transportation corridor and also
provides a key link between Edmonds and Interstate S. Established residential
areas lie on both sides of the corridor. An established pattern of multiple-
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family residential development lies along much of the corridor, while small-
scale businesses can be found primarily near intersections. A major concern
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is that the more intensive development that occurs along the corridor should
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not interfere with the flow of through traffic or intrude into adjoining a
established communities.
E.1 Permit uses in planned multiple family or small-scale business
developments that are designed to minimize contributing significantly to
traffic congestion.
PLN2024-0032— Rezone Staff Report
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E.2 Provide for transit and pedestrian access to development.
E.3 Use design review to encourage the shared or joint use of driveways and
access points by development onto SR-104 in order to support the
movement of traffic in a safe and efficient manner. Site access should not
be provided from residential streets unless there is no feasible alternative.
E.4 Use design review to ensure that development provides a transition to
adjacent residential neighborhoods. For uses in transitional areas
adjacent to single family neighborhoods, use design techniques such as
the modulation of facades, pitched roofs, stepped -down building heights,
multiple buildings, and landscaping to provide designs compatible with
single family development. Make use of natural topography to buffer
incompatible development whenever possible
The Land Use Element of the Comprehensive Plan lists compatible zoning
classifications for the different Comprehensive Plan map designations
(Attachment 6). The compatible zoning classifications for the Edmonds Way
Corridor are BP, BN, BC, or similar commercial zone and RM zones.
The applicant has referenced additional comprehensive plan goals and policies
such as sustainability, residential development, and design objectives which are
included in the applicant's narrative as Attachment 2.
The current RS-8 zoning of the site is not compatible with the Comprehensive
Plan but the proposed rezone to BC-EW would be consistent with the
Comprehensive Plan designation for the site.
B. Zoning Ordinance. Whether the proposal is consistent with the purposes of the
zoning ordinance, and whether the proposal is consistent with the purposes of the
proposed zone district;
According to ECDC 16.00.010, the zoning ordinance has the following purposes:
A. To assist in the implementation of the adopted comprehensive plan for
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the physical development of the city by regulating and providing for
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existing uses and planning for the future as specified in the
comprehensive plan; and
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B. To protect the character and the social and economic stability of
residential, commercial, industrial, and other uses within the city, and
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to ensure the orderly and beneficial development of those uses by:
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1. Preserving and retaining appropriate areas for each type of use; a
2. Preventing encroachment into these areas by incompatible uses;
and
3. By regulating the use of individual parcels of land to prevent
unreasonable detrimental effects of nearby uses.
PLN2024-0032— Rezone Staff Report
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Finally, the Community Business (BC) zone district has its own purposes as
identified in ECDC 16.50.005:
A. To reserve areas for those retail stores, offices, service establishments,
and amusement establishments that offer goods and services to the entire
community;
B. To ensure compact, convenient development patterns by allowing uses that
are operated chiefly within buildings;
C. To allow for mixed -use development which includes multiple dwelling
unit(s) that support business uses;
D. To implement the policies of Edmonds' comprehensive plan for the
Edmonds Way Corridor;
E. To meet the goals of the Growth Management Act and the city of Edmonds'
comprehensive plan for housing diversity and economic vitality.
The Edmonds Way subdistrict of the Community Business zone, and specific
regulations that apply to the BC-EW properties, were established in 2007
(Attachment 8). That code amendment was adopted in part to recognize the
unique nature and physical constraints of the Edmonds Way approach into the
City of Edmonds and to implement appropriate zoning requirements for that
portion of the Edmonds Way Corridor.
The properties are encouraged to utilize a shared or joint -use driveway and access
points to reduce access onto SR-104 and make use of the natural topography of
the properties to neighboring single-family development.
The BC zone specifically notes that its purpose is to reserve areas to allow for
mixed -use development which includes multiple dwelling unit(s) that support
business uses. The project narrative states a rezone on this site would allow for a
future mixed -use community within walking distance of existing commercial and
service uses (Attachment 2). Rezoning the site to BC-EW is consistent with the
purposes of the zoning ordinance.
C. Surrounding Area. The relationship of the proposed zoning change to the existing
land uses and zoning of surrounding or nearby property;
Single-family RS-8 zoning exists to the north of the subject properties. The
adjacent properties to the east are vacant but zoned RM-1.5. The south side of
Edmonds Way contains a mix of zoning designations such as BC-EW and RM.
The properties to the west of the site are currently BC-EW. Less than a quarter
mile west of the subject site lies the Westgate Mixed Use (WMU) zone. The
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WMU zone contains a variety of commercial uses including a gas station, bank,
coffee drive -through, grocery stores, drug stores, and the like.
If the subject site was rezoned from RS-8 to BC-EW, the mix of possible future
uses allowed in the BC-EW zone would be consistent with the surrounding area.
D. Changes. Whether there has been sufficient change in the character of the
immediate or surrounding area or in city policy to justify the rezone;
This area along Edmonds Way was annexed in the 1990s and had long been
developed with single-family, multi -residential, and commercial uses when it was
in Snohomish County's jurisdiction. Since annexation, there have been several
changes in the surrounding area to bring the parcels into conformance with the
Edmonds Way Corridor Comprehensive Plan designation. For example, the two
parcels to the west of the subject site were rezoned from RS-8 to BC-EW in 2007
(Ord. 3665). The two parcels to the east were rezoned from RS-8 to RM-1.5 in
2011 (Ord. 3844). More recently, the Westgate Mixed Use zone was established
in 2015 and several parcels south of Edmonds were recently rezoned as well.
While many of the rezoned sites have yet to be redeveloped, several sites are in
the permitting process now so new projects in the area should be forthcoming.
E. Suitability. Whether the property is economically and physically suitable for the
uses allowed under the existing zoning, and under the proposed zoning. One
factor could be the length of time the property has remained undeveloped
compared to the surrounding area, and parcels elsewhere with the same zoning;
The subject parcel is suitable for the proposed rezone. Physically, it is relatively
level and has access onto Edmonds Way. Economically, rezoning this parcel
would allow the applicant to have a significantly larger site to redevelop since he
already owns the two BC-EW parcels to the west. The site is near existing and
future mixed -use and commercial development and is served by nearby
Community Transit stops on Edmonds Way.
F. Value. The relative gain to the public health, safety, and welfare compared to the
potential increase or decrease in value to the property owners.
Rezoning the site to allow more intense mixed -use development would increase
the value of the land and would ultimately allow for additional housing units
and/or commercial space. Any future project at the site would have to comply
with all codes in place at the time of redevelopment such as building, fire and
engineering codes as well as zoning and critical area codes.
III. CONCLUSIONS
The proposed rezone is consistent with the requirements of ECDC 20.40.010 as identified in
the staff report and implements policies of the Edmonds' comprehensive plan for the
Edmonds Way Corridor in which the property is located.
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IV. RECOMMENDATION
Based on the findings of facts, analysis, conclusions, and attachments to this report, the
Planning Board should find that the proposed rezone of the parcel addressed as 9514 228th
Street is consistent with the decision criteria in ECDC 20.40.010 and make a
recommendation to the City Council to APPROVE the rezone from RS-8 to BC-EW.
V. ATTACHMENTS
1. Land Use Application
2. Applicant Narrative
3. Zoning and Vicinity Map
4. Public Notice Documentation
5. SEPA Determination of Nonsignificance & Checklist
6. Comprehensive Plan Map & Compatible Zoning Page
7. Chapter 16.20 ECDC — RS Single-family Residential
8. Chapter 16.50 ECDC — BC Community Business
9. Letter of Complete Application
10. Engineering Division Compliance Memorandum
11. Public Comments
VI. PARTIES OF RECORD
City of Edmonds
121 — 5th Avenue North
Edmonds, WA 98020
Brad and Rachel Ross
22804 — 96th PI W
Edmonds, WA 98020
PLN2024-0032— Rezone Staff Report
Page 7 of 7
Brian Shibayama
Fairway Apartments LLC
PO Box 713
Mercer Island, WA 98040
Colin and Alek Adams
22806 — 90' PI W
Edmonds, WA 98020
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Attach 6.A.b
CITY OF EDMONDS
Land Use Application #1460353 - 9514 228th St SW
Applicant
MyBuitdingPermit.com
First Name
Last Name
Company Name
Brian
Shibayama
Fairway Apartments LLC
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Number
Street
Apartment or Suite Number
E-mail Address
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PO Box 713
brians7553(@_gmail.com
04
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CD
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City
State Zip
Phone Number Extension
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Mercer Island
WA 98040
(425) 275-1531
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3.1
Contractor
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Company Name
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Number
Street
Apartment or Suite Number
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City
State Zip
Phone Number Extension
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3
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State License Number
License Expiration Date
UBI #
E-mail Address
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Project Location
Number
Street
Floor Number Suite or Room Number
9514
228TH ST SW
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City
Zip Code
County Parcel Number
...
EDMONDS
98020
27033600101600
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Associated Building Permit
Number
Tenant Name
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Vacant
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Additional Information (i.e. equipment location or special instructions).
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Work Location
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Property Owner
First Name Last Name or Company Name
y
Brian Fairway Apartments LLC
s
Number Street Apartment or Suite Number
PO BOX 713
Q
City State Zip
w
=
N
MERCER ISLANDS WA 98040
E
Certification Statement - The applicant states:
r
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
Q
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.
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: 4/9/2024 Submitted By: Brian Shibayama
Packet Pg. 16
Page 1 of 2
Attach 6.A.b
CITY OF EDMONDS
Land Use Application #1460353 - 9514 228th St SW
Project Contact
Company Name: Fairway Apartments LLC
Name: Brian Shibayama Email: brians7553@gmail.com
Address: PO Box 713 Phone #: (425) 275-1531
Mercer Island WA 98040
Project Type
New
Activity Type
Rezone
Project Name: 9514 228th St SW
Description of Work: Zone Change
Project Details
Project Information
Zoning - existing
Zoning - requested
MyBuildinBPermit.com
Scope of Work
Rezone to Any Other Zone
RS-8
BC-EW
Packet Pg. 17
Page 2 of 2
Attach 6.A.c
O
fairway Apartments
03/12/2024
Brian Shibayama
Fairway Apartments LLC
PO Box 713
Mercer Island, WA 98040-0713
Brians7553 k gmail. com
(425)275-1531 cel
City of Edmonds
Permit and Planning Division
121 5th Avenue N
Edmonds, WA
We recently purchased 9514 2281h St SW, Edmonds, WA 98020. It is adjacent to two
properties we currently own, located at 9521 and 9531 Edmonds Way. Both these
properties are zoned BC-EW. We are applying to change the zoning of 9514 228th St SW
to BC-EW so all three properties will have the same zoning.
We believe this proposal satisfies the requirements of the Edmonds Community
Development Code and Comprehensive Plan (Edmonds Way Corridor). 9514 228th St
SW is not significantly different in type from our other two properties or the property
across the street all of which have a BC-EW zoning.
Packet Pg. 18
Attach 6.A.c
May 21, 2024
City of Edmonds
Permitting and Planning Division
121-5" Ave N
Edmonds, WA 98020
Re: Rezone Application for 9514 228' St SW to BC-EW
This application to rezone 9514 228' St SW from RS-8 to BC-EW. We
are submitting the following in support of this rezone:
A. Land Use Application (attached)
B. Narrative describing how rezone satisfies the requirements of the
Edmonds Community Development code and Comprehensive Plan
(see below)
C. Scale Map of 9514 228t" St SW (attached)
D. Vicinity Map of 9514 228t" St SW (attached)
E. Environmental Checklist (SEPA) for 9514 228t" St SW Rezone
Packet Pg. 19
Attach 6.A.c
B. REZONE NARRATIVE
9514 228th St SW
CONTENTS
SUMMARY
1. COMPREHENSIVE PLAN
2. ZONING ORDINANCE
3. SURROUNDING AREA
4. CHANGE
5. VALUE
SUMMARY
We're requesting a rezone of one parcel of land at 9514 2281" St SW from RS-8 to BC-
EW. (Tax Acct #27033600101600)
This rezone is in keeping with the policies and goals of the City of Edmonds Comprehensive
Plan (Adopted Nov 17, 2020), which designates the parcel as Edmonds Way Corridor.
This rezone is in compliance with the Edmonds City Code and Community Development Code
(ECDC) Chapter 16:50:000 and Ordinance 4314 (rev 12/23) and Ordinance 4333 (rev 02/24)
This rezone to BC-EW allows commercial uses (ECDC 16.50.020) which are not allowed in the
current RS-8 Zone (ECDC 16.20.030).
This rezone to BC-EW modifies the Site Development Standards of the parcel from the RS-8 Standards
(ECDC 16.20.030) to the BC-EW Standards (ECDC 16.50.020).t
The rezone to BC-EW allows the developer to opt for a higher height limit. In this case, 40' instead of
25' with conditions as stated in ECDC 16.50.020.Table A.
2
B. Rezone Narrative — 9514 228th St SW Packet Pg. 20
Attach 6.A.c
1. COMPREHENSIVE PLAN
This rezone to BC-EW is consistent with the City of Edmonds Comprehensive Plan. See below.
The City of Edmonds Comprehensive Plan Map, Revision Date: May 18, 2021, designates the
site as Edmonds Way Corridor. Which is indicated for Mixed -Use Development.
COMPREHENSIVE PLAN — PURPOSE AND SCOPE
The Comprehensive Plan has the following purposes:
Edmonds Way Corridor Edmonds Way Corridor
B. Rezone Narrative — 9514 228th St SW
3
Packet Pg. 21
Attach 6.A.c
• To provide a framework for moving the Edmonds community toward a sustainable future that
integrates and responds to environmental, economic, and social needs in a way which "meets
the needs of the present without compromising the ability of future generations to meet their
own needs."
• To promote the public health, safety, and welfare consistent with the values of the community.
• To serve as the basis for municipal policy on land use and development and to provide guiding
principles and objectives for the development of regulations and programs that support
sustainable development within the city while seeking to conserve, protect, and enhance the
community's assets and natural resources.
• To anticipate and influence the orderly and coordinated development of land and building use
of the city and its environs, and conserve and restore natural beauty and other natural
resources.
• To encourage coordinated development and discourage piecemeal, spot or strip zoning and
inharmonious subdividing.
• To facilitate adequate provisions for public services such as transportation, police and fire
protection, water supply, sewage treatment, and parks.
• To facilitate the provision of sustainable public services consistent with the community's values
and needs.
Growth Management Goals & Policies
A.3. The role of commercial and industrial enterprises, the attendant tax base and provision for
consumer needs should be considered as a supporting part of achieving a sustainable
community.
A.4. Any growth or development should strive to preserve for itself and its neighbors the
following values:
A.4.a Light (including direct sunlight)
A.4. b Privacy
A.4.c Public views, open spaces, shorelines and other natural features.
AAA Freedom from air, water, noise, and visual pollution.
A.5. Any residential growth should be designed to accommodate and promote a balanced
mixture of income and age groups.
The rezone from to BC-EW will have a positive effect on the property's tax base, as well as
creating more opportunity for diverse housing types. It will not affect any public views.
State Framework Goals
Urban Growth — Encourage development in urban areas where adequate public services and
facilities exist or can be provided in an efficient manner.
Reduce Sprawl — Reduce the inappropriate conversion of undeveloped land into sprawling low -
density development.
Housing — Encourage the availability of affordable housing to all economic segments of the
population of this state, promote a variety of residential densities and housing types, and
encourage preservation of existing housing stock.
The rezone of this site, which has adequate public services and facilities, will encourage
development on this undeveloped site with a density appropriate to its location, as well as
creating more opportunity for diverse housing types.
Regional Goals
Development Patterns — focus growth within already urbanized areas to create walkable,
compact and transit -oriented communities.
4
B. Rezone Narrative — 9514 228th St SW Packet Pg. 22
6.A.c
Housing — The region will preserve, improve, and expand its housing stock to provide a range of
affordable, healthy, and safe housing choices to every resident. The region will continue to
promote fair and equal access to housing for all people.
The rezone of this site to BC-EW will encourage development within this already urbanized area
and is within walking distance of Westgate Village.
COMPREHENSIVE PLAN — ELEMENTS
Sustainability Goals & Policies
Sustainability Goal A. Develop land use policies, programs, and regulations designed to
support and promote sustainability. Encourage a mix and location of land uses designed to
increase accessibility of Edmonds residents to services, recreation, jobs, and housing.
Sustainability Goal E. Develop economic development policies, programs, and regulations
designed to support co -location of jobs with housing ... and encourage business activities that
supplement traditional businesses and employment concentrations.
Sustainability Goal G. Develop housing policies, programs, and regulations designed to
support and promote sustainability. Support and encourage a mix of housing types and styles
which provide people with affordable housing choices geared to changes in lifestyle.
The rezone to BC-EW allows an increase in density and the provision of commercial space
which supports the goals above. The housing provides an opportunity for more residents to stay
in the community.
Climate Change Goals and Policies
Climate Change Goal E. Encourage Existing land use. Buildings and infrastructure to reduce
their carbon footprint.
The rezone to BC-EW will allow a higher -density building to be constructed that meets current
energy codes, facilitates by location alternative means of transportation, and provides
sustainable features yielding a reduction in housing unit carbon footprint.
Environmental Quality Goals & Policies
Environmental Quality Goal A. Protect environmental quality within the Edmonds community
through the enforcement of community -based environmental regulations that reinforce and are
integrated with relevant regional, state, and national environmental standards.
The rezone to BC-EW will allow a potentially taller building that provides features enhancing the
environmental quality such as Low Impact Development (LID)
Residential Development Goal & Policies
Residential Goal A. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted.
A.3 Minimize encroachment on view of existing homes by new construction...
A.5 Protect residential areas from incompatible land uses...
A.6 Require that new residential development be compatible... natural constraints...
The rezone to BC-EW will limit building height to an elevation below the living levels of existing
single-family residences to the North. Its orientation towards Edmonds Way is not incompatible
with those residences that are accessed from 228th St SW. Development on the site will fit and
be constrained by the existing natural features.
5
B. Rezone Narrative — 9514 228th St SW Packet Pg. 23
Attach 6.A.c
Residential Goal B. A broad range of housing types and densities should be encouraged in
order that a choice of housing will be available to all Edmonds residents.
B.2 Multiple. The City's development policies encourage sustainable high -quality site and
building design to promote coordinated development and to preserve the trees, topography and
other natural features of the site. Stereotyped, boxy multiple unit residential (RM) buildings are
to be avoided.
B.2.a Location Policies.
B.2.a.i. RM uses should be located near arterial or collector streets.
B.2.b Compatibility Policies.
B.2.b.i RM developments should preserve the privacy and view of surrounding buildings,
wherever feasible.
B.2.b.ii The height of RM buildings that abut single family residential (RS) zones shall be similar
to the height permitted in the abutting RS zone except where the existing vegetation and/or
change in topography can substantially screen one use from another.
The only adjacent RS-8 properties are to the north of the proposed site and are across 228th
St SW and have no direct access to Edmonds Way. The properties to the west, east and
south are zoned either BC-EW or RM-1.5.
B.2.b.iiiThe design of RM buildings located next to RS zones should be similar to the design
idiom of the single family residence.
B.2.c. General Design Policies.
B.2.c.i The nonstructural elements of the building (such as decks, lights, rails, doors, windows
and window easements, materials, textures and colors) should be coordinated to carry out a
unified design concept.
B.2.c.ii Site and building plans should be designed to preserve the natural features (trees,
streams, topography, etc.) of the site rather than forcing the site to meet the needs of the
imposed plan.
No building construction is being proposed.
Commercial Land Use Goals & Policies
Commercial Development Goal A. Commercial Development in Edmonds shall be located to
take advantage of unique opportunities while being consistent with and compatible with the
character of the surrounding neighborhood.
The site is identified in the Comprehensive Plan as Edmonds Way Corridor for mixed -use
development.
Commercial Development Goal B. The Westgate Commercial area, which is nearby and to
the West of this site is intended for commercial development and services.
The rezone of this site will support many of the goals identified as being important for the
Westgate Commercial Area
Commercial Development Goal C. Neighborhood Commercial areas are intended to provide a
mix.
6
B. Rezone Narrative — 9514 228th St SW Packet Pg. 24
Attach 6.A.c
Rezoning this site will allow a mixed -use project without creating a `strip mall.' It would allow an
appealing mixed -use community within walking distance of shopping and service.
Commercial Development Goal D. This goal references the Westgate Corridor which starts
West at 100th Ave W.
Rezoning this site will allow a project that would meet several goals identified in this policy such
as shared access.
Commercial Development Goal E. This site is in the Edmonds Way Corridor which runs from
100th Ave W to Highway 99. Concern is expressed that development along the corridor should
not interfere with the flow of traffic or intrude into adjoining residential communities.
E.1 Minimize contributing significantly to traffic congestion.
E.2 Provide transit and pedestrian access to development.
E.3 Encourage shared use of driveways and access points
EA Encourage design and use of topography to buffer development with adjacent communities
Rezoning this site will allow a mixed -use community within walking distance of shopping and
service.
Housing Goals & Policies
Housing Goal F. Provide for a variety of housing that respects the established character of the
community and is located according to the Comprehensive Plan's Land Use Element.
Rezoning this site is in keeping with the pattern of development in the Edmonds Way Corridor.
Housing Goal J. Recognize that in addition to traditional height and bulk standards, design is
an important aspect of housing and determines, in many cases, whether it is compatible with its
surroundings. Design guidelines for housing should be integrated, as appropriate, into the
policies and regulations governing the location and design of housing.
J.1. Provide design guidelines that encourage flexibility in housing types while ensuring
compatibility of housing with the surrounding neighborhood.
Rezoning the site to BC-EW will be consistent with this goal.
Urban Design Goals & Policies
General Design Objectives
Design Objectives for Site Design. The development of parking lots, pedestrian walkways and
landscaping features is an integral part of how a building interacts with its site and its
surrounding environment. Good design and site planning improves access by pedestrians,
bicycles and automobiles, minimizes potential negative impacts to adjacent development,
reinforces the character and activities within a district and builds a more cohesive and coherent
physical environment.
A.1 Vehicular Access. Reduce the number and width of driveways (curb cuts) in order to
improve pedestrian, bicycle and auto safety.
There is one existing driveway on to Edmonds Way and another on to 228th St SW. The
proposed zone change will not affect access or traffic.
A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian
access and help define the street edge. Parking should be placed to the side and rear. No
construction is being proposed so parking and access will not be affected.
B. Rezone Narrative — 9514 228th St SW Packet Pg. 25
Attach 6.A.c
A.3 Connections On- and Offsite. Design site access and circulation within and between sites to
encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to
providing and improving connections to transit.
N/A
A.4 Building Entry Location. Building entries should be configured to provide clear entry points
to buildings, be oriented to pedestrian walkways/pathways, and support the overall intent of the
streetscape environment. Space at the entry for gathering or seating is desirable for residential
or mixed -use buildings.
No building construction is being proposed.
A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood
area and provide a common street frontage tying each site to its neighbor. Setbacks should be
appropriate to the desired streetscape, providing for transition areas between public streets and
private building entries where a variety of activities and amenities can occur.
B No building construction is being proposed.
B.1 Open Space. For residential settings, create green spaces to enhance the visual attributes
of the development and provide places for interaction, play, seating, and other activities.
Open space will remain the same under this proposal.
B.2 Building/Site Identity. Improve pedestrian access and way -finding by providing variety in
building forms, colors, materials and individuality of buildings.
B.3 Weather Protection. Provide covered walkways and entries for pedestrian weather
protection.
BA Lighting. Provide adequate and appropriate illumination in all areas used by automobiles,
bicycles and pedestrians — including building entries, walkways, parking areas, circulation areas
and other open spaces — to support activity and security.
B.5 Signage. Encourage signage that provides clear information and direction for properties
and businesses while preventing the streetscape from becoming cluttered. Encourage the use
of graphics and symbols in signage to support the city's emphasis on uniqueness and the arts.
B.6 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual
impacts of utility systems using such features as landscaping, building forms, or integrated
design.
B.7 Integrating Site Features. Integrate natural landscape features and unique landforms —
such as rocky outcroppings or significant trees — into site design whenever possible.
C Landscape Buffers. Use landscaping and/or other features such as fences to maintain
privacy and create a visual barrier between incompatible uses. These buffering techniques
should also be used to soften hard edges (such as the perimeters of parking lots) and
reinforce pedestrian ways and circulation routes. Native plants and rain gardens should be
promoted as alternatives to lawns and runoff retention areas. No building construction is
being proposed.
C.1
C.2
Design Objectives for Building Form.
Building height and modulation guidelines are essential to create diversity in building forms,
minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance
s
B. Rezone Narrative — 9514 228th St SW Packet Pg. 26
Attach 6.A.c
with policies in the city's Comprehensive Plan. Protecting views from public parks and building
entries as well as street views to the mountains and Puget Sound are an important part of
Edmonds character and urban form.
C.3 Building Form. Encourage new construction to avoid repetitive, monotonous building
forms.
CA Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale
elements in building design and/or by subdividing building masses vertically or horizontally.
C.5 Roof Modulation. Use roof forms to help identify different programs or functional areas
within the building and support differentiation of building form and massing. Roof design, in
combination with wall modulation, can allow for additional light to enter buildings or pedestrian
spaces.
C.6 Wall Modulation. Variation in materials, decorative elements, or other features should be
employed to support pedestrian scale environments and streetscapes, or to help break up large
building masses to keep in scale with the surrounding environment.
Design Objectives for Building Fagade. Building fagade objectives ensure that the exterior of
a building — the portion of a building that defines the character and visual appearance of a place
— is of high quality and demonstrates the strong sense of place and integrity valued by the
residents of the City of Edmonds.
C.7 Building Fagade Design. Encourage building fagades that reinforce the appearance and
consistency of streetscape patterns while supporting diversity and identity in building design.
C.8 Window Variety and Articulation. Use window size and placement to help define the scale
and character of the building. Use the organization and combinations of window types to
reinforce the streetscape character or to provide variation in a fagade, as well as provide light
and air to the building interior.
D Variation in Fagade Materials. Employ variation in materials, colors or design elements on
building fagades to help define the scale and style of the structure. Variation in fagade
materials can help reduce the apparent bulk of larger buildings while allowing variety and
individuality of building design. No building construction is being proposed.
D.1
Urban Design Goals & Policies for Specific Areas
Streetscape and Street Trees Goals & Policies
Streetscape and Street Trees Goal A. Enhance the public realm through streetscape and
street tree choices.
No building construction is being proposed.
Storm & Surface Water System Goals & Policies
Storm and Surface Water Management Goal A. Manage the storm and surface water system
by combining preservation of natural systems and engineered solutions to:
• Provide for public safety;
• Minimize property damage;
• Preserve and enhance critical areas;
• Promote sustainability;
• Comply with applicable local, state, and Federal regulations.
9
B. Rezone Narrative — 9514 228th St SW Packet Pg. 27
Attach 6.A.c
The term low impact development (LID) refers to systems and practices that use or mimic
natural processes that result in the infiltration, evapotranspiration or use of stormwater in order
to protect water quality and associated aquatic habitat. This application is for a zoning change
only. Storm and Surface water drainage will not be adversely affected.
10
B. Rezone Narrative — 9514 2281h St SW Packet Pg. 28
Attach 6.A.c
2. ZONING ORDINANCE
This rezone to BC-EW is consistent with the Edmonds City Code and Community Development
Code. See below.
The Edmonds City Code and Community Development Code is current through Ordinance
4294, passed February 28, 2022.
The City of Edmonds Zoning Plan Map, Revision Date: August 3, 2022, designates 9530
Edmonds Way as RM-EW
11
B. Rezone Narrative — 9514 228th St SW Packet Pg. 29
Attach 6.A.c
M PL SW
lu
RS-8
731S1 PL SW
Commercial
WMU
Westgate Mixed Use
BP
Planned Business
ON
Neighborhood Business
FVMU
Firdale Village Mixed Use
- BC
Community Business
- BC EW
Carnmunity Business, BC Edmunds Wuy
CG
General Commeroal
9514 228t" St SW
N-
N
�O D
RS-E
12
B. Rezone Narrative — 9514 228th St SW Packet Pg. 30
Attach 6.A.c
Title 16 ZONE DISTRICTS
16.00.010 Purposes
states that in addition to the purposes stated in the city's comprehensive plan, the zoning
ordinance shall have the purpose to assist in the implementation of the adopted comprehensive
plan for regulating and providing for existing uses and planning for the future. It further states
that the zoning ordinance's purpose is to protect the character and the social and economic
stability of residential, commercial, industrial and other uses within the city, and to ensure the
orderly and beneficial development of those uses by:
1. Preserving and retaining appropriate areas for each type of use;
2. Preventing encroachment into these areas by incompatible uses; and
3. By regulating the use of individual parcels of land to prevent unreasonable detrimental effects
of nearby uses.
16.50 BC — COMMUNITY BUSINESS
16.50.005 Purposes
The BC and BC -Edmonds Way zones have the following specific purposes in addition to the
general purposes for business and commercial zones:
A. To reserve areas for... offices... which offer... services to the entire community;
B. To ensure compact, convenient development patterns by allowing uses that are
operated chiefly within buildings;
C. To allow for mixed -use development which includes multiple dwelling units that support
business uses:
D. To implement the policies of Edmonds' Comprehensive Plan for the Edmonds Way
Corridor;
E. To meet the Growth Management Act and the City of Edmonds' Comprehensive plan for
housing diversity and economic vitality
This rezone to BC-EW is fully in keeping with each of the above stated purposes.
16.50.010 Uses
Permitted Primary Uses include offices and multiple dwelling units (except on ground floor per
ECDC 16.50.020(B). Permitted Secondary Uses include off-street parking and loading to serve
a permitted use.
13
B. Rezone Narrative — 9514 22811 St SW Packet Pg. 31
Attach 6.A.c
16.50.020 Site Development Standards
A. Table.
Minimum
Minimum
Minimum
Minimum
Minimum
Street
Side
Rear
Maximum
Maximum Floor
Lot Area
Lot Width
Setback
Setback
Setback
Height
Area
BC
None
None
None
None'
None'
25'2
3 sq, ft, per sq.
ft, of lot area
BC—
None
None
10,
None'
None'
25'3
3 sq. ft. per sq.
Edmonds
ft. of lot area
Way
' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of
the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. The required setback shall be completely
landscaped with Type I landscaping permanency maintained by the owner of the BC -zoned lot.
' Roof only may extend five feet above the stated height limit Wall portions of the roof above the stated height are modulated in design
and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations). Vertical parapet walls or flat roofs with a pitch
of less than three-in-12 are not allowed to protrude above the 25-foot height limit unless they are part of an approved modulated design.
Examples of Modulated Roof Designs
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3 The stated height limit may be increased to 40 feet, provided, that:
(a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III landscaping shag be located within this
setback;
(b) Where the proposed development abuts a single-family residential IRS) zoned property, in addition to complying with subsection
(a) of this footnote, the proposed development shall modulate the design of any building facades facing the single-farrply residentially
IRS) zoned property;
(c) At least three of the following techniques shall be incorporated into the building and/or site's design:
(1) Achievement of least LEED gold certification or comparable green building codification;
(2) Inclusion of housing units affordable to persons at low(moderate income as determined by Snohomish County Tomorrow. The
number of affordable units must beat least 15 percent of the gross number of units proposed;
(3) Public amenities within an area comprising at least 25 percent of the length of any required street setback such as outdoor seating,
plazas, walkways or other usable open space. The remainder of the setback area will be landscaped with Type III landscaping;
(4) Low impact development (LID) techniques are employed. LID best management practices include, but are not limited to:
bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and depth, minimal excavation
foundations, vegetated roofs, and water re -use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred building materials which include
natural stone, wood, architectural metal, brick and glass. Concrete, laminates, veneers, fiber cement products and the like may be
permitted if they replicate the appearance of the listed preferred materials. At least 55 percent of building facade materials must be
salvaged, recycled content, bio-based or indigenous.
14
B. Rezone Narrative - 9514 228th St SW Packet Pg. 32
Attach 6.A.c
B. Ground Floor. Development on the ground floor shall consist of only uses to a minimum of
30' measured from the street front of the building
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code
(Chapter 20.60 ECDC) for additional standards.
The following design standards shall also apply to buildings within the BC-EW zone:
1. Massing and Articulation
a. Intent. To reduce the massiveness and bulk of large box -like buildings and articulate
the building from a pedestrian perspective
b. Standards. Buildings shall convey a visually distinct base and top. A "base" can be
emphasized by a different masonry pattern, more architectural detail, visible plinth
above which the wall rises, storefront, canopies, or a combination. The top edge is
highlighted by a prominent cornice, projecting parapet or other architectural element
that creates a shadow line.
2. Ground Level Details.
a. Intent. To reinforce the character of the streetscape by encouraging the greatest
amount of visual interest along the ground level of buildings facing Edmonds Way
b. Standards. Ground -floor street -facing facades of commercial and mixed -use buildings
shall incorporate at least five of the following elements: lighting or hanging baskets;
medallions; belt courses; plinths for columns; bulkhead for storefront window; projecting
sills; tile work; transom or clerestory windows; planter box; an element not listed here
that meets the intent as approved by the Architectural Design Review Board
3. Treating Blank Walls
a. Intent. To ensure that buildings do not display blank, unattractive walls
b. Standards. Walls or portions of walls on abutting streets or visible from residential
areas where windows are not provided shall have architectural treatment. At least five of
the following elements shall be incorporated into such walls: Masonry (except flat,
nondecorative block); concrete or masonry plinth at bas of wall; belt course of a different
texture and color; projecting cornice; decorative tile work; medallions; opaque or
translucent glass; artwork or wall graphics; lighting fixture; green walls; an element not
listed here that meets the intent as approved by the Architectural Design Review Board
16.50.030 Operating Restrictions
A. Enclosed Building. All uses shall be carried out entirely within a completely enclosed building
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standard
1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with
preferred building materials which include natural stone, wood, architectural metal, brick and
glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they
replicate the appearance of the listed preferred materials. At least 55 percent of building facade
materials must be salvaged, recycled content, bio-based or indigenous.
C. Location of Parking. No parking spaces may be located within the street setback.
15
B. Rezone Narrative — 9514 228th St SW Packet Pg. 33
Attach 6.A.c
Title 17 GENERAL ZONING REGULATIONS
Chapter 17.50 OFF-STREET PARKING REGULATIONS
17.50.020 Parking Space Requirements
A. Residential.
1. Single-family and multifamily.
a. Single-family dwellings: two spaces per dwelling unit, except:
b. Multiple residential according to the following table:
Type of multiple
dwelling unit
Required parking spaces
per dwelling unit
Studio
1.2
1 bedroom
1.5
2 bedrooms
1.8
3 or more bedrooms
2.0
B. Commercial
4. Medical/Dental offices: one space per 200 sf
5. Business and professional offices with on -site customer service: one space per 400 sf
6. Offices not providing on -site customer service: one space per 800 sf
Chapter 17.115 ELECTRIC VEHICLE CHARGING INFRASTRUCTURE
17.115.040 Required Facilities
Table 17.115.040: Electric Vehicle Charging Infrastructure Requirements
Number of EV Capable
Number of EV Ready
Number of EV Installed
Type of Use
Parking Spaces
Parking Spaces
Parking Spaces
Single-family dwelling
N/A.
1 per dwelling unit
N/A
units'
Multiple dwelling units'
40% of parking spaces
40% of parking spaces
10% of parking spaces
Nonresidential uses
40% of parking spaces
0% of parking spaces
10% of parking spaces
Chapter 17.120 BICYCLE PARKING FACILITIES
17-115.040 Required Facilities
Table 17.120-1: Short -Term Bicycle Parking Requirements
Type of Use
Minimum Number of Spaces Required
Multiple dwelling units
1 per 10 dwelling units; not less than 2 spaces
Nonresidential uses
1 per 12 vehicle parking spaces; not less than 2 spaces
16
B. Rezone Narrative — 9514 228th St SW Packet Pg. 34
Attach 6.A.c
Table 17.120-2: Long -Term Bicycle Parking Requirements
Minimum Number of Spaces
Number of E-bike Installed
Type of Use
Required
Spaces
Multiple dwelling units'
0.75 per unit
40 percent of spaces
Nonresidential uses
2 per 25,000 square feet of floor
10 percent of spaces
area; not less than 3 spaces
Title 20 REVIEW CRITERIA AND PROCEDURES
Chapter 20.10 DESIGN REVIEW
20.10.010 Types of Design Review
The project will be subject to General Design Review per the ECDC.
Chapter 20.60 SIGN CODE
The project will be subject to the Sign Code per the ECDC.
Title 23 NATURAL RESOURCES
Chapter 23.10 TREE RELATED REGULATIONS
20.10.010 Administrative Authority
The Development Services Director or a designee shall have the authority and rersponsibility to
administer and enforce all provisions of this chapter
20.10.060 Tree Retention Associate with Development Activity
The City's objective is to retain as many viable trees as possible on a developing site while still
allowing a feasible development proposal to move forward in a timely manner. To that end, the
City requires approval of a tree retention and protection plan.
17
B. Rezone Narrative — 9514 228th St SW Packet Pg. 35
Attach 6.A.c
3. SURROUNDING AREA
The City of Edmonds Zoning Plan Map, Revision Date: August 3, 2022, designates 9514 228' St
SW, Edmonds Way as RS-8
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Zoning
The proposed rezone of the site to BC-EW will be compatible with the existing zoning and land
use of adjacent sites. To the West, are two parcels zoned BC-EW. To the south, 9530
Edmonds Way is zoned BC-EW, To the East of the site in the RM-1.5 Zone, there are currently
two parcels. To the north, across 228" St SW are multiple RS-8 zoned properties.
18
B. Rezone Narrative — 9514 22811 St SW Packet Pg. 36
Attach 6.A.c
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Vehicle circulation will remain unchanged
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B. Rezone Narrative — 9514 228th St SW
19
Packet Pg. 37
Attach 6.A.c
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20
Packet Pg. 38
Attach 6.A.c
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Stormwater & Easements
No development is being proposed so stormwater and easements will remain unchanged.
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21
Packet Pg. 39
Attach 6.A.c
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Water service is fed from the 228th St SW side. The rezone to BC-EW will not affect this.
22
B. Rezone Narrative — 9514 228th St SW Packet Pg. 40
Attach 6.A.c
1;
Critical Areas
J '41- t -i'-:T
There is a potential erosion hazard on the critical area map, but the zone change will not affect it
because the ground will not be disturbed.
"The critical area regulations are only triggered when an alteration is proposed to a critical area
or its buffer." (CRA2024-0048 determination)"
23
B. Rezone Narrative — 9514 228th St SW Packet Pg. 41
Attach 6.A.c
4. CHANGE
The City of Edmonds Comprehensive Plan Map, Revision Date: May 18, 2021, designates the
site as Edmonds Way Corridor. Which is indicated for Mixed -Use Development.
This rezone of 9514 228th St SW will allow the site to build a mixed -use project in keeping
with the Comprehensive Plan. Property across Edmonds Way is currently zoned BC-EW.
5. SUITABILITY
The property is economically and physically suitable for mixed -use under the proposed BC-EW
Zone. Its size of 36,375 sf (0.835 acres) is large enough to develop an economically feasible
mixed -use project.
It is topographically separated and screened by vegetation from adjacent RS zones. The site is
on Edmonds Way keeping the mixed -use traffic out of the RS neighborhoods.
The site is proximate to the Westgate Commercial Center.
B. Rezone Narrative — 9514 228th St SW I Packet Pg. 42
Attach 6.A.c
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Packet Pg. 43
Attach 6.A.c
B. Rezone Narrative - 9514 2281h St SW I Packet Pg. 44
Attach 6.A.c
6. VALUE
The relative gain to the public interest value is commensurate with the relative gain to the
developer. The mixed -use development allowed by this rezone will provide development in an
area designated by the city for this type of development.
There is an increase in the density for the developer. The developer, if opting for the increase to
40' height gains flexibility in design by providing the optional requirements.
B. Rezone Narrative — 9514 228th St SW I Packet Pg. 45
Attach
6.A.d
City of Edmonds PLN2024-0032 REZONE
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Packet Pg. 46
'11C. l OL)V
] 6.A.e I
CITY OF EDMONDS
NOTICE OF PUBLIC HEARING
AND SEPA THRESHOLD DETERMINATION
FILE NUMBER PLN2024-0032
PROJECT DESCRIPTION: The applicant is proposing to rezone the subject property from Single -Family
Residential (RS-8) to Community Business — Edmonds Way (BC-EW). The review criteria
for rezones are contained within Edmonds Community Development Code 20.40
PROJECT LOCATION: 9514 — 2281h St SW, Edmonds, WA
Tax Parcel Number 27033600101600
NAME OF APPLICANT: Fairway Apartments, LLC - Brian Shibayama
FILE NUMBER: PLN2024-0032
COMMENTS ON
PROPOSAL DUE: July 10, 2024
Any person has the right to comment on this application during public comment period,
receive notice and participate in any hearings, and request a copy of the decision on the
application. The City may accept public comments at any time prior to the closing of the
record of an open record predecision hearing, if any, or, if no open record predecision
hearing is provided, prior to the decision on the project permit.
Information on this development application can be obtained online at
httos://www.edmondswa.2ov/services/public involvement/public notices/develoomen
t notices under the development notice for application number PLN2024-0032, 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. A copy of the staff report
will be available at least seven days prior to the hearing.
PUBLIC HEARING
INFORMATION: A hybrid public hearing will be held by the Planning Board on July 10, 2024, at 7 p.m. The
physical location is at Edmonds City Hall, 1215th Avenue N, 3rd Floor, Brackett Room.
Or join the Zoom meeting at:
https://edmondswa-
gov.zoom.us/j/87322872194?pwd=WFdxTWJIQmxlTG9LZkc3KOhuS014QT09
Or via phone by dialing 253-215-8782
Meeting ID: 873 2287 2194
Password: 007978
SEPA DETERMINATION: Notice is Hereby Given that the City of Edmonds has issued a Determination of
Nonsignificance under WAC 197-11-340 for the above project.
DATE OF ISSUANCE: June 12, 2024
SEPA COMMENTS: Written comments on this proposal must be submitted between June 12 and 11:59 PM
on June 26, 2024.
SEPA APPEAL: This SEPA determination may be appealed by filing a written appeal citing the specific
reasons for appeal with the required appeal fee no later than July 3, 2024 by 4:00 p.m.
Only parties of record as defined in ECDC 20.06.020 have standing to initiate an
administrative appeal.
CITY CONTACT: Amber Brokenshire, Associate Planner/Amber.Brokenshire@edmondswa.gov
Packet Pg. 47
Attach
6.A.e
FILE NO.: PLN2024-0032
Applicant: Brian Shibayama
DECLARATION OF MAILING
On the 1211 Day of June, 2024 the attached Notice of Public Hearing notification was mailed to
the City of Edmonds to property owners within 300 feet of the property that is the subject of the
above -referenced application. The adjacent property owners list was provided by the applicant.
I, Amber Brokenshire, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 12th day of June 2024, at Edmonds,
Washington.
Si g ned: itz
{BFP747887.D0C;1\00006.900000\ I
Packet Pg. 48
Attach ant A
6.A.e
File No.: PLN2024-0029
Applicant: Dennis Titus
DECLARATION OF POSTING
On the 17th day of May, 2024, the attached Notice of Application was posted as
prescribed by Ordinance. However, it was not posted at the Edmonds Public
Library.
I, Tristan Sewell, hereby declare under penalty of perjury under the laws of the
State of Washington that the foregoing is true and correct this 17th day of May,
2024, at Edmonds, Washington.
Signed:
Packet Pg. 49
Attach 6.A.f
4 �� LAM
o,�
CITY OF EDMONDS
e,. is�o 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220
DETERMINATION OF NONSIGNIFICANCE
Description of proposal: The applicant is proposing to rezone the subject property from Single -Family
Residential (RS-8) to Community Business — Edmonds Way (BC-EW). The review criteria for rezones are
contained within Edmonds Community Development Code 20.40 (File No. PLN2024-0032).
Proponent: Fairway Apartments LLC — Brian Shibayama
Location of proposal, including street address if any: 9514 228th Street Southwest, Edmonds WA, Tax
Parcel 27033600101600
Lead agency: City of Edmonds
The lead agency for this proposal has determined that it does not have a probable significant adverse
impact on the environment. An environmental impact statement (EIS) is not required under RCW
43.21C.030 (2)(c). This decision was made after review of a completed environmental checklist and
other information on file with the lead agency. This information is available to the public on request.
The City of Edmonds has determined that the requirements for environmental analysis and protection
have been adequately addressed in the development regulations and comprehensive plan adopted under
chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW
43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant
adverse impacts will be created.
There is no comment period for this DNS.
This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no
further comment period on the DNS.
XX This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for
14 days from the date below. Written comments on this proposal must be submitted
between June 12 and 11:59 PM on June 26, 2024.
Project Planner: Amber Brokenshire, Associate Planner
Responsible Official: Mike Clugston, AICP, Acting Planning Manager
Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220
Date: June 12. 2024
Signature:����`
XX You may appeal this determination to Mike Clugston, AICP, Acting Planning Manager, at 121
5th Ave. N, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the
appeal with the required appeal fee no later than July 3, 2024. You should be prepared to
make specific factual objections. Contact Mike Clugston to read or ask about the procedures
for SEPA appeals.
XX Posted on June 12, 2024, at City Hall and the Edmonds Public Safety Building. Published in the
Everett Herald. Uploaded to the Department of Ecology SAW.
XX Distribute to "Checked" Agencies below.
The SEPA Checklist, DNS, and associated documents can be obtained online at:
https://www.edmondswa.gov/services/public involvement/public notices by searching for permit
number PLN2024-0032, and by emailing the project planner (amber.brokenshire@edmondswa.gov), or
by calling the City of Edmonds at 425-771-0220.
Page 1 of 2
SEPA DNS PLN2024-0032
6/12/24.SEPA Packet Pg. 50
Attach 6.A.f
Distribution List: This DNS and SEPA checklist were distributed to the following:
0
Applicant
0
Dept. of Ecology
❑ City of Everett
❑
Parties of Record
❑
Dept. of Ecology - Shorelands
❑ City of Lynnwood
❑
Dept. of Natural Resources
❑ City of Mountlake Terrace
❑
US Army Corps of Engineers
❑
Dept. of Commerce
❑ City of Mukilteo
❑X
US Fish and Wildlife
❑X
WSDOT
❑ City of Shoreline
❑
WSDOT— Ferries
❑ Town of Woodway
0
Puget Sound Energy
❑
Dept. of Fish & Wildlife
•
Snohomish PUD
❑
Dept. of Health — Drinking Water
❑ Snohomish Co. Public Works
❑
Olympic View Water & Sewer
❑X
Dept. of Arch. & Historic Pres.
0 Snohomish Co. PDS
❑
Alderwood Water District
❑
Dept. of Parks and Rec. Commission
❑ Snohomish Co. Health Dist.
0
Edmonds School District
❑
Port of Edmonds
❑
Puget Sound Clean Air Agency
❑ King County - Transit
❑X
South County Fire
❑
Puget Sound Regional Council
❑ King County — Environ. Planning
❑
Swedish Hospital
❑
Puget Sound Partnership
0
Community Transit
❑X
Tulalip Tribe
❑ Other
pc: File No. PLN2024-0032
SEPA Notebook
Page 2 of 2
SEPA DNS PLN2024-0032
6/12/24.SEPA Packet Pg. 51
Attach 6.A.f
SEPA ENVIRONMENTAL CHECKLIST
Purpose of checklist
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance,
minimization, or compensatory mitigation measures will address the probable significant impacts or if an
environmental impact statement will be prepared to further analyze the proposal.
Instructions for applicants
This environmental checklist asks you to describe some basic information about your proposal. Please
answer each question accurately and carefully, to the best of your knowledge. You may need to consult
with an agency specialist or private consultant for some questions. You may use "not applicable" or
"does not apply" only when you can explain why it does not apply and not when the answer is
unknown. You may also attach or incorporate by reference additional studies reports. Complete and
accurate answers to these questions often avoid delays with the SEPA process as well as later in the
decision -making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your
proposal or its environmental effects. The agency to which you submit this checklist may ask you to
explain your answers or provide additional information reasonably related to determining if there may
be significant adverse impact.
Instructions for lead agencies
Please adjust the format of this template as needed. Additional information may be necessary to
evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse
impacts. The checklist is considered the first but not necessarily the only source of information needed to
make an adequate threshold determination. Once a threshold determination is made, the lead agency is
responsible for the completeness and accuracy of the checklist and other supporting documents.
Use of checklist for nonproject proposals
For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable
parts of sections A and B, plus the Supplemental Sheet for Nonproject Actions (Part D). Please completely
answer all questions that apply and note that the words "project," "applicant," and "property or site"
should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency
may exclude (for non -projects) questions in "Part B: Environmental Elements" that do not contribute
meaningfully to the analysis of the proposal.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 1 of 16
Packet Pg. 52
Attach 6.A.f
A. Background Find help answering background questions
1. Name of proposed project, if applicable: 9514 228th St SW, Edmonds, WA 98020
2. Name of applicant: Fairway Apartments LLC,
3. Address and phone number of applicant and contact person: PO Box 713, Mercer Island,
WA 98040, Brian Shibayama, managing LLC Partner
4. Date checklist prepared: 03-13-2024
5. Agency requesting checklist: City of Edmonds
6. Proposed timing or schedule (including phasing, if applicable): immediate
Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain. Eventually, but nothing within the next few
years.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal. Nothing for this proposal, but we did have a
Phase 1 Environmental Report on the adjacent (9521 and 9531 Edmonds Way) properties.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
10. List any government approvals or permits that will be needed for your proposal, if
known. ,
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 2 of 16
Packet Pg. 53
Attach 6.A.f
Give a brief, complete description of your proposal, including the proposed uses and the
size of the project and site. There are several questions later in this checklist that ask you
to describe certain aspects of your proposal. You do not need to repeat those answers on
this page. (Lead agencies may modify this form to include additional specific information
on project description.) The proposal is to change the zoning of 9514 228th ST SW, from
RS-8 to BC-EW
13. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range, if known. If a proposal would occur over a range of area, provide the
range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and
topographic map, if reasonably available. While you should submit any plans required by
the agency, you are not required to duplicate maps or detailed plans submitted with any
permit applications related to this checklist. 9514 228th St Sw, Edmonds, WA 98020,
Portion of the NE Quarter of the NE Quarter of Section 36, Township 27 North, Range 3
East, W.M. Snohomish County Washington
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 3 of 16
Packet Pg. 54
Attach 6.A.f
B. Environmental Elements
1. Eart Find help answering earth questions
General description of the site: relatively flat lot with a two story single family house and an
unattached storage/workshop
Circle or highlight one: Flat, rolling, hilly, steep slopes, mountainous, other:
b. What is the steepest slope on the site (approximate percent slope)? 4.76
What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them, and note any agricultural
land of long-term commercial significance and whether the proposal results in removing any of
these soils. Loam and som sand
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
e. Describe the purpose, type, total area, and approximate quantities and total affected area of any
filling, excavation, and grading proposed. Indicate source of fill.
f. Could erosion occur because of clearing, construction, or use? If so, generally describe. Very little
because the lot is fairly flat, but no construction is being proposed
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)? 2.5% (carports, storage building)
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. N/A
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 4 of 16
Packet Pg. 55
Attach 6.A.f
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 5 of 16
Packet Pg. 56
Attach 6.A.f
2. Air Find help answering air questions
j. a. What types of emissions to the air would result from the proposal during construction,
operation, and maintenance when the project is completed? If any, generally describe and give
approximate quantities if known.
k. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so,
generally describe.
I. c. Proposed measures to reduce or control emissions or other impacts to air, if any. N/A
3. Water Find help answering water questions
a. Surface Water: Find help answering surface water questions
1. Is there any surface water body on or in the immediate vicinity of the site (including year-round
and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names.
If appropriate, state what stream or river it flows into.
2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If
yes, please describe and attach available plans.
3. Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected. Indicate
the source of fill material. N/A
4. Will the proposal require surface water withdrawals or diversions? Give a general description,
purpose, and approximate quantities if known.
5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
6. Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 6 of 16
Packet Pg. 57
Attach 6.A.f
b. Ground Water: Find help answering ground water questions
1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a
general description of the well, proposed uses and approximate quantities withdrawn from the
well. Will water be discharged to groundwater? Give a general description, purpose, and
approximate quantities if known.
2. Describe waste material that will be discharged into the ground from septic tanks or other sources,
if any (domestic sewage; industrial, containing the following chemicals...; agricultural; etc.).
Describe the general size of the system, the number of such systems, the number of houses to be
served (if applicable), or the number of animals or humans the system(s) are expected to serve.
c. Water Runoff (including stormwater):
1. Describe the source of runoff (including storm water) and method of collection and disposal, if any
(include quantities, if known). Where will this water flow? Will this water flow into other waters? If
so, describe. No ponding or streaming observed even during heavy rain.
2. Could waste materials enter ground or surface waters? If so, generally describe.
Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so,
describe.
4. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern
impacts, if any. NIA
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 7 of 16
Packet Pg. 58
Attach 6.A.f
4. PlantS Find help answering plants questions
a. Check the types of vegetation found on the site:
❑X deciduous tree: alder, maple, aspen, other
❑X evergreen tree: fir, cedar, pine, other
❑X shrubs
❑Xgrass
0 pasture
0 crop or grain
❑ orchards, vineyards, or other permanent crops.
❑ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
❑ water plants: water lily, eelgrass, milfoil, other
❑X other types of vegetation
b. What kind and amount of vegetation will be removed or altered? None
List threatened and endangered species known to be on or near the site. none
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation
on the site, if any.
List all noxious weeds and invasive species known to be on or near the site.
5. Animals Find help answering animal questions
a. List any birds and other animals that have been observed on or near the site or are known to be
on or near the site. Robins, sparrows, crows, mice
Examples include:
• Birds: hawk, heron, eagle, songbirds, other:
• Mammals: deer, bear, elk, beaver, other:
• Fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened and endangered species known to be on or near the site.
c. Is the site part of a migration route? If so, explain.
d. Proposed measures to preserve or enhance wildlife, if any. N/A
e. List any invasive animal species known to be on or near the site. Mice, rats
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 8 of 16
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6. Energy and Natural Resources Find help answering energy and natural resource questions
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used for heating, manufacturing,
etc., currently has electricity,
b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe. No
c. What kinds of energy conservation features are included in the plans of this proposal? List other
proposed measures to reduce or control energy impacts, if any.
7. Environmental Health Find help with answering environmental health questions
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and
explosion, spill, or hazardous waste, that could occur because of this proposal? If so, describe.
1. Describe any known or possible contamination at the site from present or past uses.
a. Describe existing hazardous chemicals/conditions that might affect project
development and design. This includes underground hazardous liquid and gas
transmission pipelines located within the project area and in the vicinity.
b. Describe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the
operating life of the project.
c. Describe special emergency services that might be required. N/A
d. Proposed measures to reduce or control environmental health hazards, if any. N/A
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 9 of 16
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b. Noise
1. What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
2. What types and levels of noise would be created by or associated with the project on a short-term
or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours
noise would come from the site)? N/A
3. Proposed measures to reduce or control noise impacts, if any. N/A
8. Land and Shoreline USE Find help answering land and shoreline use questions
a. What is the current use of the site and adjacent properties? Will the proposal affect current land
uses on nearby or adjacent properties? If so, describe. Single family home. Proposal will have no
effect on adjacent properties.
Has the project site been used as working farmlands or working forest lands? If so, describe. How
much agricultural or forest land of long-term commercial significance will be converted to other
uses because of the proposal, if any? If resource lands have not been designated, how many
acres in farmland or forest land tax status will be converted to nonfarm or nonforest use?no, N/A
1. Will the proposal affect or be affected by surrounding working farm or forest land normal
business operations, such as oversize equipment access, the application of pesticides, tilling,
and harvesting? If so, how?
c. Describe any structures on the site. Single Family, two story house, carport, separate 100
sq ft storage/office area
d. Will any structures be demolished? If so, what? No
e. What is the current zoning classification of the site?
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f. What is the current comprehensive plan designation of the site? Edmonds Way Corridor
g. If applicable, what is the current shoreline master program designation of the site? N/A
h. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
i. Approximately how many people would reside or work in the completed project?
j. Approximately how many people would the completed project displace?
k. Proposed measures to avoid or reduce displacement impacts, if any.
Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any.
m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term
commercial significance, if any.
9. Housing Find help answering housing questions
- Approximately how many units would be provided, if any? Indicate whether high, middle, or low-
income housing. O,no new housing
Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
c. Proposed measures to reduce or control housing impacts, if any.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 11 of 16
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10. AesthetiCs Find help answering aesthetics questions
a. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed? '
b. What views in the immediate vicinity would be altered or obstructed?
c. Proposed measures to reduce or control aesthetic impacts, if any.
11. Light and Glare Find help answering light and glare questions
a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A
b. Could light or glare from the finished project be a safety hazard or interfere with views?
c. What existing off -site sources of light or glare may affect your proposal?
d. Proposed measures to reduce or control light and glare impacts, if any.
12. Recreation Find help answering recreation questions
a. What designated and informal recreational opportunities are in the immediate
vicinity?
b. Would the proposed project displace any existing recreational uses? If so, describe. No
c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities
to be provided by the project or applicant, if any.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 12 of 16
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13. Historic and Cultural Preservation Find help answering historic and cultural preservation
questions
a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old
listed in or eligible for listing in national, state, or local preservation registers? If so, specifically
describe. No
b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This
may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas
of cultural importance on or near the site? Please list any professional studies conducted at the
site to identify such resources.
c. Describe the methods used to assess the potential impacts to cultural and historic resources on
or near the project site. Examples include consultation with tribes and the department of
archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. N/A
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to
resources. Please include plans for the above and any permits that may be required.
14. Transportation Find help with answering transportation questions
a. Identify public streets and highways serving the site or affected geographic area and describe
proposed access to the existing street system. Show on site plans, if any., Edmonds Way is in the
front of the property and 228th St SW is in the rear. There is driveway access to both streets.
Is the site or affected geographic area currently served by public transit? If so, generally describe. If
not, what is the approximate distance to the nearest transit stop? Yes, there is a transit stop
around 40 feet to the east on Edmonds Way.
c. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle,
or state transportation facilities, not including driveways? If so, generally describe (indicate
whether public or private).
d. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe. No
e. How many vehicular trips per day would be generated by the completed projector proposal? If
known, indicate when peak volumes would occur and what percentage of the volume would be
trucks (such as commercial and nonpassenger vehicles). What data or transportation models
were used to make these estimates? None additional.
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6.A.f
f. Will the proposal interfere with, affect, or be affected by the movement of agricultural and forest
products on roads or streets in the area? If so, generally describe.
g. Proposed measures to reduce or control transportation impacts, if any.
15. Public Service Find help answering public service questions
a. Would the project result in an increased need for public services (for example: fire protection,
police protection, public transit, health care, schools, other)? If so, generally describe.
b. Proposed measures to reduce or control direct impacts on public services, if any.
16. UtilitieS Find help answering utilities questions
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse
service, telephone, sanitary sewer, septic system, other:
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which
might be needed. None addional
C. Signature Find help about who should sign
The above answers are true and complete to the best of my knowledge. I understand that the lead
agency is relying on them to make its decision.
51 Recoverable Siqnature
SEPA Responsible Offical
Siqned bv: cl9270a3-ccO9-4526-8d57-e22lb2bO45be
Type name of signee: Brian Shibayama
Position and agency/organization: managing Fairway Apartments LLC member
Date submitted: 3/13/2024
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D. Supplemental sheet for nonproject actions Find help for the nonproiect actions
worksheet
IT IS NOT REQUIRED to use this section for project actions.
Because these questions are very general, it may be helpful to read them in conjunction
with the list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of
activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate
than if the proposal were not implemented. Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air; pro-
duction, storage, or release of toxic or hazardous substances; or production of noise?
• Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
• Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3. How would the proposal be likely to deplete energy or natural resources?
• Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection, such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands? N/A
• Proposed measures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
• Proposed measures to avoid or reduce shoreline and land use impacts are:
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6. How would the proposal be likely to increase demands on transportation or public
services and utilities? N/A
• Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 16 of 16
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Attach
J 6.A.g
City of Edmonds Comprehensive Plan Map
0 126.30 252.6 Feet 188.1 This ma is a user generated static output from an Internet mapping site and is for
2,25% P� B P PP g
reference only. Data layers that appear on this map may or may not be accurate,
WGS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise reliable.
(0 City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION
00 .�
52 ti
Legend
Comprehensive Plan Designation
Single Family Urban1 Single
. Community Commercial
�. Development Edmonds Way
Notes
PLN2024-0032
9514 - 228th St SW
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6.A.g
Land Use Element
Land Use Map
Whenever there are references in this plan to categories of land use, they shall apply to areas shown
on the Comprehensive Plan Map as follows:
Plan Map Designation Land Use Type Compatible "Zoning Density
Classifications Units/Acre
Activity Center
Mix of uses; refer to specific
See appropriate category below;
plan designations within activity
also refer to specific activity center
center
discussion in plan
Corridor Development
Mixed use development
See appropriate category below;
corridor; refer to specific plan
also refer to specific corridor
designations within condor
discussion in plan
Designated Park or School Site
Public Facility
P-zone or appropriate R-zone
com
Single Family, Resource
Single family
.......
RSW-12, RS-12, RS-20
<4
Single Family, Urban 3
RS-10
< 4.4
Single Family, Urban 2
RS-8
< 5.5
Single Family, Urban 1
RS-6, RS-8
5-8
Multi Family - High Density
Multi family
RM-1.5, RM-2.4
18-30
Multi Family — Medium Density
RM-2.4, RM-3.0
< 18
Mixed Use Commercial
Commercial
Mixed Use Commercial or mixture
of zones
Community Commercial
WMU, BC, BN, or equivalent
Neighborhood Commercial
BN or equivalent based on
neighborhood plan
Highway 99 Corridor
CG; may include transitional zones
as appropriate
Edmonds Way Corridor
BP, BN, BC, or similar commercial
zone; RM zones
Westgate Corridor (Planned
BP, BN
Business)
Hospital / Medical
Special Use District
Hospital or Medical zone
Master Plan Development
Master Plan
Master Plan Overlay or equivalent
classification
Public Use or Park/Open Space
-------------._
Public or Parks
..............
P, OS, or equivalent classification
------
Land Use
37
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Ch. 16.20 RS - Single -Family Residential I Edmonds Community Development Code Page 1 of 9
Chapter 16.20
RS - SINGLE-FAMILY RESIDENTIAL
Sections:
16.20.000 Purposes.
16.20.010 Uses.
16.20.020 Subdistricts.
16.20.030 Table of site development standards.
16.20.040 Site development exceptions.
16.20.045 Site development standards - Single-family master plan.
16.20.050 Site development standards - Accessory buildings.
16.20.000 Purposes.
The RS zone has the following specific purposes in addition to the general purposes for residential zones of ECDC
16.00.010 and 16.10.000:
A. To reserve and regulate areas primarily for family living in single-family dwellings;
B. To provide for additional nonresidential uses which complement and are compatible with single-family
dwelling use. [Ord. 3547 § 1, 2005].
16.20.010 Uses.
A. Permitted Primary Uses.
1. Single-family dwelling units;
2. Churches, subject to the requirements of ECDC 17.100.020;
3. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R);
4. Local public facilities that are planned, designated, and sited in the capital improvement plan, subject to
the requirements of ECDC 17.100.050;
5. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to
the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Foster homes;
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
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Ch. 16.20 RS - Single -Family Residential I Edmonds Community Development Code
Attach 6.A.h
Page 2of9
2. Home occupation, subject to the requirements of Chapter 20.20 ECDC;
3. The renting of rooms without separate kitchens to one or more persons;
4. The following accessory buildings:
a. Fallout shelters,
b. Private greenhouses covering no more than five percent of the site,
C. Private stables,
d. Private parking for no more than five cars,
e. Private swimming pools and other private recreational facilities;
5. Private residential docks or piers;
6. Family day care in a residential home;
7. Commuter parking lots that contain less than 10 designated parking spaces in conjunction with a church,
school, or local public facility allowed or conditionally permitted in this zone. Any additionally designated
parking spaces that increase the total number of spaces in a commuter parking lot to 10 or more shall subject
the entire commuter parking lot to a conditional use permit as specified in subsection (D)(5) of this section,
including commuter parking lots that are located upon more than one lot as specified in ECDC 21.15.075;
8. Bed and breakfasts, as in ECDC 20.23.020(A)(1).
C. Primary Uses Requiring a Conditional Use Permit.
1. High schools, subject to the requirements of ECDC 17.100.050(G) through (R);
2. Local public facilities that are not planned, designated, and sited in the capital improvement plan, subject
to ECDC 17.100.050:
3. Regional parks and community parks without a master plan subject to the requirements of ECDC
17 'Inn n7n
D. Secondary Uses Requiring a Conditional Use Permit.
1. Preschools;
2. Guest house;
3. Amateur radio transmitting antennas;
4. Accessory dwelling units;
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
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5. Commuter parking lots with 10 or more designated parking spaces in conjunction with a church, school,
or local public facility allowed or conditionally permitted in this zone; and
6. Bed and breakfasts, as in ECDC 20.23.020(A)(2). [Ord. 4333 § 6 (Exh. A), 2023; Ord. 3988 § 7, 2015; Ord
3900 § 4, 2012; Ord. 3702 § 1, 2008; Ord. 3547 § 1, 20051.
16.20.020 Subdistricts.
There are established seven subdistricts of the RS zone in order to provide site development standards for areas
which differ in topography, location, existing development and other factors. These subdistricts shall be known as
the RS-6 zone, the RS-8 zone, the RS-10 zone, the RS-12 zone, the RSW-12 zone, the RS-20 zone, and the RS-MP
zone. [Ord. 3547 § 1, 20051.
16.20.030 Table of site development standards.
Minimum
Minimum
Minimum
Minimum
Minimum
Maximum
Minimum
Sub
Maximum
Maximum
Lot Area
Lot
Street
Side
Rear
Coverage
Parking
District
Density
Height
2
(Sq. Ft.)
Width
Setback
Setback
Setback
u
( �o)
Spaces
RS-20
20,000
2.2
100'
25'
35'3 & 10'
25'
25'
35%
2
RS-12
12,000
3.7
80'
25'
10,
25'
25'
35%
2
RSW-124
12,000
3.7
—
15'
10,
35'
25'
35%
2
RS-10
10,000
4.4
75'
25'
10,
20'
25'
35%
2
RS-8
8,000
5.5
70'
25'
7-1/2'
15'
25'
35%
2
RS-6
6,000
7.3
60'
20'
S'
15'
25'
35%
2
RS-MP5
12,0005
3.75
80'5
25'5
1015
25'5
25'
35%
2
1 Density means "dwelling units per acre" determined by dividing the total lot area by the density allowed by the
underlying zoning; the number of lots or units permitted shall be rounded down to the nearest whole number.
2 See Chapter 17.50 ECDC for specific parking requirements.
3 Thirty-five feet total of both sides, 10 feet minimum on either side.
4 Lots must have frontage on the ordinary high water line and a public street or access easement approved by
the hearing examiner.
5 "MP" signifies "master plan." The standards in this section show the standards applicable to development
without an approved master plan. Properties in this zone may be developed at a higher urban density lot pattern
equivalent to RS-8 but this shall only be permitted in accordance with a duly adopted master plan adopted under
the provisions of ECDC 16.20.045.
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
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Ch. 16.20 RS - Single -Family Residential I Edmonds Community Development Code Page 4 of 9
[Ord. 3547 § 1, 2005].
16.20.040 Site development exceptions.
A. Average Front Setback. If a block has residential buildings on more than one-half of the lots on the same side of
the block, the owner of a lot on that block may use the average of all the setbacks of the existing residential
buildings on the same side of the street as the minimum required front setback for the lot. Detached structures
such as garages; carports; and uncovered porches, decks, steps and patios less than 30 inches in height, and other
uncovered structures less than 30 inches in height shall not be included in the "average front setback"
determination.
An applicant for such a determination shall provide a drawing which locates the street property line for the entire
block, as well as the existing street setbacks of all buildings required to be used for the purpose of calculating the
"average front setback." The drawing shall be prepared and stamped by a land surveyor registered in the state of
Washington.
B. Eaves and Chimneys. Eaves and chimneys may project into a required setback not more than 30 inches
C. Porches and Decks. Uncovered and unenclosed porches, steps, patios, and decks may project into a required
setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no
more than 30 inches above ground level at any point.
D. Reserved.
E. Corner Lots. Corner lots have no rear setback; all setbacks other than the street setbacks shall be side
setbacks.
F. Docks, Piers, Floats.
1. Height. The height of a residential dock or pier shall not exceed five feet above the ordinary high water
mark. The height of attendant pilings shall not exceed five feet above the ordinary high water mark or that
height necessary to provide for temporary emergency protection of floating docks.
2. Length. The length of any residential dock or pier shall not exceed the lesser of 35 feet or the average
length of existing docks or piers within 300 feet of the subject dock or pier.
3. Width. The width of any residential dock or pier shall not exceed 25 percent of the lot width when
measured parallel to the shoreline.
4. Setbacks. All residential docks or piers shall observe a minimum 10-foot side yard setback from a
property line or a storm drainage outfall. joint use docks or piers may be located on the side property line;
provided, that the abutting waterfront property owners shall file a joint use maintenance agreement with the
Snohomish County auditor in conjunction with, and as a condition of, the issuance of a building permit. joint
use docks or piers shall observe all other regulations of this subsection.
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
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Ch. 16.20 IRS - Single -Family Residential I Edmonds Community Development Code Page 5 of 9
5. Number. No lot shall have more than one dock or pier or portion thereof located on the lot.
6. Size. No residential dock or pier shall exceed 400 square feet.
7. Floats. Offshore recreational floats are prohibited.
8. Covered Buildings. No covered building shall be allowed on any residential dock or pier. [Ord. 3845 § 5,
2011; Ord. 3547 § 1, 20051.
16.20.045 Site development standards - Single-family master plan.
A. General. The "single-family - master plan" zone is intended to apply to the area lying along the south side of
SR-104 north of 228th Street SW, where there are development constraints related to access and traffic on SR-104.
Development in this zone may be approved at IRS-1 2 standards without an approved master plan. An approved
master plan is required before any development can occur at RS-8 densities.
B. Criteria for Approving a Master Plan. Properties seeking to develop at RS-6 or RS-8 densities shall be developed
according to a master plan (such as through a PRD) that clearly demonstrates the following:
1. That access and lot configurations shall not result in additional curb cuts or unmitigated traffic impacts
on SR-104; at a minimum, a traffic study prepared by a traffic engineer approved by the city shall clearly
demonstrate this requirement.
2. That the configuration and arrangement of lots within the master plan area provide for setbacks on the
perimeter of the proposed development that are compatible with the zoning standards applied to adjoining
developed properties. For example, a master plan adjoining developed lots in an RS-MP zone that were
developed under IRS-1 2 standards shall have IRS-1 2 setbacks along common property lines, although the lot
sizes, widths, and other bulk standards may conform to the higher density lot configuration approved
through the master plan. [Ord. 3547 § 1, 2005].
16.20.050 Site development standards - Accessory buildings.
A. General. Accessory buildings and structures shall meet all of the standards of ECDC 16.20.030 except as
specifically provided in this section.
B. Height. Height shall be limited to 15 feet, except for amateur radio transmitting antennas and their supporting
structures. Garages or other accessory buildings attached by a breezeway, hallway, or other similar connection to
the main building which results in a separation exceeding 10 feet in length may not exceed the 15-foot height
limit. The separation shall be determined by the minimum distance between the outside walls of the main building
and accessory building, exclusive of the connecting structure.
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
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Ch. 16.20 RS - Single -Family Residential I Edmonds Community Development Code Page 6 of 9
C. Rear Setbacks. The normally required rear setback may be reduced to a minimum of five feet for accessory
buildings covering less than 600 square feet of the site.
D. Satellite Television Antenna. A satellite television antenna which measures greater than one meter or 1.1 yards
in diameter shall comply with the following regulations:
1. General. Satellite television antennas must be installed and maintained in compliance with the Uniform
Building and Electrical Codes as the same exist or are hereafter amended. A building permit shall be required
in order to install any such device.
2. Setbacks. In all zones subject to the provisions contained herein, a satellite television antenna shall be
located only in the rear yard of any lot. In the event that no usable satellite signal can be obtained in the rear
lot location or in the event that no rear lot exists as in the case of a corner lot, satellite television antennas
shall then be located in the side yard. In the event that a usable satellite signal cannot be obtained in either
the rear or side yard, then a roof -mounted location may be approved by the staff, provided, however, that
any roof -mounted satellite antenna shall be in a color calculated to blend in with existing roof materials and,
in the case of a parabolic, spherical or dish antenna, shall not exceed nine feet in diameter unless otherwise
provided for by this section. In no event shall any roof -mounted satellite television antenna exceed the
maximum height limitations established by this section.
3. Aesthetic. Satellite television antennas shall be finished in a nongarish, nonreflective color and surface
which shall blend into their surroundings. In the case of a parabolic, spherical or dish antenna, said antenna
shall be of a mesh construction. No commercial advertising of any kind shall be displayed on the satellite
television antenna.
4. Size and Height. Maximum size for a ground -mounted parabolic, spherical or dish antenna shall be 12
feet in diameter. No ground -mounted antenna shall be greater than 15 feet in height unless otherwise
approved for waiver as herein provided. The height of roof -mounted satellite television antennas shall not
exceed the lesser of the height of the antenna when mounted on a standard base provided by the
manufacturer or installer for ordinary operation of the antenna or the height limitation provided by the
zoning code.
5. Number. Only one satellite television antenna shall be permitted on any residential lot or parcel of land.
In no case shall a satellite television antenna be permitted to be placed on wheels or attached to a portable
device for the purpose of relocating the entire antenna on the property in order to circumvent the intentions
of this section.
E. Amateur Radio Antennas.
The following applications for the following approvals shall be processed as a Type II development
project permit application (see Chapter 20.01 ECDC):
Requests to utilize an amateur radio antenna dish which measures greater than one meter or 1.1
yards in diameter;
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
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Ch. 16.20 RS - Single -Family Residential I Edmonds Community Development Code Page 7 of 9
b. Requests to utilize an antenna which:
i. Would be greater than 12 feet in height above the principal building on a site. The height of the
antenna shall be determined by reference to the highest point of the roof of the principal building,
exclusive of the chimney or other roof -mounted equipment. The request to locate a 12-foot antenna
on a building is limited to buildings whose height conforms to the highest limit of the zone in which
the building is located.
Would exceed the height limit of the zone when mounted on the ground or on any accessory
structure (see subsection (E)(2)(d) of this section).
2. The application shall comply with the following regulations:
a. Definition. "Amateur radio antenna" means an antenna, or any combination of a mast or tower plus
an attached or mounted antenna, which transmits noncommercial communication signals and is utilized
by an operator licensed by the Federal Communications Commission. Guy wires for amateur radio
antennas are considered part of the structure for the purpose of meeting development standards.
b. General. Amateur radio antennas must be installed and maintained in compliance with the Uniform
Building and Electrical Codes, as the same exist or are hereafter amended. A building permit shall be
required to install an amateur radio antenna.
c. Location. Amateur radio antennas may be ground- or roof -mounted, however, these devices shall
Be located and constructed in such a manner as to reasonably ensure that, in its fully extended
position, it will not fall in or onto adjoining properties;
Not be located within any required setback area; and
iii. Be retracted in inclement weather posing a hazard to the antenna.
d. Height. The height of a ground -mounted tower or roof -top antenna may not exceed the greater of
the height limit applicable to the zone or 65 feet when extended by a telescoping or crank -up mechanism
unless an applicant obtains a waiver (see subsection (F) of this section).
i. Only telescoping towers may exceed the height limits established by subsection (E)(1)(b) of this
section. Such towers shall comply with the height limit within the applicable zone and may only
exceed the height limit of the applicable zone and/or 65-foot height limit when extended and
operating and if a waiver has been granted.
An antenna located on a nonconforming building or structure which exceeds the height limit of
the zone in which it is located shall be limited to height limit of the zone plus 12 feet.
e. Aesthetic. To the extent technically feasible and in compliance with safety regulations, specific paint
colors may be required to allow the tower to blend better with its setting.
Technological Impracticality - Request for Waiver.
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 76
Attach 6.A.h
Ch. 16.20 IRS - Single -Family Residential I Edmonds Community Development Code Page 8 of 9
The owner, licensee or adjacent property owner may apply for a waiver if:
a. Strict application of the provisions of this zoning code would make it impossible for the owner of a
satellite television antenna to receive a usable satellite signal;
b. Strict application of the provisions of this zoning code would make it impossible for the holder of
any amateur radio license to enjoy the full benefits of an FCC license or FCC protected right; or
c. An adjacent property owner or holder of an FCC license or right believes that alternatives exist
which are less burdensome to adjacent property owners.
2. The request for waiver shall be reviewed by the hearing examiner as a Type III -A decision and may be
granted upon a finding that one of the following sets of criteria have been met:
Technological Impracticality.
i. Actual compliance with the existing provisions of the city's zoning ordinance would prevent the
satellite television antenna from receiving a usable satellite signal or prevent an individual from
exercising the rights granted to him or her by the Federal Communications Commission (FCC) by
license, law or FCC regulation; or
ii. The alternatives proposed by the property owner or licensee constitute the minimum
necessary to permit acquisition of a usable satellite signal by a satellite television antenna or to
exercise the rights granted pursuant to a valid FCC license, law or FCC regulation.
b. Less Burdensome Alternatives. The hearing examiner is also authorized to consider the application of
adjacent property owners for a waiver consistent with the provisions of subsection (F)(1)(c) of this section
without the requirement of a finding that a usable satellite signal cannot be acquired when the applicant
or adjacent property owner(s) establish that the alternatives proposed by the applicant are less
burdensome to the adjacent property owners than the requirements which would otherwise be imposed
under this section. For example, adjacent property owners may request alternative or additional
screening or the relocation of the antenna on the licensee's property. In the interactive process
described in subsection (F)(3) of this section, the hearing examiner shall attempt to balance the impact of
the tower on the views of adjacent properties, as well as the impacts of alternative screening and
relocation in order to equitably distribute any negative impacts among the neighbors while imposing
reasonable conditions on the antenna, its location and screening that do not impair the rights granted by
the FCC to the licensee.
3. The process shall be an interactive one in which the hearing examiner works with the licensee to craft
conditions which place the minimum possible burden on adjacent property owners while permitting the
owner of the satellite antenna or holder of an amateur radio license to fully exercise the rights which he or
she has been granted by federal law. For example, the number of antennas and size of the array shall be no
greater than that necessary to enjoy full use of the FCC license. Conditions may include but are not limited to
requirements for screening and landscaping, review of the color, reflectivity and mass of the proposed
satellite television antenna or amateur radio facilities, and other reasonable restrictions. Any restriction shall
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 77
Attach 6.A.h
Ch. 16.20 IRS - Single -Family Residential I Edmonds Community Development Code Page 9 of 9
be consistent with the intent of the city council that a waiver to the antenna owner be granted only when
necessary to permit the satellite television antenna to acquire usable satellite signal or to allow the licensee to
exercise the rights granted by Federal Communications Commission license after consideration of aesthetic
harmony of the community. The process employed should involve the interaction of the licensee or owner
and the neighborhood. Certain issues have been preempted by federal law and shall not be considered by
the hearing examiner. Such issues include, but are not limited to, the impacts of electromagnetic radiation,
the potential interference of the amateur radio facility with electronic devices in the neighborhood and any
other matter preempted by federal law or regulation. Impact on view and on the values of neighboring
properties may be considered in imposing reasonable conditions but shall not be a basis for denial of a
permit to construct the antenna.
4. The application fee and notification for consideration of the waiver by an owner of a satellite television
antenna shall be the same as that provided for processing a variance. No fee shall be charged to the holder of
a valid FCC amateur radio license.
5. In the event that an applicant for waiver is also obligated to undergo architectural design review, the
architectural design board shall defer any issues relating to the antenna and/or other amateur radio
equipment to the hearing examiner. The hearing examiner may, at his or her discretion, request the
architectural design board review and comment regarding required screening and landscaping and its
integration into sight and landscaping plans. No additional fee shall be required of the applicant upon such
referral.
G. The provisions of subsections (D), (E) and (F) of this section shall be interpreted in accordance with the
regulations of the Federal Communications Commission including but not limited to PRB-1. In the event of
ambiguity or conflict with any of the apparent provisions of this section, the provisions of federal regulations shall
control. [Ord. 3736 §§ 8, 9, 2009; Ord. 3728 § 3, 2009; Ord. 3547 § 1, 2005].
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users
should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 78
Attach 6.A.i
Ch. 16.50 BC - Community Business I Edmonds Community Development Code Page 1 of 7
Chapter 16.50
BC - COMMUNITY BUSINESS
Sections:
16.50.000 BC and BC - Edmonds Way.
16.50.005 Purposes.
16.50.010 Uses.
16.50.020 Site development standards.
16.50.030 Operating restrictions.
16.50.000 BC and BC - Edmonds Way.
This chapter establishes two distinct zoning categories, BC and BC - Edmonds Way. [Ord. 3943 § 1 (Exh. 1), 2013;
Ord. 3627 § 2, 2007].
16.50.005 Purposes.
The BC and BC - Edmonds Way zones have the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those retail stores, offices, service establishments and amusement establishments which
offer goods and services to the entire community;
B. To ensure compact, convenient development patterns by allowing uses that are operated chiefly within
buildings;
C. To allow for mixed -use development which includes multiple dwelling unit(s) that support business uses;
D. To implement the policies of Edmonds' comprehensive plan for the Edmonds Way Corridor;
E. To meet the goals of the Growth Management Act and the city of Edmonds' comprehensive plan for housing
diversity and economic vitality. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3147 § 1, 1997. Formerly
16.50.000].
16.50.010 Uses.
A. Permitted Primary Uses.
1. Single-family dwellings, as regulated in RS-6 zone;
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 79
Attach 6.A.i
Ch. 16.50 BC - Community Business I Edmonds Community Development Code Page 2 of 7
2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as trailer sales, used car
lots (except as part of a new car sales and service dealer), and heavy equipment sales and services;
3. New automobile sales and service;
4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents;
5. Printing, publishing and binding establishments;
6. Bus stop shelters;
7. Community -oriented open air markets conducted as an outdoor operation and licensed pursuant to
provisions in the Edmonds City Code;
8. Multiple Dwelling Unit(s). This use may not be located on the ground floor of a structure, except as
provided in ECDC 16.50.020(B);
9. Churches, subject to the requirements of ECDC 17.100.020;
10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R);
11. Local public facilities subject to the requirements of ECDC 17.100.050;
12. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject
to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Commuter parking lots in conjunction with a facility meeting the criteria listed under subsections (C)(11)
through (14) of this section, except that the facility may also be located along a designated transit route in
addition to an arterial or collector street;
4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Primary Uses Requiring a Conditional Use Permit.
1. Commercial parking lots;
2. Wholesale uses;
3. Hotels and motels;
4. Amusement establishments;
5. Auction businesses, excluding vehicle or livestock auctions;
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 80
Attach 6.A.i
Ch. 16.50 BC - Community Business I Edmonds Community Development Code Page 3 of 7
6. Drive-in businesses;
7. Laboratories;
8. Fabrication of light industrial products;
9. Convenience stores;
10. Day care centers and preschools;
11. Hospitals, convalescent homes, rest homes, and sanitariums;
12. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the criteria for
regional public facilities as defined in ECDC 21.85.033;
13. Counseling centers and residential treatment facilities for current alcoholics and drug abusers;
14. Regional parks and community parks without a master plan subject to the requirements of ECDC
17 inn n7n
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
2. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4333 § 10 (Exh. A), 2023; Ord. 4314 § 45 (Exh. A),
2023; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 4, 2013; Ord. 3627 § 2, 2007; Ord. 3353 § 4, 2001; Ord. 3269
§ 2*, 1999; Ord. 3147 § 1, 1997].
* Code reviser's note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of
merchandise, see Chapter 17.65 ECDC.
16.50.020 Site development standards.
A. Table.
Minimum
Minimum
Minimum
Minimum
Minimum
Maximum
Maximum
Lot
Street
Side
Rear
Lot Area
Height
Floor Area
Width
Setback
Setback
Setback
BC
None
None
None
None
None
25'2
3 sq. ft. per sq.
ft. of lot area
BC-
None
None
10,
None1
None
253
3 sq. ft. per sq.
Edmonds
ft. of lot area
Way
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 81
Attach 6.A.i
Ch. 16.50 BC - Community Business I Edmonds Community Development Code Page 4 of 7
1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely
below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property.
The required setback shall be completely landscaped with Type I landscaping permanently maintained by the
owner of the BC -zoned lot.
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
are modulated in design and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations)
Vertical parapet walls or flat roofs with a pitch of less than three-in-12 are not allowed to protrude above the
25-foot height limit unless they are part of an approved modulated design.
Examples of Modulated Roof Designs
rimm4 —PE ei. i r W 4-6
"MI-1 1:x -
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f Y I!!!11 ii9l. A la!RI
3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III landscaping
shall be located within this setback;
(b) Where the proposed development abuts a single-family residential (RS) zoned property, in addition to
complying with subsection (a) of this footnote, the proposed development shall modulate the design of any
building facades facing the single-family residentially (RS) zoned property;
(c) At least three of the following techniques shall be incorporated into the building and/or site's design:
(1) Achievement of least LEED gold certification or comparable green building certification;
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 82
Attach 6.A.i
Ch. 16.50 BC - Community Business I Edmonds Community Development Code Page 5 of 7
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by
Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the
gross number of units proposed;
(3) Public amenities within an area comprising at least 25 percent of the length of any required street
setback such as outdoor seating, plazas, walkways or other usable open space. The remainder of the
setback area will be landscaped with Type III landscaping;
(4) Low impact development (LID) techniques are employed. LID best management practices include,
but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout controls,
dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and water re-
use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred
building materials which include natural stone, wood, architectural metal, brick and glass. Concrete,
laminates, veneers, fiber cement products and the like may be permitted if they replicate the appearance
of the listed preferred materials. At least 55 percent of building facade materials must be salvaged, recycled
content, bio-based or indigenous.
B. Ground Floor. Development on the ground floor shall consist of only commercial uses to a minimum depth of
30 feet as measured from the street front of the building, with the following exceptions or clarifications:
That in all areas the provision of pedestrian access to permitted residential uses is allowed.
2. This provision shall not apply when a single-family use is the primary use on the property.
3. In the BC - Edmonds Way zone, where the street frontage of the total site proposed for development
exceeds 150 feet in length, this requirement shall apply to only 60 percent of the ground floor street frontage
of any proposed building. The remaining 40 percent may include any other uses permitted in the BC -
Edmonds Way zone, including, but not limited to, off-street parking or live/work space.
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC) and Sign Code (Chapter 20.60 ECDC)
for additional standards. The following design standards shall also apply to buildings within the BC-EW zone.
Massing and Articulation.
Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate the building
form to a pedestrian scale.
b. Standards. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a
different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront,
canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or
other architectural element that creates a shadow line.
2. Ground Level Details.
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 83
Ch. 16.50 BC - Community Business I Edmonds Community Development Code
Attach 6.A.i
Page 6 of 7
a. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual
interest along the ground level of buildings facing Edmonds Way.
b. Standards. Ground -floor, street -facing facades of commercial and mixed -use buildings shall
incorporate at least five of the following elements:
i. Lighting or hanging baskets supported by ornamental brackets;
ii. Medallions;
iii. Belt courses;
iv. Plinths for columns;
V. Bulkhead for storefront window;
vi. Projecting sills;
vii. Tile work;
viii. Transom or clerestory windows;
ix. Planter box;
x. An element not listed here that meets the intent, as approved by the Architectural Design
Board.
3. Treating Blank Walls.
a. Intent. To ensure that buildings do not display blank, unattractive walls.
b. Standards. Walls or portions of walls on abutting streets or visible from residential areas where
windows are not provided shall have architectural treatment. At least five of the following elements shall
be incorporated into such walls:
i. Masonry (except for flat, nondecorative concrete block);
ii. Concrete or masonry plinth at the base of the wall;
iii. Belt courses of a different texture and color;
iv. Projecting cornice;
V. Decorative tile work;
vi. Medallions;
vii. Opaque or translucent glass;
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 84
Attach 6.A.i
Ch. 16.50 BC - Community Business I Edmonds Community Development Code Page 7 of 7
viii. Artwork or wall graphics;
ix. Lighting fixtures;
x. Green walls;
A. An architectural element not listed above, as approved, that meets the intent.
D. Density. There is no maximum density for permitted multiple dwelling units.
E. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050.
[Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3539 § 1, 2005; Ord. 3518 § 1, 2004; Ord. 3492 § 1, 2004;
Ord. 3256 § 1, 1999; Ord. 3232 § 1, 1998; Ord. 3147 § 1, 1997].
16.50.030 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except:
Public utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers' markets;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. [Ord. 3943 § 1
(Exh. 1), 2013; Ord. 3932 § 5, 2013; Ord. 3902 § 3, 2012; Ord. 3627 § 2, 2007; Ord. 3320 § 3, 2000; Ord. 3147 § 1,
1997].
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users
should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by Code Publishing Company, A General Code Company.
The Edmonds Community Development Code is current through Ordinance 4355, passed May 7, 2024.
Packet Pg. 85
Attach 6.A.j
May 3, 2024
Brian Shibayama
Fairway Apartments LLC
PO Box 713
Mercer Island, WA 98040
Subject: Letter of Completeness and Request of Additional Information
Rezone Application Number PLN2024-0032
On behalf of the City of Edmonds Planning Division, I have reviewed the application for a rezone
on the property located at 9514 — 228th Street Southwest from Single -Family Residential (RS-8) to
Community Business Edmonds Way (BC-EW) 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. 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.
Planning Department Reviewer: Amber Brokenshire
Cover Letter
Please submit a cover letter describing how the proposal satisfies the requirements of ECDC
20.40.010. I have attached a sample cover letter from an adjacent Rezone project.
According to ECDC 20.02.003.D, the above requested information must be submitted within 90
days (or by August 1, 2024) or the application will expire.
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. A public hearing before the Planning Board will be scheduled at
a later date. The Planning Board meets on the second and fourth Wednesday of each month. I will
work with you on scheduling the meeting before the Planning Board based on your availability.
If you have any questions of me, please contact me at 425-771-0220 or via email at
amber.brokenshire(a), edmondswa. gov.
Sincerely,
iz
Amber Brokenshire
Associate Planner
CC: File No. PLN2024-0032
Packet Pg. 86
Attach 6.A.j
28 April 2023
City of Edmonds
Permitting and Planning Division
121-5t" Ave N
Edmonds, WA 98020
Re: Rezone Application for 9530 Edmonds Way to BC-EW
This application to rezone 9530 Edmonds Way from RM-EW to BC-EW.
We are submitting the following in support of this rezone:
A. Land Use Application (attached)
B. Narrative describing how rezone satisfies the requirements of the
Edmonds Community Development code and Comprehensive Plan
(see below)
C. Scale Map of 9530 Edmonds Way (attached)
D. Vicinity Map of 9530 Edmonds Way (attached)
E. Environmental Checklist (SEPA) for 9530 Edmonds Way Rezone
Packet Pg. 87
Attach 6.A.j
B. REZONE NARRATIVE
9530 Edmonds Way
CONTENTS
SUMMARY
1. COMPREHENSIVE PLAN
2. ZONING ORDINANCE
3. SURROUNDING AREA
4. CHANGE
5. VALUE
SUMMARY
We're requesting a rezone of one parcel of land at 9530 Edmonds Way from RM-EW to
BC-EW. (Tax Acct #270336001176001)
This rezone is in keeping with the policies and goals of the City of Edmonds Comprehensive
Plan (Revision Date: May 18, 2021), which designates the parcel as Edmonds Way Corridor.
This rezone is in compliance with the Edmonds City Code and Community Development Code
(ECDC) which is current through Ordinance 4235, passed October 12, 2021.
This rezone to BC-EW allows commercial uses (ECDC 16.50.010) which are not allowed in the
current RM-EW Zone (ECDC 16.30.010).
This rezone to BC-EW modifies the Site Development Standards of the parcel from the RM-EW
Standards (ECDC 16.30.030) to the BC-EW Standards (ECDC 16.50.020).t
As in the current RM-EW Zone, the rezone to BC-EW allows the developer to opt for a higher
height limit. In this case, 40' instead of 25' with conditions as stated in ECDC 16.50.020.Table
A.
2
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 88
Attach 6.A.j
COMPREHENSIVE-
rezoneLAN
This • CC-EW is consistent with the City of • • •s Comprehensive Plan. See •- •
The City of Edmonds Comprehensive Plan Map, Revision Date: May 18, 2021, designates the
site as Edmonds Way Corridor. Which is indicated for Mixed -Use Development.
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COMPREHENSIVE PLAN — PURPOSE AND SCOPE
The Comprehensive Plan has the following purposes:
B. Rezone Narrative — 9530 Edmonds Way
3
Packet Pg. 89
Attach 6.A.j
• To provide a framework for moving the Edmonds community toward a sustainable future that
integrates and responds to environmental, economic, and social needs in a way which "meets
the needs of the present without compromising the ability of future generations to meet their
own needs."
• To promote the public health, safety, and welfare consistent with the values of the community.
• To serve as the basis for municipal policy on land use and development and to provide guiding
principles and objectives for the development of regulations and programs that support
sustainable development within the city while seeking to conserve, protect, and enhance the
community's assets and natural resources.
• To anticipate and influence the orderly and coordinated development of land and building use
of the city and its environs, and conserve and restore natural beauty and other natural
resources.
• To encourage coordinated development and discourage piecemeal, spot or strip zoning and
inharmonious subdividing.
• To facilitate adequate provisions for public services such as transportation, police and fire
protection, water supply, sewage treatment, and parks.
• To facilitate the provision of sustainable public services consistent with the community's values
and needs.
Growth Management Goals & Policies
A.3. The role of commercial and industrial enterprises, the attendant tax base and provision for
consumer needs should be considered as a supporting part of achieving a sustainable
community.
A.4. Any growth or development should strive to preserve for itself and its neighbors the
following values:
A.4.a Light (including direct sunlight)
A.4.b Privacy
A.4.c Public views, open spaces, shorelines and other natural features.
A.4.d Freedom from air, water, noise, and visual pollution.
A.5. Any residential growth should be designed to accommodate and promote a balanced
mixture of income and age groups.
The rezone from to BC-EW will have a positive effect on the property's tax base, as well as
creating more opportunity for diverse housing types. It will not affect any public views.
State Framework Goals
Urban Growth — Encourage development in urban areas where adequate public services and
facilities exist or can be provided in an efficient manner.
Reduce Sprawl — Reduce the inappropriate conversion of undeveloped land into sprawling low -
density development.
Housing — Encourage the availability of affordable housing to all economic segments of the
population of this state, promote a variety of residential densities and housing types, and
encourage preservation of existing housing stock.
The rezone of this site, which has adequate public services and facilities, will encourage
development on this undeveloped site with a density appropriate to its location, as well as
creating more opportunity for diverse housing types.
Regional Goals
Development Patterns — focus growth within already urbanized areas to create walkable,
compact and transit -oriented communities.
4
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 90
Attach 6.A.j
Housing — The region will preserve, improve, and expand its housing stock to provide a range of
affordable, healthy, and safe housing choices to every resident. The region will continue to
promote fair and equal access to housing for all people.
The rezone of this site to BC-EW will encourage development within this already urbanized area
and is within walking distance of Westgate Village.
COMPREHENSIVE PLAN — ELEMENTS
Sustainability Goals & Policies
Sustainability Goal A. Develop land use policies, programs, and regulations designed to
support and promote sustainability. Encourage a mix and location of land uses designed to
increase accessibility of Edmonds residents to services, recreation, jobs, and housing.
Sustainability Goal E. Develop economic development policies, programs, and regulations
designed to support co -location of jobs with housing ... and encourage business activities that
supplement traditional businesses and employment concentrations.
Sustainability Goal G. Develop housing policies, programs, and regulations designed to
support and promote sustainability. Support and encourage a mix of housing types and styles
which provide people with affordable housing choices geared to changes in lifestyle.
The rezone to BC-EW allows an increase in density and the provision of commercial space
which supports the goals above. The housing provides an opportunity for more residents to stay
in the community.
Climate Change Goals and Policies
Climate Change Goal E. Encourage Existing land use. Buildings and infrastructure to reduce
their carbon footprint.
The rezone to BC-EW will allow a higher -density building to be constructed that meets current
energy codes, facilitates by location alternative means of transportation, and provides
sustainable features yielding a reduction in housing unit carbon footprint.
Environmental Quality Goals & Policies
Environmental Quality Goal A. Protect environmental quality within the Edmonds community
through the enforcement of community -based environmental regulations that reinforce and are
integrated with relevant regional, state, and national environmental standards.
The rezone to BC-EW will allow a potentially taller building that provides features enhancing the
environmental quality such as Low Impact Development (LID)
Residential Development Goal & Policies
Residential Goal A. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted.
A.3 Minimize encroachment on view of existing homes by new construction...
A.5 Protect residential areas from incompatible land uses...
A.6 Require that new residential development be compatible... natural constraints...
The rezone to BC-EW will limit building height to an elevation below the living levels of existing
single-family residences to the South. Its orientation towards Edmonds Way is not incompatible
with those residences that are accessed from 231It PI. SW. Development on the site will fit and
be constrained by the existing natural features.
5
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 91
Attach 6.A.j
Residential Goal B. A broad range of housing types and densities should be encouraged in
order that a choice of housing will be available to all Edmonds residents.
B.2 Multiple. The City's development policies encourage sustainable high -quality site and
building design to promote coordinated development and to preserve the trees, topography and
other natural features of the site. Stereotyped, boxy multiple unit residential (RM) buildings are
to be avoided.
B.2.a Location Policies.
B.2.a.i. RM uses should be located near arterial or collector streets.
B.2.b Compatibility Policies.
B.2.b.i RM developments should preserve the privacy and view of surrounding buildings,
wherever feasible.
B.2.b.ii The height of RM buildings that abut single family residential (RS) zones shall be similar
to the height permitted in the abutting RS zone except where the existing vegetation and/or
change in topography can substantially screen one use from another.
The adjacent RS zoned lots (9529 & 9515-231st PI SW) uphill of the site proposed for rezone
are substantially higher than the increased height available through the rezone. Additionally,
there is a substantial amount of vegetative growth at the southern portion of 9530 Edmonds
Way and the northern side of the closest RS zoned lots.
B.2.b.iiiThe design of RM buildings located next to RS zones should be similar to the design
idiom of the single family residence.
B.2.c. General Design Policies.
B.2.c.i The nonstructural elements of the building (such as decks, lights, rails, doors, windows
and window easements, materials, textures and colors) should be coordinated to carry out a
unified design concept.
B.2.c.ii Site and building plans should be designed to preserve the natural features (trees,
streams, topography, etc.) of the site rather than forcing the site to meet the needs of the
imposed plan.
A building on the rezoned site will have no visual relationship with the uphill single-family
residences. Because of the slope of 9530 Edmonds Way, development would likely be at the
bottom of the slope closer to Edmonds Way preserving some trees uphill and fitting into the
slope.
Commercial Land Use Goals & Policies
Commercial Development Goal A. Commercial Development in Edmonds shall be located to
take advantage of unique opportunities while being consistent with and compatible with the
character of the surrounding neighborhood.
The site is identified in the Comprehensive Plan as Edmonds Way Corridor for mixed -use
development. The site shares access off Edmonds Way with one curb cut shared with the three
parcels to the East. The two parcels directly across Edmonds Way are zoned BC-EW
Commercial Development Goal B. The Westgate Commercial area, which is nearby and to
the West of this site is intended for commercial development and services.
The rezone of this site will support many of the goals identified as being important for the
Westgate Commercial Area
Commercial Development Goal C. Neighborhood Commercial areas are intended to provide a
mix.
6
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 92
Attach 6.A.j
Rezoning this site will allow a mixed -use project without creating a `strip mall.' It would allow an
appealing mixed -use community within walking distance of shopping and service.
Commercial Development Goal D. This goal references the Westgate Corridor which starts
West at 100th Ave W.
Rezoning this site will allow a project that would meet several goals identified in this policy such
as shared access.
Commercial Development Goal E. This site is in the Edmonds Way Corridor which runs from
100th Ave W to Highway 99. Concern is expressed that development along the corridor should
not interfere with the flow of traffic or intrude into adjoining residential communities.
E.1 Minimize contributing significantly to traffic congestion.
E.2 Provide transit and pedestrian access to development.
E.3 Encourage shared use of driveways and access points
EA Encourage design and use of topography to buffer development with adjacent communities
Rezoning this site will allow a mixed -use community within walking distance of shopping and
service. Additionally, the shared driveway and the effects of the topography meet these goals.
Housing Goals & Policies
Housing Goal F. Provide for a variety of housing that respects the established character of the
community and is located according to the Comprehensive Plan's Land Use Element.
Rezoning this site is in keeping with the pattern of development in the Edmonds Way Corridor.
Housing Goal J. Recognize that in addition to traditional height and bulk standards, design is
an important aspect of housing and determines, in many cases, whether it is compatible with its
surroundings. Design guidelines for housing should be integrated, as appropriate, into the
policies and regulations governing the location and design of housing.
J.1. Provide design guidelines that encourage flexibility in housing types while ensuring
compatibility of housing with the surrounding neighborhood.
Rezoning the site to BC-EW will be consistent with this goal.
Urban Design Goals & Policies
General Design Objectives
Design Objectives for Site Design. The development of parking lots, pedestrian walkways and
landscaping features is an integral part of how a building interacts with its site and its
surrounding environment. Good design and site planning improves access by pedestrians,
bicycles and automobiles, minimizes potential negative impacts to adjacent development,
reinforces the character and activities within a district and builds a more cohesive and coherent
physical environment.
A.1 Vehicular Access. Reduce the number and width of driveways (curb cuts) in order to
improve pedestrian, bicycle and auto safety.
9530 Edmonds Way and the three lots to the East share an access easement from Edmonds
Way. There will be only one curb cut on Edmonds Way.
A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian
access and help define the street edge. Parking should be placed to the side and rear.
Rezoning the site will require buildings on the site to be located close to Edmonds Way. Parking
will be garaged and partially underground due to the BC-EW Site Development Standards and
the topography.
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 93
Attach 6.A.j
A.3 Connections On- and Offsite. Design site access and circulation within and between sites to
encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to
providing and improving connections to transit.
The common access from Edmonds Way will tie the circulation between the sites creating a
pedestrian, vehicular and bicycle linkage to Edmonds Way
A.4 Building Entry Location. Building entries should be configured to provide clear entry points
to buildings, be oriented to pedestrian walkways/pathways, and support the overall intent of the
streetscape environment. Space at the entry for gathering or seating is desirable for residential
or mixed -use buildings.
The common access from Edmonds Way will create a clear entry and departure point for
vehicles and pedestrians. Internal circulation will support the `streetscape' by extending
circulation into the project. Sharing the single driveway provides opportunities for seating or
shared space.
A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood
area and provide a common street frontage tying each site to its neighbor. Setbacks should be
appropriate to the desired streetscape, providing for transition areas between public streets and
private building entries where a variety of activities and amenities can occur.
The setback on this parcel and 9516 Edmonds Way will match because of the constraint of the
overhead power line and the Development Standards. Both will provide a landscape transition
to the activity of Edmonds Way.
A.6 Open Space. For residential settings, create green spaces to enhance the visual attributes
of the development and provide places for interaction, play, seating, and other activities.
The constraints of maximum building size, required parking, vehicular and fire access will work
to provide open space. Goals A.7 through A.13 will inform good design on the site.
A.7 Building/Site Identity. Improve pedestrian access and way -finding by providing variety in
building forms, colors, materials and individuality of buildings.
A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather
protection.
A.9 Lighting. Provide adequate and appropriate illumination in all areas used by automobiles,
bicycles and pedestrians — including building entries, walkways, parking areas, circulation areas
and other open spaces — to support activity and security.
A.10 Signage. Encourage signage that provides clear information and direction for properties
and businesses while preventing the streetscape from becoming cluttered. Encourage the use
of graphics and symbols in signage to support the city's emphasis on uniqueness and the arts.
A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual
impacts of utility systems using such features as landscaping, building forms, or integrated
design.
A.12 Integrating Site Features. Integrate natural landscape features and unique landforms —
such as rocky outcroppings or significant trees — into site design whenever possible.
A.13 Landscape Buffers. Use landscaping and/or other features such as fences to maintain
privacy and create a visual barrier between incompatible uses. These buffering techniques
should also be used to soften hard edges (such as the perimeters of parking lots) and reinforce
pedestrian ways and circulation routes. Native plants and rain gardens should be promoted as
alternatives to lawns and runoff retention areas.
The constraints of maximum building size, required parking, vehicular and fire access will work
to provide open space. Goals A.7 through A.13, as we'll as the City Code and Design Review,
will inform good design on the site.
Design Objectives for Building Form.
Building height and modulation guidelines are essential to create diversity in building forms,
minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance
s
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 94
Attach 6.A.j
with policies in the city's Comprehensive Plan. Protecting views from public parks and building
entries as well as street views to the mountains and Puget Sound are an important part of
Edmonds character and urban form.
A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building
forms.
A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale
elements in building design and/or by subdividing building masses vertically or horizontally.
A.16 Roof Modulation. Use roof forms to help identify different programs or functional areas
within the building and support differentiation of building form and massing. Roof design, in
combination with wall modulation, can allow for additional light to enter buildings or pedestrian
spaces.
A.17 Wall Modulation. Variation in materials, decorative elements, or other features should be
employed to support pedestrian scale environments and streetscapes, or to help break up large
building masses to keep in scale with the surrounding environment.
Design Objectives for Building Fagade. Building fagade objectives ensure that the exterior of
a building — the portion of a building that defines the character and visual appearance of a place
— is of high quality and demonstrates the strong sense of place and integrity valued by the
residents of the City of Edmonds.
A.18 Building Fagade Design. Encourage building fagades that reinforce the appearance and
consistency of streetscape patterns while supporting diversity and identity in building design.
A.19 Window Variety and Articulation. Use window size and placement to help define the scale
and character of the building. Use the organization and combinations of window types to
reinforce the streetscape character or to provide variation in a fagade, as well as provide light
and air to the building interior.
A.20 Variation in Fagade Materials. Employ variation in materials, colors or design elements on
building fagades to help define the scale and style of the structure. Variation in fagade materials
can help reduce the apparent bulk of larger buildings while allowing variety and individuality of
building design.
The constraints of a mixed -use building with its requirements for light and air to the residential
units and visibility and openness for the commercial space will direct adherence to these goals.
The varying uses will structure the building masses both vertically and horizontally and direct
fagade differences that meet goals A.14 through A.20.
Urban Design Goals & Policies for Specific Areas
Streetscape and Street Trees Goals & Policies
Streetscape and Street Trees Goal A. Enhance the public realm through streetscape and
street tree choices.
Through the development of this parcel and 9516 Edmonds Way to the East, the streetscape
will be improved.
Storm & Surface Water System Goals & Policies
Storm and Surface Water Management Goal A. Manage the storm and surface water system
by combining preservation of natural systems and engineered solutions to:
• Provide for public safety;
• Minimize property damage;
• Preserve and enhance critical areas;
• Promote sustainability;
• Comply with applicable local, state, and Federal regulations.
9
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 95
Attach 6.A.j
The term low impact development (LID) refers to systems and practices that use or mimic
natural processes that result in the infiltration, evapotranspiration or use of stormwater in order
to protect water quality and associated aquatic habitat.
This rezone to BC-EW will encourage Low Impact Development through the allowable height
provisions of the BC-EW Zoning.
10
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 96
Attach 6.A.j
2. ZONING ORDINANCE
This rezone to BC-EW is consistent with the Edmonds City Code and Community Development
Code. See below.
The Edmonds City Code and Community Development Code is current through Ordinance
4294, passed February 28, 2022.
The City of Edmonds Zoning Plan Map, Revision Date: August 3, 2022, designates 9530
Edmonds Way as RM-EW
i
i
i
z
e
9530 Edmonds Way- "
todway
A
PRo2000. 2�.-I
Madrona
• K-R Inhonl
Multi Family
RM 3 Multi Family. 3,000 sq. ft. of lot area Per unit
RM 2.4 Muir$ Famllg 2.400 sq. ft. of lot area Per unit
_ RM. 1,5 Multi Family, f, 500 sq. ft. of lot a,— Per unit
I- RM-CW Multi Family. RMddmonds Way
Commercial
WMU Westgate Mixed Use
BP Planned Business
BN Neighborhood Business
® FVMU Fociale Village Mixed Use
- BC Community Business
- BC EW Comrnum ty Business. BC -Edmonds Wuy
Cu General Commercial
B. Rezone Narrative — 9530 Edmonds Way
11
Packet Pg. 97
Attach 6.A.j
Title 16 ZONE DISTRICTS
16.00.010 Purposes
states that in addition to the purposes stated in the city's comprehensive plan, the zoning
ordinance shall have the purpose to assist in the implementation of the adopted comprehensive
plan for regulating and providing for existing uses and planning for the future. It further states
that the zoning ordinance's purpose is to protect the character and the social and economic
stability of residential, commercial, industrial and other uses within the city, and to ensure the
orderly and beneficial development of those uses by:
1. Preserving and retaining appropriate areas for each type of use;
2. Preventing encroachment into these areas by incompatible uses; and
3. By regulating the use of individual parcels of land to prevent unreasonable detrimental effects
of nearby uses.
16.50 BC — COMMUNITY BUSINESS
16.50.005 Purposes
The BC and BC -Edmonds Way zones have the following specific purposes in addition to the
general purposes for business and commercial zones:
A. To reserve areas for... offices... which offer... services to the entire community;
B. To ensure compact, convenient development patterns by allowing uses that are
operated chiefly within buildings;
C. To allow for mixed -use development which includes multiple dwelling units that support
business uses:
D. To implement the policies of Edmonds' Comprehensive Plan for the Edmonds Way
Corridor;
E. To meet the Growth Management Act and the City of Edmonds' Comprehensive plan for
housing diversity and economic vitality
This rezone to BC-EW is fully in keeping with each of the above stated purposes.
16.50.010 Uses
Permitted Primary Uses include offices and multiple dwelling units (except on ground floor per
ECDC 16.50.020(B). Permitted Secondary Uses include off-street parking and loading to serve
a permitted use.
12
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 98
Attach 6.A.j
16.50.020 Site Development Standards
A Table
Minimum
Minimum
Minimum
Minimum
Minimum
Street
Side
Rear
Maximum
Maximum Floor
Lot Area
Lot Width
Setback
Setback
Setback
Height
Area
BC
None
None
None
None'
None'
25,2
3 s q. ft. per sq.
ft. of lot area
BC—
None
None
10,
None'
None'
25i3
3 sq. ft. per sq.
Edmonds
ft. of lot area
Way
' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of
the ground) shall be 15 feet from the lot line adjacentto residentially (R) zoned property. The required setback shall be completely
[an dscaped with Type I Ian escaping permanently maintained by the owner of the BC -zoned lot.
s Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height are modulated in design
and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations). Vertical parapet walls or flat roofs with a pitch
of less than three-in-12 are not allowed to protrude above the 25-foot height limit unless they are part of an approved modulated design.
Examples of Modulated Root Designs
how P.
����, rr�■ .ter —
® 0 I!!lill Will I!!e 'ar�i Wl
7 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of art/ proposed building shall be increased to 15 feet in depth. Type III landscaping shall be located within this
setback;
(b) Where the proposed development abuts a single-family residential (IRS) zoned property, in addition to complying with subsection
(a) of this footnote, the proposed development shall modulate the design of any building facades facing the single-family residentially
(RS) zoned property;
(c) At least three of the following techniques shall be incorporated into the building and/or site's design:
(1) Achievement of least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County Tomorrow. The
number of affordable units must beat least 15 percent of the gross number of units proposed;
(3) Public amenities within an area comprising at least 25 percent of the length of any required street setback such as outdoor seating,
plazas, walkways or other usable open space. The remainder of the setback area will be landscaped with Type III landscaping;
(4) Low impact development (LID) techniques are employed. LID best management practices include, but are not limited to:
bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and depth, minimal excavation
foundations, vegetated roofs, and water re -use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred building materials which include
natural stone, wood, architectural metal, brick and glass. Concrete, laminates, veneers, fiber cement products and the like may be
permitted if they replicate the appearance of the listed preferred materials. At least 55 percent of building facade materials must be
salvaged, recycled content, bio-based or indigenous.
13
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 99
Attach 6.A.j
B. Ground Floor. Development on the ground floor shall consist of only uses to a minimum of
30' measured from the street front of the building
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code
(Chapter 20.60 ECDC) for additional standards.
The following design standards shall also apply to buildings within the BC-EW zone:
1. Massing and Articulation
a. Intent. To reduce the massiveness and bulk of large box -like buildings and articulate
the building from a pedestrian perspective
b. Standards. Buildings shall convey a visually distinct base and top. A "base" can be
emphasized by a different masonry pattern, more architectural detail, visible plinth
above which the wall rises, storefront, canopies, or a combination. The top edge is
highlighted by a prominent cornice, projecting parapet or other architectural element
that creates a shadow line.
2. Ground Level Details.
a. Intent. To reinforce the character of the streetscape by encouraging the greatest
amount of visual interest along the ground level of buildings facing Edmonds Way
b. Standards. Ground -floor street -facing facades of commercial and mixed -use buildings
shall incorporate at least five of the following elements: lighting or hanging baskets;
medallions; belt courses; plinths for columns; bulkhead for storefront window; projecting
sills; tile work; transom or clerestory windows; planter box; an element not listed here
that meets the intent as approved by the Architectural Design Review Board
3. Treating Blank Walls
a. Intent. To ensure that buildings do not display blank, unattractive walls
b. Standards. Walls or portions of walls on abutting streets or visible from residential
areas where windows are not provided shall have architectural treatment. At least five of
the following elements shall be incorporated into such walls: Masonry (except flat,
nondecorative block); concrete or masonry plinth at bas of wall; belt course of a different
texture and color; projecting cornice; decorative tile work; medallions; opaque or
translucent glass; artwork or wall graphics; lighting fixture; green walls; an element not
listed here that meets the intent as approved by the Architectural Design Review Board
16.50.030 Operating Restrictions
A. Enclosed Building. All uses shall be carried out entirely within a completely enclosed building
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standard
1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with
preferred building materials which include natural stone, wood, architectural metal, brick and
glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they
replicate the appearance of the listed preferred materials. At least 55 percent of building facade
materials must be salvaged, recycled content, bio-based or indigenous.
C. Location of Parking. No parking spaces may be located within the street setback.
14
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 100
Attach 6.A.j
Title 17 GENERAL ZONING REGULATIONS
Chapter 17.50 OFF-STREET PARKING REGULATIONS
17.50.020 Parking Space Requirements
A. Residential.
1. Single-family and multifamily.
a. Single-family dwellings: two spaces per dwelling unit, except:
b. Multiple residential according to the following table:
Type of multiple
dwelling unit
Required parking spaces
per dwelling unit
Studio
1.2
1 bedroom
1.5
2 bedrooms
1.8
3 or more bedrooms
2.0
B. Commercial
4. Medical/Dental offices: one space per 200 sf
5. Business and professional offices with on -site customer service: one space per 400 sf
6. Offices not providing on -site customer service: one space per 800 sf
Chapter 17.115 ELECTRIC VEHICLE CHARGING INFRASTRUCTURE
17.115.040 Required Facilities
Table 17.115.040: Electric Vehicle Charging Infrastructure Requirements
Number of EV Capable
Number of EV Ready
Number of EV Installed
Type of Use
Parking Spaces
Parking Spaces
Parking Spaces
Single-family dwelling
N/A
1 per dwelling unit
N/A
units'
Multiple dwelling units'
40% of parking spaces
40% of parking spaces
10% of parking spaces
Nonresidential uses
40% of parking spaces
0% of parking spaces
10% of parking spaces
Chapter 17.120 BICYCLE PARKING FACILITIES
17.115.040 Required Facilities
Table 17.120-1: Short -Term Bicycle Parking Requirements
Type of Use
Minimum Number of Spaces Required
Multiple dwelling units
1 per 10 dwelling units; not less than 2 spaces
Nonresidential uses
1 per 12 vehicle parking spaces; not less than 2 spaces
15
B. Rezone Narrative - 9530 Edmonds Way Packet Pg. 101
Attach 6.A.j
Table 17.120-2: Long -Term Bicycle Parking Requirements
Minimum Number of Spaces
Number of E-bike Installed
Type of Use
Required
Spaces
Multiple dwelling units'
0.75 per unit
40 percent of spaces
Nonresidential uses
2 per 25,000 square feet of floor
10 percent of spaces
area; not less than 3 spaces
Title 20 REVIEW CRITERIA AND PROCEDURES
Chapter 20.10 DESIGN REVIEW
20.10.010 Types of Design Review
The project will be subject to General Design Review per the ECDC.
Chapter 20.60 SIGN CODE
The project will be subject to the Sign Code per the ECDC.
Title 23 NATURAL RESOURCES
Chapter 23.10 TREE RELATED REGULATIONS
20.10.010 Administrative Authority
The Development Services Director or a designee shall have the authority and rersponsibility to
administer and enforce all provisions of this chapter
20.10.060 Tree Retention Associate with Development Activity
The City's objective is to retain as many viable trees as possible on a developing site while still
allowing a feasible development proposal to move forward in a timely manner. To that end, the
City requires approval of a tree retention and protection plan.
16
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 102
Attach 6.A.j
3. SURROUNDING AREA
The City of Edmonds Zoning Plan Map, Revision Date: August 3, 2022, designates 9530
Edmonds Way as RM-EW
d�
H
a
PL SW
r1
Y
Z30M�
Z
0 150 300ft
Zoning
The proposed rezone of the site to BC-EW will be compatible with the existing zoning and land
use of adjacent sites. To the West, the RM-1.5 parcel is a PUD Substation and will not change
in the foreseeable future. To the south, the RS-8 zone is up a steep slope and about 30'-40'
higher than 9530 Edmonds Way. To the East of the site in the RM-1.5 Zone, there are currently
two houses. Access to 9530 Edmonds Way will come from the shared easement with 9516
Edmonds Way and turn West on to 9530 Edmonds Way. This will create further separation
17
B. Rezone Narrative - 9530 Edmonds Way Packet Pg. 103
Attach 6.A.j
between a project on the site and those two houses. The RM-EW parcel to the East at 9516
Edmonds Way is being developed as eight townhouse units.
SW V. "o`fi' '"` 22804
M c �t
g6O
r27 co _
X N 1 \ 9715 °' a�.. ,'o
9620 d !�
----��1 _ 1 2300.323001 - - - - No a►
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G 23014 Q l 23017 !V 9629 4-
23024?28 = 23027 9WI Qti SSOg
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9 y't 9s?
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in 7�i
97 in
231ST PL SW 23109 9610 c' 9716 9706
Addresses/Vehicular Circulation
9530
Edmonds
Way
cD
m
co
There are no direct vehicle connections from 9530 Edmonds Way to the residential
neighborhood to the South. The rezone to BC-EW will not change this.
A •A
B. Rezone Narrative — 9530 Edmonds Way
18
Packet Pg. 104
Attach 6.A.j
El. 338' per ,
survey ,•� •
P
07 El. 334' per
i� survey ■
9 2C
P. 34-9 per
�-survey �.
0 50 100ft
Topography
i
i
• 9530 Edmonds Way
Assuming an approximate average grade for a project on 9530 Edmonds Way of el. 340'. A 40'
high building, allowed under the proposed BC-EW Zone, will only be as high as the top of slope
on the adjacent single-family properties to the South. It would be approximately 65' away from
the houses and separated by trees and other vegetation.
d
19
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 105
Attach 6.A.j
•
��• ��� i
PD15- 7 v' '• ; �� � . � .
9530 Edmonds Way
�7 20' PUD Easement �•
20' Shared Access
i Easement ■ •
■ •
■ •• Approximate center
------------- r. : location I- 10' Edmonds
23017V
3027
7DU7tL
0 s0 100ft
Stormwater & Easements
0
Q-1
Stormwater from the uphill residential lots to the South apparently flows through the 9530
Edmonds Way site in a City of Edmonds 10' Easement. Development on 9530 Edmonds Way
will have to relocate this easement and, in the process, improve the drainage. This is a benefit
to the uphill neighbors and the city by creating a more controlled flow.
Access to 9530 Edmonds Way will be in the shared access easement on the west side of 9516
Edmonds Way. 9520 and 9524 Edmonds Way will benefit from the improvement of this single
access point.
20
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 106
Attach 6.A.j
.a
,r
•� 9530 Edmonds Way Ou"
• IC •
,)VO •. •
• 9620 e-� Water Service •
,
'---------- Olvmpit View skater
P 23
003 • 2*)01 • s • • ��o
• • • 23
t*
2300
23017
90
230W' 9601 • �•
5�,, dry► � .r'
9609 -'• 9s� •
X� f 0
nds... `y 0 50 100ft
Water Service
Water service connects the uphill residential lots to Edmonds Way through an easement to the
East of 9530 Edmonds Way. The rezone to BC-EW will not affect this.
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B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 107
Attach 6.A.j
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There are a few minor mapped critical areas on the 9530 Edmonds Way site. Uphill to the South
of the site there are more substantial steep slopes and slide hazard areas mapped on the
single-family lots. Development on the 9530 Edmonds Way site through this rezone may help to
stabilize the uphill properties.
22
B. Rezone Narrative — 9530 Edmonds Way Packet Pg. 108
Attach 6.A.j
4. CHANGE
The City of Edmonds Comprehensive Plan Map, Revision Date: May 18, 2021, designates the
site as Edmonds Way Corridor. Which is indicated for Mixed -Use Development.
This rezone of 9530 Edmonds Way will allow the site to build a mixed -use project in keeping
with the Comprehensive Plan. Property across Edmonds Way is currently zoned BC-EW.
5. SUITABILITY
The property is economically and physically suitable for mixed -use under the proposed BC-EW
Zone. Its size of 36,375 sf (0.835 acres) is large enough to develop an economically feasible
mixed -use project.
It is topographically separated and screened by vegetation from adjacent IRS zones. The site is
on Edmonds Way keeping the mixed -use traffic out of the IRS neighborhoods.
The site is proximate to the Westgate Commercial Center.
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Community Business
- BC-EW
Community Business. BC -Edmonds Way
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General Commercial
B. Rezone Narrative — 9530 Edmonds Way I Packet Pg. 109
Attach 6.A.j
6. VALUE
The relative gain to the public interest value is commensurate with the relative gain to the
developer. The mixed -use development allowed by this rezone will provide development in an
area designated by the city for this type of development.
There is an increase in the density for the developer. The developer, if opting for the increase to
40' height gains flexibility in design by providing the optional requirements.
The infill development resulting from this rezone will increase housing diversity in the community
and raise the site's tax basis.The public gains in sustainability and housing, which are goals of
the Edmonds Comprehensive Plan.
B. Rezone Narrative — 9530 Edmonds Way I Packet Pg. 110
Attachm
MEMORANDUM
Date: June 11, 2024
To: Amber Brokenshire, Planning Division
From: Jeanie McConnell, Engineering Division
Subject: PLN2024-0032 — Rezone RS-8 to BC-EW
Fairway Apartments, LLC — 9514 Edmonds Way
Engineering has reviewed the subject application and found the information provided is
consistent with Title 18 Edmonds Community Development Code & Engineering standards.
Compliance with Engineering codes and construction standards will be reviewed with future
building permit application, if any, for development on the site.
The proposed rezone is to go from RS-8 to BC-EW. Within the Edmonds Comprehensive
Plan, the subject site is designated as "Edmonds Way Corridor", which is planned for Mixed -
Use Development. The owner of the subject property is also the owner of the two properties
directly west of the subject site which are already designated as BC-EW. The proposed rezone
in itself will not determine access to the property and this would be reviewed closely with any
future development proposal. In consideration of these facts, a transportation analysis is not
required at this time and can be deferred to the future development/building permit phase of
the project.
Thank you.
City of Edmonds
Packet Pg. 111
Attachm
Brokenshire, Amber
From: Cory Yalowicki <cryalowicki@gmail.com>
Sent: Friday, May 31, 2024 11:18 AM
To: Brokenshire, Amber
Cc: Aryn Grause
Subject: Re: Edmonds Way Corridor Project
Follow Up Flag: Follow up
Flag Status: Flagged
You don't often get email from cryalowicki@gmail.com. Learn why this is important
To whom it may concern,
We would like to comment on the rezoning of 9514 228th St SW, Edmonds, WA (Tax Parcel Number 27033600101600)
from Single- Family Residential (RS-8) to Community Business — Edmonds Way (BC-EW). While we respect that this is
within the City of Edmonds Comprehensive Plan, we would like to request that measures be taken to protect the
residential communities adjacent to this property. The health and safety of the residential community should be
maintained. To do so, we would request that the city impose the following measures on the commercial property
owner:
* All driveways for the commercial property should enter/exit onto Edmonds Way. 228th St SW is a narrow quiet
residential street which cannot support additional traffic. In addition, this is a common walking path for folks in the
community and additional traffic (especially speeders) would risk the safety of all residents.
* Self-contained parking - the commercial property should ensure that all parking necessary to support its business(es)
are contained within the plot itself and not overflow into the residential community.
* Lights, Noise, and Trash - the commercial property should have to create a barrier (trees, retaining wall, etc) to prevent
any lights, noise, or trash from its business from impacting the residential neighborhood adjacent to its property.
As residents of the neighborhood, we are delighted to see Edmonds grow but measures should be taken to ensure it
does not harm the charm that we have all enjoyed.
Respectfully,
Cory Yalowicki and Aryn Grause
On Fri, May 31, 2024 at 8:21 AM Aryn Grause <aryngrause@gmail.com> wrote:
Hey Cory, we didn't discuss our comment for the rezoning across the street. How about something like this?
To those it may concern,
We would like to comment on the rezoning of 9514 228th St SW, Edmonds, WA (Tax Parcel Number 27033600101600)
from Single- Family Residential (RS-8) to Community Business — Edmonds Way (BC-EW). While we respect that this is
within the City of Edmonds Comprehensive Plan, we would like to request that measures be taken to protect the
residential communities adjacent to this property. The health and safety of the residential community should be
maintained. To do so, we would request that the city imposes the following measures on the commercial property
owner:
* All driveways for the commercial property should enter/exit onto Edmonds Way - 228th St SW is a narrow quiet
residential street which cannot support additional traffic. In addition, this is a common walking path for folks in the
community and additional traffic (especially speeders) would risk the safety to all residents.
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Attachm
* Self-contained parking - the commercial property should ensure that all parking necessary to support it's business(es)
are contained within the plot itself and not overflow into the residential community.
* Lights, Noise, and Trash - the commercial property should have to create a barrier (trees, retaining wall, etc) to
prevent any lights, noise, or trash from its business from impacting the residential neighborhood adjacent to its
property.
As residents of the neighborhood, we are delighted to see Edmonds grow but measures should be taken to ensure it
does not harm the charm that we have all enjoyed.
Respectfully,
On Wed, May 29, 2024 at 7:16 PM Aryn Grause <aryngrause@gmail.com> wrote:
Landscape Types: https://edmonds.municipal.codes/ECDC/20.13.030
*Type I landscaping is intended to provide a very dense sight barrier to significantly separate uses
and land use districts.
1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on
center. The trees must be backed by a sight -obscuring fence a minimum of five feet high or the required width of the
planting area must be increased by 10 feet; and
2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant
materials, planted so that the ground will be covered within three years;
3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of
five feet high along its midline.
On Wed, May 29, 2024 at 6:51 PM Cory Yalowicki <cryalowicki@gmail.com> wrote:
The setback for buildings and structures located at or above grade
(exempting building s and structures entirely below the surface of the ground) (shall be 15 feet from the lot
line adjacent to residentially (R) zoned property. The required setback shall be completely landscaped with
Type I landscaping permanently maintained by the owner of the BC -zoned lot.
Well that's a good sentence!
On Wed, May 29, 2024 at 5:48 PM Aryn Grause <aryngrause@gmail.com> wrote:
The City of Edmonds introduced a new code (BC-EW) for Edmonds Way Corridor. Definition of BC-EW is available
here(https://edmonds.municipal.codes/ECDC/16.50.000).
The rezoning request aligns the property with the City of Edmonds Comprehensive Plan: https://cdnsm5-
hosted.civiclive.com/UserFiles/Servers/Server 16494932/File/Government/Departments/Development%20Services
/Planning%20Division/2024%2OComp%20PIan%2OUpdate/CP 2020 adopted.pdf
WA Driveways: https://edmonds.municipal.codes/ECDC/18.80.060
* No driveway shall be so located as to create a hazard to pedestrians, bicyclists or motorists or
invite or compel illegal or unsafe traffic movements.
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Attachm
Zoning Codes:
* SFH: https://edmonds.municipal.codes/ECDC/16.20
* Community Business: https://edmonds.municipal.codes/ECDC/16.50
* The setback for buildin s and structures located at or above grade
(exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot
line adjacent to residentially (R) zoned property. The required setback shall be completely landscaped with
Type I landscaping permanently maintained by the owner of the BC -zoned lot.
This rezone is in compliance with the Edmonds City Code and Community Development Code (ECDC) which is
current through Ordinance 4235, passed October 12, 2021.
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Attachm
Brokenshire, Amber
From:
Rachel Ross <raross1010@gmail.com>
Sent:
Friday, May 31, 2024 4:19 PM
To:
Brokenshire, Amber
Cc:
Brad Ross; Alek; cadams0502@gmail.com
Subject:
PLN2024-0032 Comment Period - Opposed
You don't often get email from raross1010@gmail.com. Learn why this is important
Hi Amber -
We are writing to expressly oppose the request to rezone the property location at 9514 228th St SW (Tax Parcel Number
27033600101600) from RS-8 to BC-EW.
We have a list of concerns for this zoning change request related to pedestrian safety and auto safety as detailed below
Lot access is on a residential street. This lot is currently zoned as residential as access resides on a residential street
(i.e. 228th St SW). Accordingly, it should continue to remain a residential lot.
2. Pedestrian safety concerns on 228th St SW. We have 17 kids living within our small cul de sac that frequently walk
along this street where there are currently no sidewalks. Increased commercial traffic along 228th St SW would put our
kids at risk along with many other neighbors in the area that walk this street.
3. Pedestrian safety concerns on 96th Ave W. Commercial access on 228th St SW would increase vehicle traffic on 96th
Ave W where there are no sidewalks between 228th and 224th. This stretch of road is the main route for many of our
cul de sac kids along with other neighbors on this street to walk to Westgate Elementary School. Increased traffic on
96th Ave W would put our kids at risk.
4. Pedestrian safety concerns on 224th St SW. Commercial access on 228th St SW would also increase vehicle traffic on
224th St SW where there are no sidewalks between 96th Ave W and 100th Ave W. This route could be used to bypass
the highway when driving towards downtown Edmonds, cutting through neighborhoods.
5. Pedestrian safety concerns along Hwy 104 (Edmonds Way). Approving commercial use to this lot exponentially
increases the risk to pedestrians along Hwy 104 (Edmonds Way) as recent commercial zoning changes to 9530 Edmonds
Way and 9601 Edmonds Way have already been approved. This zoning request is now additive to the risks previously
raised by our cul de sac community.
6. Auto safety concerns along Hwy 104 (Edmonds Way). This lot also has access on Hwy 104 (Edmonds Way). No further
commercial businesses should be allowed, specifically along this curve, on Hwy 104 (Edmonds Way) at 95th PI W as this
curve has proven to be treacherous. Multiple accidents along this curve occur each year due to the high volume of traffic
on the road along with limited visibility, as cars continue to speed along the highway at this location making it unsafe to
enter and exit the highway when not at an intersection.
7. Auto safety concerns along 95th PI W. Increased commercial traffic on 228th St SW would put further strain on the
cross street at 95th PI W. This intersection is within 150ft of the Hwy 104 (Edmonds Way) intersection and proves to be a
challenge to cross the road when traffic continually enters 95th PI W with limited visibility when turning off of 228th St
SW.
As parties of record, we kindly request you to take heed to our concerns and do not approve the rezoning application
request.
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Attachm
Brad & Rachel Ross
22804 96th PI W
Edmonds, WA 98020
Colin & Alek Adams
22806 96th PI W
Edmonds, WA 98020
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7.A
Planning Board Agenda Item
Meeting Date: 07/10/2024
Housing Element - Draft Goals & Policies
Staff Lead: Susan McLaughlin
Department: Planning & Development
Prepared By: Michelle Martin
Background/History
Under the Growth Management Act (GMA) in Washington State, Housing is one of the mandatory and
the most extensive elements of the Comprehensive Plan.
Nationwide, housing availability and affordability have been the major challenges. In 2021, the
Washington Legislature changed the way communities are required to plan for housing. House Bill 1220
amended the Growth Management Act (GMA) to instruct local governments to "plan for and
accommodate" housing affordable to all income levels. The Department of Commerce also projected
future housing needs for jurisdictions by income bracket and made significant updates to how
jurisdictions are to plan for housing in the housing element of their comprehensive plans.
In addition to this, the Puget Sound Regional Council's (PSRC) Multi -County Planning Policies (MPPs) and
the Snohomish County Countywide Planning Policies (CPPs) to guide local governments in updating their
comprehensive plans and regulations with the new housing requirements
Under GMA, the Office of Financial Management (OFM) projects population growth for Snohomish
County, which was further distributed to all cities and unincorporated urban growth areas to ensure that
the 20-year growth expectations used for GMA local plans are consistent across jurisdictions. The City of
Edmonds has an existing housing stock of 19,300 units per the 2020 census. According to the count's
distribution of growth, there will be an estimated 28,073 housing units by the year 2044, which is an
approximate increase of 9,000 more housing units.
Even before the growth targets were assigned, Edmonds was ahead of the state to address the existing
affordable housing concerns and formed the Citizens' Housing Commission (CHC) in 2019, which met
monthly through December 2020. The CHC's mission was to "develop, for City Council consideration,
diverse housing policy options designed to expand the range of housing (including rental and owned)
available in Edmonds - irrespective of age, gender, race, religious affiliation, physical disability, or sexual
orientation."
Staff Recommendation: This is an informational briefing and discussion with the Planning Board. Staff
will share the approach to updating elements, community's feedback, and draft goals and policies of the
Housing element within the Comprehensive Plan.
Narrative
Recent 2023 legislation mandates GMA planning cities to include more "missing middle" housing types
Packet Pg. 117
7.A
and accessory dwelling units, highlighting the need for innovative and affordable housing solutions.
Changing housing needs and affordability have become significant concerns, not just for low-income
groups but also for working-class people in Edmonds. Edmonds must adopt new strategies to encourage
diverse housing options and ensure equitable growth, offering equal opportunities for all residents
regardless of socio-economic or cultural backgrounds. The city aims to foster a balanced, equitable, and
sustainable housing market that meets the community's varied needs and changing market trends.
Edmonds is unique in terms of its historic character and natural beauty compared to the surrounding
cities. It is essential to appreciate its identity and incorporate new developments without losing the
city's uniqueness. New land -use designations should manage urban sprawl, protect natural resources,
and support sustainable development while increasing density through a clear land -use framework.
Nationwide demographics are changing. Most of the households are living alone, rapidly aging
population and shrinking household sizes, couples with few kids or no kids. As demographics change,
housing preferences change and there is more demand for smaller homes in safe, walkable
neighborhoods. 50-75% of the existing housing stock is of detached Single family or town homes in
Puget sound region. In 2020, 49% of renters and 27% of homeowners in the US are cost burdened. State
initiatives to encourage middle housing, accessory dwelling units target City's gradual shift from singly
family only zoning to allow a variety of housing types along with the single-family homes that are
affordable to various income households.
Comprehensive Plan must address these concerns and develop robust goals and policies that will further
substantiate how the growth will be shaped to address multi -faceted issues such as aesthetics, safety,
economics, peacemaking, historic preservation, and environmental protection.
The City is committed to transparency in developing goals and policies by engaging the community at
various stages. On May 28th and 30th, citywide meetings were held where staff presented the City's
approach, draft goals and policies, and gathered public feedback. The community expressed support and
constructive feedback about the City's direction. These suggestions were incorporated into the draft
goals and policies for further discussion with the Planning Board.
Staff met with the planning board on June 121" to discuss the draft goals and policies under the Land Use
element. This meeting on July 101" will be a continued conversation and will discuss the proposed draft
goals and policies under the Housing Element.
Attachments:
Draft Housing Goals and Policies —Planning Board
Packet Pg. 118
7.A.a
Comprehensive Plan Housing
Element Draft Goals & Policies
voice
Overarching Vision: Edmonds is an inclusive community where every resident,
regardless of income, background, or ability, has access to safe, affordable, and
dignified housing.
Housing Diversity 2
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Goal H-1. Enable diverse housing types for people of all economic and demographic c
backgrounds. _
Policy H-1.1 Designate land use patterns to provide a mixture of housing types and densities.
• Provide for mixed -use, multifamily, and middle housing, as well as accessory
dwelling unit housing that is targeted and located according to the land use
patterns established in the land use element and is consistent with all state
housing legislation.
• Encourage infill development that contributes to neighborhood vitality by
creating street frontage that complements the neighborhood and adding
residents to support neighborhood life and local businesses at neighborhood
hubs.
• Provide accessory housing citywide to address the needs of extended families
and encourage housing affordability.
Policy H-1.2 Promote development within Activity Centers, Neighborhood Centers, and
Neighborhood Hubs.
Policy H-1.3 Consider reducing parking minimums for housing, when justified by available
transit service or housing tenure (affordable or senior housing), to increase the
efficiency and thus affordability of all market -rate residential development across
all typologies.
Policy H-1.4 Enable Live -work arrangements in areas that already allow commercial, and retail
uses and encourage such uses, specifically along Dayton Street and Arts Corridor
on 4th Street, to accommodate individuals or businesses seeking to combine their
living and workspaces within the same premises.
COMPREHENSIVE PLAN DRAFT GOALS & POLICIES (HOUSING)
Packet Pg. 119
7.A.a
• Implement flexible use standards that permit a variety of business types and
residential configurations within the same unit or building.
• Provide targeted support and resources for underrepresented entrepreneurs to
encourage their participation in live -work opportunities.
Policy H-1.5 Ensure that the city provides adequate housing options that are affordable and
accessible to the local workforce.
• Partner with employers to create employer -sponsored housing programs that
provide housing assistance or subsidies to their employees.
• Establish partnerships with local businesses, developers, and non -profits to E
create and promote workforce housing projects specifically designed for LU
employees in critical sectors such as healthcare, retail, education, and =
hospitality. c
• Explore funding opportunities and grants to support the development and =
maintenance of workforce housing.
Policy H-1.6 Provide opportunities to support co -housing.
Call out. In a co -housing community, residents typically have their own private living spaces,
such as individual apartments or houses, and share common facilities and amenities.
• As needed, define on -site requirements for co -housing communities.
• Require the inclusion of shared common facilities such as common kitchens,
dining areas, gardens, recreational spaces, and guest accommodations to
facilitate collective living and collaboration among residents.
• Establish mechanisms for monitoring compliance with co -housing policies and
regulations.
• Provide resources and support to co -housing residents and managers to
ensure compliance with legal and operational requirements.
Housing Affordability and Equity
Goal H-2. Implement measures to increase the affordable housing supply.
Policy H-2.1 Create an incentive zoning program to encourage more affordable housing and
achieve desired public amenities in growth areas. Consider linking bonus unit
yield/other cost reducing waivers from site development standards to a community
amenity provision. Consider amenities such as:
• Community centers
• Retail in primarily residential projects
• Public or on -site pedestrian facilities and connections
• High -quality public realm or on -site landscape features
COMPREHENSIVE PLAN DRAFT GOALS & POLICIES (HOUSING)
Packet Pg. 120
7.A.a
Density Bonus: Targeted density bonus is offered for the provision of low-
income housing in the City. Parking requirements are reduced for this housing
type, making the density obtainable at lower site development cost.
Policy H-2.2 Permit affordable housing development on land owned by religious institutions by
right. The affordability requirement may correspond to 80% of units at 80% AMI
(HB 1377).
Policy H-2.3 Create transit -oriented housing zones which will allow higher number of units per
lot around existing high -capacity transit. Transit locations include SWIFT BRT stops
on Highway 99. _
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Goal H-3. Preserve naturally occurring affordable housing (defined as housing units that LU
are affordable to low- and moderate -income households without the need for =
government subsidies or interventions). ;
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Policy H-3.1 Create and implement a historic preservation program to provide incentives for 'a
rehabilitating and restoring mixed -use and residential buildings.CU
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• Develop a comprehensive framework for the historic preservation program,
outlining goals, eligibility criteria, and types of incentives available.
• Partner with the Edmonds Historic Preservation Commission to engage with
property owners, developers, preservationists, and community members to
gather input and build support for the program.
Policy H-3.2 Encourage preservation and rehabilitation of the older housing stock in the
community which tends to be more affordable:
• Enforce building codes, as appropriate, to conserve healthy neighborhoods and
encourage rehabilitation of housing that shows signs of deterioration.
• Evaluate city ordinances and programs to determine if they prevent
rehabilitation of older buildings including ones that limit uses or unit density.
• Consider implementation of programs that help upgrade older housing stock to
current code.
Policy H-3.3 No housing type should be excluded by code from what is allowed today
particularly affordable housing types, (e.g. mobile homes, manufactured homes)
Policy H-3.4 Ensure that affordable housing created or preserved using local public
resources or by regulation retains its affordability for at least 50 years.
Policy H-3.5 Promote retention of affordability for properties with expiring covenants with
county, state, or federal funds and city incentives.
• Create and maintain a database of properties with expiring affordability
covenants, including details on expiration dates and property conditions.
• Conduct outreach to property owners to inform them about the benefits of
maintaining affordability and the available incentives.
COMPREHENSIVE PLAN DRAFT GOALS & POLICIES (HOUSING)
Packet Pg. 121
7.A.a
City should utilize available county, state, and federal funds to provide financial
incentives for property owners to retain affordability. This may include grants,
low -interest loans, and tax credits.
Develop programs that allow the city or non-profit partners to acquire and
rehabilitate properties with expiring covenants, ensuring they remain
affordable.
• Provide technical assistance to property owners on how to navigate funding
programs, extend covenants, and undertake necessary property upgrades.
Goal H-4. Foster fair and equal access to housing in a healthy living environment for low
income, disabled, and senior residents.
Policy H-4.1 City should utilize State and Federal housing resources to assist in providing
adequate housing opportunities for low income, disabled, or senior residents.
Policy H-4.2 Support the efforts of public and private non-profit agencies which develop
assisted housing and/or housing -related human services, such as services which
enable residents to remain in their homes or neighborhoods.
Policy H-4.3 Work with the Alliance for Housing Affordability and other agencies to create a
"Housing Action Plan"
• Provide current information on housing resources.
• Determine the programs which will work best for the community.
• Conduct assessments every five years of the housing requirements of special
needs populations to ensure that reasonable opportunities exist for all forms of
individual and group housing within the community.
Goal H-5. Implement measures to prevent the displacement of existing residents,
particularly low-income and marginalized communities.
Policy H-5.1 Establish local housing funds for relocation and eviction assistance (Policy H7.2
establishes source for the local funds)
Direct residents to counseling services to educate tenants about their rights
and responsibilities, as well as available resources to avoid eviction or
foreclosure.
Direct residents to programs specifically designed to help homeowners avoid
foreclosure through financial counseling, loan modification assistance, and
other support services.
Policy H-5.2 Implement measures to enhance residential tenant protections.
COMPREHENSIVE PLAN DRAFT GOALS & POLICIES (HOUSING)
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Policy H-5.3 Encourage shared housing arrangements to provide affordable housing options
and prevent displacement. Shared housing can also offer mental health benefits
by alleviating loneliness, particularly among seniors living in isolation.
• Establish safety and health standards for room sharing arrangements to ensure
the well-being of all occupants.
• Partner with nonprofit organizations or local housing authority such as Housing
Authority of Snohomish County (HASCO) to create a centralized matching
service that connects individuals seeking housing with homeowners or tenants
who have available rooms.
• Develop standard legal agreements for room sharing arrangements.
Goal H-6. Minimize racial inequity in housing distribution.
Policy H-6.1 Conduct Racially Disparate Impacts Analysis every five years to ensure residential
development helps meet Edmonds' housing affordability targets.
Policy H-6.2 Equitably distribute housing choices, including housing corresponding with
different affordability levels, across the city geographically.
Policy H-6.3 Engage and partner with communities most disproportionately impacted by
housing challenges to inform strategies, actions, regulations, and resource
allocation decisions that reduce and undo harm to these communities.
Goal H-7. Implement Housing Financing measures
Policy H-7.1 Revise the Multi Family Tax Exemption (MTFE) to include the following:
• Create a third low-income eligible category for tenants whose income is 60% of
MFI or less
• Mandate that developers set aside 25% of all units in a project for MFTE
(currently it is 20%)
• Construction incentives for additional units/floors if builders reserve 25% of
units for MFTE tenants.
• Require MFTE eligible projects to include some two -bedroom and larger units.
• Increase the number of `residential target/urban center areas' for MFTE
developments (Include all activity Centers).
• Create incentives for developers to renovate existing multi -family apartments to
become MFTE eligible.
• Extend the current MFTE limits beyond 12 years, to preserve affordable
housing.
Policy H-7.2 Implement an inclusionary zoning mechanism that provides developers with the
flexibility to either incorporate affordable housing units within their projects or
contribute to a housing fund through an in -lieu fee, thereby promoting the
development of affordable housing.
COMPREHENSIVE PLAN DRAFT GOALS & POLICIES (HOUSING)
Packet Pg. 123
7.A.a
• Coordinate this program with considerations including a bonus amenity
program, and housing affordability bonus.
Policy H-7.3 Per RCW 82.14.540, use the City of Edmonds' share of the existing state sales tax
that is reserved for affordable housing to:
• Provide short-term rental assistance to low-income households in Edmonds.
• Support programs described in policy H5.2.
• Contribute to a regional organization, which could be the County, the Alliance
for Housing Affordability (AHA), or a partnership of cities in southwest
Snohomish County to support long term goals of providing affordable housing
in the sub -region. E
• Support public private partnerships to develop affordable housing. w
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Supportive Housing =
Goal H-8. Encourage stable housing and wraparound services to individuals
experiencing housing insecurity or at risk of becoming unhoused.
Policy H-8.1 Support development of low-income (subsidized) low -barrier permanent
supportive housing such as Housing Hope.
Policy H-8.2 Explore housing types such as micro -housing (shared kitchen and restrooms)
and/or work with faith -based organizations to add single -person shelters to
support individuals who need simple, affordable housing.
Policy H-8.3 Allow permanent supportive housing (including shelter and emergency housing)
in any zone not currently RS or RM.
Policy H-8.4 Exempt emergency housing from impact fees see RCW 82.02.090.
Regulatory Framework
Goal H-9. Implement supportive development regulations
Policy H-9.1 Allows lot combination, lot -line adjustment, and subdivision for income -restricted
housing projects.
Policy H-9.2 Expand Planned Residential Development provisions to in Mixed -use zones
Policy H-9.3 Adjust lot coverage requirements to accommodate middle housing and ADU
typologies.
Policy H-9.4 Off street parking requirements should not impact housing affordability.
• Avoid burdensome requirements for duplex and ADU types.
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Enable Shared Parking System/Parking Districts: Facilitate shared parking lots,
thereby reducing the number of parking spaces that each would provide on
their individual properties.
Policy H-9.5 Assess development regulations and revise any restrictive requirements such as:
• Minimum lot sizes or lot splitting or joining requirements which can limit
development opportunities, especially in areas where tree retention or
replacement is critical.
• Open space requirements, such as impervious surface limits, on -site amenity
area or recreation
• Height, floor area ratio, or density unit limits inconsistent with planned land use E
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• Companion use restrictions (such as ground -level retail) that may be =
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• Restrictions specific to emergency shelters, emergency housing, transitional =
housing, and permanent supportive housing.
Policy H-9.6 Develop pre -approved plans for faster permitting
Policy H-9.7 Review permit fees, impact fees, and utility connection fees to ensure they do not
encumber development in a way that endangers meeting the housing target.
Goal H-10. Reduce procedural barriers and enhance the efficiency, transparency, and
effectiveness of permitting processes and regulatory systems to support
housing development.
Policy H-10.1 Provide predictability in government permitting processes using a wide variety of
measures, including:
• Establish time limits for permitting processes.
• Implement clear, efficient, and standardized administrative procedures,
reducing complexity,
• Publish performance metrics and timelines for the permitting process as an
online dashboard, setting clear expectations for developers and stakeholders.
Policy H-10.2 Establish monitoring programs for permitting and regulatory processes to ensure
that they promote housing opportunities and avoid, to the extent possible,
adding to the cost of housing.
• Conduct regular reviews of the permitting process to identify bottlenecks,
inefficiencies, and opportunities for improvement.
• Adjust policies and procedures based on feedback, performance data, and
emerging best practices
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Policy H-10.3 Provide incentives such as reduced fees, priority processing, or technical
assistance for projects that meet certain criteria, such as affordable housing or
sustainable design practices or for religious organizations that build affordable
housing on their land.
Policy H-10.4 Explore opportunities to collaborate with neighboring jurisdictions to be
consistent with regulations and processes where feasible.
Sustainability
Goal H-11. Continue to advance building durability, sustainability, and adaptability by
adopting resilient building codes.
Policy H-11.1 Update building codes to ensure that new and retrofitted homes are designed
and constructed to withstand extreme weather events such as floods,
heatwaves, and wildfires.
Policy H-11.2 Conduct regular climate risk assessments to identify vulnerabilities, inform
housing resilience strategies, and make relevant updates to the building codes
Policy H-11.3 Promote green building design and sustainable site design practices not limited
to:
• Temperature and heat management
• Water conservation
• Energy resilience
• Flood management and prevention
Goal H-12. Green Building Incentives Program
Policy H-12.1 Establish clear objectives for the Green Building Incentive Program, including
priorities such as energy efficiency, water conservation, waste reduction, and
the use of sustainable materials.
Policy H-12.2 In coordination with Policy H-2.2, a feasible incentive structure to encourage
green building practices should be developed using tools such as fee
reductions, expedited permitting, and technical assistance.
Policy H-12.3 Establish metrics for the program:
• Integrate local green building standards into Edmond's Green Building
Incentives Program, which is aligned with national certifications such as LEED
and Built Green.
• Define key performance indicators (KPIs) to measure the success of the
Green Building program, such as the number of projects incentivized, energy
savings achieved, and/or reductions in greenhouse gas emissions.
Policy H-12.4 Seek funding from state and federal grants, utility programs, and private sector
partners to support the program.
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