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PLN2023-0038 Staff Report _ AttachmentsCITY OF EDMONDS 121 5t' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION r7C. 1S9V ADMINISTRATIVE CONDITIONAL USE PERMIT Project: File Number: Date of Report: From: FINDINGS, CONCLUSIONS, AND DECISION Rachey Home Occupation PLAN2023-0076 September 25, 2024 Tristan Sewell, Planner Proposal: Application for a conditional use permit for a home occupation business at 237070 105t' P1. W I. SUMMARY OF PROPOSED ACTION: The applicant, Bianca Rachey, applied for a conditional use permit for a home occupation located at 23707 105"' Pl. W. She applied for a home -based physical therapy clinic. The site is located within the Single -Family Residential (RS-8) zone. The City requires an administrative (Type II -A) conditional use permit to establish the home occupation due the proposed client visits (ECDC 20.20.010). The applicant submitted the required materials in support of the subject application, including a land use application, criteria statements, site plan, and additional materials. Staff s analysis of the project and decision follows below. II. GENERAL INFORMATION: 1. Owner: Bianca and Ross Rachey 2. Applicant: Bianca Rachey 3. Tax Parcel Number: 01136400001600 4. Location: 23707 1051 Pl. W 5. Zoning: Single -Family Residential (RS-8) 6. Existing Use: The site contains an existing single-family residence and associated improvements. 7. Proposed Use: The applicant proposes a home occupation as a secondary use in conjunction with the existing single-family residential use. The proposed home occupation is for a physical therapy clinic. 8. Review Process: Pursuant to ECDC 20.20.010(B), a home occupation that does not meet one or more of the requirements of Subsection 20.20.010(A) may be approved as a staff conditional use permit (Type II decision) if it is found to comply with the criteria of ECDC 20.20.010(B). Page I of 7 File No. PLN2024-0038 Administrative Conditional Use Permit Bianca Rachey —Home Occupation III. APPLICATION MATERIALS: The City received the land use application on May 9t'', 2024 (Attachment 1). On May 28', 2024, City staff deemed the application complete pursuant to ECDC 20.02.003(D)(1) (Attachment 5). IV. SEPA THRESHOLD DETERMINATION: WAC 197-11-800 categorically exempts home occupations within existing buildings on single- family residential properties from review under the State Environmental Policy Act (SEPA). V. NEIGHBORHOOD CHARACTERISTICS: The subject site and immediately surrounding properties are located within the Single -Family Residential (RS-8) zone. Development in the vicinity includes single-family residences and associated improvements. Refer to the zoning and vicinity map (Attachment 4) for zoning designations within the vicinity of the site. VL COMPREHENSIVE PLAN: The Comprehensive Plan designation for this site is "Single Family Urban 1. " The Comprehensive Plan has the following stated goals and policies for Residential Development that are applicable to this project (excerpt from Comprehensive Plan page 67): Residential Development A. Goal. High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted. The options available to the City to influence the quality of housing for all citizens should be approached realistically in balancing economic, social, aesthetic, and environmental considerations. A.5 Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based on the following principles: A.5.a Residential privacy is a fundamental protection to be upheld by local government. A.5.b. Traffic not directly accessing residences in a neighborhood must be discouraged. A.5.c. Stable property values must not be threatened by view, traffic or land use encroachments. A.5.d. Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. Staff Analysis: The goals and policies of the 2020 Comprehensive Plan were considered when crafting the home occupation regulations of Chapter 20.20 ECDC. As such, the regulations of Section 20.20.010 ECDC for home occupations such as the limitations on the numbers of employees and the numbers of vehicles visiting the site reflect the above Comprehensive Plan goals and policies related to limiting neighborhood traffic and retaining residential privacy. In reviewing the subject proposal against the applicable objectives of the home occupation regulations of ECDC 20.20.010, the proposal appears to be consistent with the goals and policies of the Comprehensive Plan. Page 2 of 7 File No. PLN2024-0038 Administrative Conditional Use Permit Bianca Rachey —Home Occupation VII. APPLICABLE CODES: 1. ECDC 16.20 (Single -Family Residential Zone) Section 16.20.000 of the Edmonds Community Development Code provides the purposes by which development in single-family zones is to be reviewed. The RS — Single -Family Residential zone reserves and regulates areas primarily for families living in single-family dwellings and provides for additional non-residential uses which complement and are compatible with single-family dwelling use. ECDC 16.20.010(B) allows home occupations as a secondary use within the Single -Family Residential zone, subject to the requirements of Chapter 20.20 ECDC. The proposal must comply with the purposes of the Single -Family Residential zone and the criteria outlined in Chapter 20.20 ECDC. Based on staff s review of the specific home occupation criteria (as described in Section VII.3 of this report), the proposal follows the purposes and requirements of the Single -Family Residential zone contained within Chapter 16.20 ECDC. 2. ECDC 17.50 (Parking) ECDC 17.50.020(A)(1) requires all single-family dwellings to provide a minimum of two off-street parking spaces. Additional parking requirements associated with home occupations are contained within ECDC 20.20.010 rather than ECDC 17.50. As such, ECDC 20.20.010(B)(7) requires at least three vehicles if visits to the site are to be made by either an offsite employee or customer. Since the subject proposal includes visits from clients, the City requires at least three onsite parking stalls. The minimum dimensional requirement for a parking stall is a width of 8.5 feet by a length of 16.5 feet. Pursuant to ECDC 18.95.030(B), one tandem space may be provided to meet the minimum required parking on RS-zoned lots. As such, one of the three required parking stalls may be tandem with another. As shown on the parking site plan (Attachment 3), the residence has sufficient parking. The site meets compliance with the applicable off-street parking requirements of ECDC 17.50.020(A)(1) and ECDC 20.20.010(B)(7). 3. ECDC 20.20 (Home Occupations) a. Chapter 20.20 ECDC provides the home occupation review criteria. The subject proposal includes visits to the site by clients, which does not comply with the regulations of ECDC 20.20.010(A) for a home occupation to be permitted outright as a secondary use. Pursuant to ECDC 20.20.010(B), a home occupation which does not meet one or more of the requirements of Subsection (A) requires a Conditional Use Permit (Type II -A) to ensure compliance with the criteria of this code Subsection (B). The review criteria of ECDC 20.20.010(B) are provided in italics below with staffs analysis of the proposal's compliance with each criterion stated following each criterion: 1. The temporary and permanent keeping of animals associated with a home occupation must comply with all provisions of Chapter 5.05 ECC, Animal Control, and ECDC Title 16. Staff Anal: The keeping of animals is neither proposed nor necessary for the home occupation. As with all single-family residences, the subject property must comply with the animal control regulations of ECC 5.05 and ECDC Title 16 regardless of the establishment of the home occupation. The subject proposal meets this criterion. 2. The home occupation will not include storage, display of goods, building materials and/or the operation of building machinery, commercial vehicles or other tools, unless it meets all of the following criteria: Page 3 of 7 File No. PLN2024-0038 Administrative Conditional Use Permit Bianca Rachey —Home Occupation a. Is wholly enclosed within a structure or building; and b. Does not emit noise, odor or heat; and c. Does not create glare or emit light from the site in violation of the city's performance criteria. Staff Anal: The site plan (Attachment 3) and project narrative (Attachment 2) imply all work activity will take place within the residence. Edmonds City Code (ECC) Chapter 5.30 contains regulations on the maximum permissible sound levels within residential districts. Due to the quiet nature of this type of business and its enclosure inside the residence, staff anticipates that the home occupation will not exceed the maximum permissible sound levels. As with all activities taking place within Edmonds, the standards of the noise ordinance must be always met. A condition has been added to this approval stating that individual elements of this project are required to meet all applicable city codes, which includes compliance with the noise standards of ECC 5.30 and property performance standards of Chapter 17.60 ECDC. The subject proposal meets this criterion. 3. Does not create a condition which injures or endangers the comfort, or pose health or safety threats to persons on abutting properties or streets. Staff Analysis: Proposed is a small-scale, home -based physical therapy clinic operated by the applicant. As such, the proposal should not pose a health or safety threat to the neighborhood. The subject proposal meets this criterion. 4. Does not include visits to the site from more than one nonresident employee per day. Staff Analysis: The applicant proposed no visits to the residence by offsite employees. Therefore, this criterion has been met by the subject proposal. Future offsite employees must be limited to one visiting the site per day. Should the applicant hire multiple offsite employees, their visits to the residence must be on alternating days. 5. Does not include visits from customers more than one vehicle per hour. Staff Analysis: Mrs. Rachey applied for the conditional use permit in pursuant of client visits to the home occupation. In the submitted cover letter, the applicant attests to client visits being limited to no more than one vehicle per hour. This criterion is thereby met. 6. Does not include visits from customers between the hours of 9: 00 pm and 8: 00 am. Staff Anal: The applicant stated that clients will only visit the residence between the allotted period. Thus, the subject proposal meets the criterion. 7. If visits to the site are to be made by either an off -site employee or customer, on -site parking shall be provided for at least three vehicles. Staff Anal: Refer to Section VII.2 of this report for analysis of the proposal's compliance with the parking requirements. Onsite parking is available for three vehicles, meeting this criterion. 8. No parking or storage is provided for more than one commercial vehicle or any commercial vehicle over 10, 000 pounds licensed gross vehicle weight per dwelling unit pursuant to ECDC 17.50.100. Page 4 of 7 File No. PLN2024-0038 Administrative Conditional Use Permit Bianca Rachey —Home Occupation Staff s Analysis: The applicant's criteria statement (Attachment 2) and home occupation questionnaire confirm that no commercial vehicle will be used as part of the home occupation. This criterion is met by the subject proposal. b. The sale or display of goods is restricted by ECDC 20.20.020(A). This section states that no goods shall be sold or rendered on the premises except instructional materials pertinent to the home occupation (e.g., music books). The conditions of approval include the requirement for the home occupation to comply with the general regulations of ECDC 20.20.020, or as amended. c. ECDC 20.20.020(B) requires a building permit and a Type II Conditional Use Permit for any proposed commercial signage in a residential zone. A sign is allowed in conjunction with a home occupation approval and shall not exceed four square feet in size. This sign area shall be calculated as part of, not in addition to, the total sign area permitted on the site. The applicant's application material does not propose signage or external advertising of any kind with the home occupation. VIII. TECHNICAL REVIEW COMMITTEE: The Engineering Division provided a memorandum indicating that the proposal is consistent with ECDC Title 18 and Engineering Standards (Attachment 7) on July 25', 2024. As always, a thorough review by all affected divisions/departments will be conducted at the time of the business license application review, if applicable. IX. PUBLIC COMMENTS: ECDC 20.03 provides the City's regulations for public notice of land use applications. A "Notice of Application" was published in The Everett Herald, posted at the subject site, as well as at the Public Safety Complex and Planning & Development Department on June 7', 2024. This notice was also mailed to property owners and taxpayers within 300 feet of the site using an adjacent property owners list generated by staff. The comment period for the Notice of Application ran for 14 days. Notice of application documentation is provided in Attachment 6. Planning staff received two comments. Julie Herd voiced support for the application. Jason Koceja expressed opposition, citing Woodvale Homeowners Association Covenants, Conditions, and Restrictions. Civil agreements do not supersede regulation or serve as criteria for City review of applications. Refer to Attachment 6 for unabridged comments. X. CONCLUSION: Based on the above analysis of the project proposal, staff determined that the proposal meets the applicable requirements of the Edmonds Community Development Code (ECDC), particularly the requirements of the Single -Family Residential (RS-8) zone, the onsite parking requirements, and the home occupation requirements. XI. DECISION: Based on the facts, conclusions, and attachments to this report, staff finds that the Conditional Use Permit for File No. PLN2024-0038 is APPROVED with the following conditions: Page 5 of 7 File No. PLN2024-0038 Administrative Conditional Use Permit Bianca Rachey —Home Occupation 1. The applicant shall maintain a valid a business license through the City Clerk's Office prior to operating the home occupation. 2. Signagc was not included as part of the subject proposal. Any future signage shall comply with the regulations of ECDC 20.20.020(B) and ECDC 20.60. 3. The home occupation shall comply with all the criteria of ECDC 20.20.010(B), or as amended. 4. The home occupation shall comply with the general regulations of ECDC 20.20.020, or as amended. 5. The home occupation shall comply with the City's noise standards of ECC 5.30, or as amended. 6. The home occupation shall comply with the property performance standards of ECDC 17.60 or as amended. 7. Individual elements of this project are required to meet all applicable city codes, and it is the responsibility of the applicant to apply for and obtain all necessary permits. XII. EXPIRATION: ECDC 20.05.020 describes the time limits for conditional use permit approval. Unless the owner obtains a building permit or, if no building permit is required, substantially commences the use allowed within one year from the date of approval, the conditional use permit shall expire and be null and void, unless the owner files for an application for an extension of time before the expiration date. An application for any extension of time shall be reviewed by the community development director as a Type II decision. Any person wishing to file an extension should contact the Planning Division for further procedural information. Furthermore, the Conditional Use Permit shall automatically expire should the applicant fail to maintain a valid business license or if the business license is suspended or revoked, or if the home occupation no longer complies with Chapter 20.20 ECDC. The permit is not transferable to another person or site, and automatically expires should the applicant move from the site. XIII. APPEALS: Pursuant to ECDC 20.06.020, a party of record may submit a written appeal of a Type II decision to the Planning & Development Director within 14 days after the date of issuance of the decision. The appeal shall be made in writing and shall include all required information stated in ECDC 20.06.030(D) as well as the applicable fee. The appeal would be heard at an open record public hearing before the Hearing Examiner according to the requirements of ECDC Chapter 20.06. XIV. PARTIES OF RECORD City of Edmonds Bianca Rachey Jason Koceja Julie Herd 121 5' Avenue North 23707 105t' Pl. W 23622 105th Pl. W 23720 105th Pl. W Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020 Page 6 of 7 XV. ATTACHMENTS: 1. Land Use Application 2. Cover Letter 3. Site Plan 4. Zoning and Vicinity Map 5. Notice of Completeness 6. Public Notice Materials and Comments 7. Engineering Compliance Memo File No. PLN2024-0038 Administrative Conditional Use Permit Bianca Rachey —Home Occupation Page 7 of 7 i CITY OF EDMONDS MyBuildingPermit.com '* Land Use Application #1480857 - Navel PLLC Applicant First Name Last Name Company Name Bianca Rachey Navel PLLC Number Street Apartment or Suite Number E-mail Address 23707 105th PI W info@navelperipartumpt.com City State Zip Phone Number Extension Edmonds WA 98020 (619) 508-1521 Contractor Company Name Number Street Apartment or Suite Number City State Zip Phone Number Extension State License Number License Expiration Date UBI # E-mail Address Project Location Number Street Floor Number Suite or Room Number 23707 105TH PL W 1 City Zip Code County Parcel Number EDMONDS 98020 01136400001600 Associated Building Permit Number Tenant Name Vacant Additional Information (i.e. equipment location or special instructions)_ Work Location Property Owner First Name Last Name or Company Name Ross Rachey Number Street Apartment or Suite Number 23707 105TH PL W City State Zip EDMONDS WA 98020 Certification Statement - The applicant states: I certify that I am the owner of this property or the owner's authorized agent. If acting as an authorized agent, I further certify that I have full power and authority to file this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to process and review such application. I have furnished true and correct information. I will comply with all provisions of law and ordinance governing this type of application. If the scope of work requires a licensed contractor to perform the work, the information will be provided prior to permit issuance. Date Submitted: 4/29/2024 Submitted By: Bianca Rachey Page 1 of 2 '* i CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1480857 - Navel PLLC Project Contact Company Name: Navel PLLC Name: Bianca Rachey Email: info@navelperipartumpt.com Address: 23707 105th PI W Phone #: (619) 508-1521 Edmonds WA 98020 Project Type Activity Type Scope of Work New Use Approval Home Occupation Project Name: Navel PLLC Description of Work: Physical therapy assessment and treatment Project Details Home Business Information Business Description Business Hours Business Name Number of onsite parking stalls Square feet of business area Square feet of dwelling area State U B I Tax # Physical therapy assessment and treatment 200/2 years Navel PLLC 3 120 2850 605510615 Page 2 of 2 Bianca Rachey 23707 105th PI W Edmonds, WA 98020 The City of Edmonds 121 5th Ave N Edmonds, WA 98020 29 Apr 2024 To whom it may concern: My name is Bianca Rachey and I am a physical therapist in Washington. I am applying for this permit so that I can work for myself (Navel PLLC) from my home in Washington. My work would include physical therapy assessment and treatment. My proposed home occupation will comply with all the measures of ECDC 20.20.010(Bl except one: The only heavy equipment not common to a residence would be my electronic treatment table. Please see my responses to ECDC 20.20.010(B) outlined and bolded below: `A home occupation may be conducted as a permitted secondary use in any residential zone of the city subject to the following regulations: A. A home occupation shall be a permitted use if it: 1. Is carried on exclusively by a family member residing in the dwelling unit - It will be carried on by me, a family member residing in the dwelling unit. I am married to Ross Rachey, the owner. 2. Is conducted entirely within the structures on the site, without any significant outdoor activity - It will be conducted entirely within the structures on the site, without any significant outdoor activity. 3. Uses no heavy equipment, power tools or power sources not common to a residence - The only heavy equipment not common to a residence would be my electronic treatment table. 4. Has no pickup or delivery by business related commercial vehicles which exceed 20,000 pounds gross vehicle weight (except for the U.S. mail and standard UPS/FedEx sized delivery vehicles) - It has no pickup or delivery by business related commercial vehicles which exceed 20,000 pounds gross vehicle weight (except for the U.S. mail and standard UPS/FedEx sized delivery vehicles). 5. Creates no noise, dust, glare, vibration, odor, smoke or other impact adverse to a residential area beyond that normally associated with residential use - It will create no noise, dust, glare, vibration, odor, smoke or other impact adverse to a residential area beyond that normally associated with residential use. 6. Does not include any employees outside of the family members residing at the residence, including but not limited to persons working at or visiting the subject property - Does not include any employees outside of the family members residing at the residence, including but not limited to persons working at or visiting the subject property. 7. Complies with all performance criteria established pursuant to ECDC 17.60.010 - It complies with all performance criteria established pursuant to ECDC 17.60.010. 8. Does not park or store more than one commercial vehicle or any commercial vehicle over 10,000 pounds licensed gross vehicle weight per dwelling unit pursuant to ECDC 17.50.100 - It will not park or store more than one commercial vehicle or any commercial vehicle over 10,000 pounds licensed gross vehicle weight per dwelling unit pursuant to ECDC 17.50.100. B. A home occupation which does not meet one or more of the requirements of subsection (A) of this section may be approved as a staff approval (Type II decision) if the home occupation will not harm the character of the surrounding neighborhood as evidenced by meeting all of the following criteria: 1. The temporary and permanent keeping of animals associated with a home occupation must comply with all provisions of Chapter 5.05 ECC, Animal Control, and ECDC Title 16 - I have two dogs, one labrador and one shih-tsu. They comply with all provisions of Chapter 5.05 ECC, Animal Control, and ECDC Title 16. 2. The home occupation will not include storage, display of goods, building materials and/or the operation of building machinery, commercial vehicles or other tools, unless it meets all of the following criteria: a. Is wholly enclosed within a structure or building - It is. b. Does not emit noise, odor or heat - It will not. c. Does not create glare or emit light from the site in violation of the city's performance criteria - It will not. 3. Does not create a condition which injures or endangers the comfort, or pose health or safety threats to persons on abutting properties or streets - It will not. 4. Does not include visits to the site from more than one nonresident employee per day - It will not. 5. Does not include visits from customers in excess of one vehicle per hour - It will not. 6. Does not include visits from customers between the hours of 9:00 p.m. and 8:00 a.m. - It will not. 7. If visits to the site are to be made by either an off -site employee or customer, on -site parking shall be provided for at least three vehicles - I can provide three off-street parking spots, as demonstrated in the attached site map. 8. No parking nor storage is provided for more than one commercial vehicle or any commercial vehicle over 10,000 pounds licensed gross vehicle weight per dwelling unit pursuant to ECDC 17.50.100. No parking nor storage is provided for more than one commercial vehicle or any commercial vehicle over 10,000 pounds licensed gross vehicle weight per dwelling unit pursuant to ECDC 17.50.100.' Please let me know if you have any questions, and if you need me to provide any more information. Thank you for your time. Sincerely, Bianca Rachey 4/29/24, 3:43 PM City of Edmonds GIS Map Tools Tasks Drawing Home Initial View Identify Print Basic Tools Export Share %. Pan Zoom In Zoom Out Full Extent Previous Extent Navigation Output Format Pdf Resolution High Map Scale Current Scale - 1: 564 V Notes Title Lock print preview with map Print Cancel 23707 105th PI W Tool Labels X C4, Bookmarks Linked Maps N tvTYHNL1 SVoT *3 1S 1rt the 64rol(1e Print Map 2022_A https://maps.edmondswa.gov/HtmL5Viewer!?viewer=Edmonds_SSL.HTMI. 0 15 30ft n V City of Edmonds PLN2024-0038 0 o Ln o o Ln 10517 01 Ln r- Ln 23505 `•�. �.,'�. �•�� - 7S Legend • • `'� 0 ReZones 10704 j, v L PRD �O ON O_ O V rq N C14 N •� �1O \ RoW t\ 10630 N 0 ; 0 .D 0 0 0 0 0 0 Ln 0 23530 \� Zoning RS-6 — ■ -� RS-8 RS-10 RS-12 W O` ■ ® RSW-12 O RS-20 NM C en cnM [ O O RS-MP �• M RM r RM-3N '• N 'J N ' ■ RM-2.4 1 ■ RM-1.5 23623 23621 23715 RM-EW • 23622 23 ! BD1 23631 23\17 232 23719 ��23708 3D2 3D3 23613%• 23618 BD4 23701 3614 23712 23723 i +� 3D5 •� OR 23609 .� 237� ! ! WMu•� 23709 BP '`•`• • • BN Ir 'a 23711 • • � FVMU 4t23713 In_ O .0 N O %O O ID O sD N ON N N N 1: 1,664 3C N N n O Notes L) 23707 105th PI. W 0 138.68 277.4 Feet 2,478 206.5 This map is a user generated static output from an Internet mapping site and is for Conditional Use Permit - Home reference only. Data layers that appear on this map may or may not be accurate, Occupation WGS_1984_Web _Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION CITY OF EDMONDS 121 5t' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION fhC. 18y,J May 28, 2024 Bianca Rachey Via email: infognavelperipartumpt.com SUBJECT: NOTICE OF COMPLETENESS FOR YOUR CONDITIONAL USE PERMIT APPLICATION LOCATED AT 237070 1051h PL. W FILE NO. PLN2024-0038 Dear Mrs. Rachey Thank you for submitting your land use application for a conditional use permit associated with the home occupation located at 237070 105th Pl. W on May Wh, 2024. Your application (File No. PLN2024-0038) is now considered complete pursuant to Edmonds Community Development Code (ECDC) 20.02.002. Please accept this letter as the City's notice to the applicant that the application meets the procedural submission requirements and therefore is complete pursuant to ECDC 20.02.003. The City will issue a Notice of Application pursuant to ECDC 20.03.002 within two weeks to request comments from those adjacent properties within 300 feet. The Notice will also be published in The Everett Herald and on the City's website and posted at City Hall and the Public Safety Building. I will also install a small blue project notification sign onsite. Comments will be accepted for fourteen days from the date the Notice is published. Although staff determined that the application meets the procedural submission requirements and is therefore complete, additional information may be needed as review of the application continues. Staff will contact you if additional information is necessary. I will be the main staff contact for your application. If you have questions at any point during the review process, you may reach me at 425-771-0220 or via email at tristan. sewellgedmondswa. gov. Sincerely, Tristan Sewell Planner Cc: File No. PLN2024-0038 Page I of I CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Bianca Rachey DATE OF APPLICATION: May 9, 2024 DATE OF COMPLETENESS: May 28, 2024 DATE OF NOTICE: June 11, 2024 FILE NO.: PLN2024-0038 PROJECT LOCATION: 23707 1051" PI. W PROJECT DESCRIPTION: Application for conditional use permit for a home occupation. The site is zoned RS-8. REQUESTED PERMIT: Conditional Use - Type II -A staff decision with public comment. Information on this application can be viewed at the City of Edmonds Planning & Development Dept., 121 5t" Ave. N, Edmonds, WA 98020, or on the City's Online Permits website via the QR code above. Search for PLN2024-0038. OTHER REQUIRED PERMITS: N/A REQUIRED STUDIES: N/A EXISTING ENVIRONMENTAL None DOCUMENTS: COMMENT PERIOD: Comments due by June 25, 2024, by 4:30 p.m. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record pre -decision hearing, if any, or, if no open record pre -decision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. CITY CONTACT: Tristan Sewell, Planner (425) 771-0220, Tristan. Sewell@EdmondSWA.Qov PUBLISH: June 11, 2024 n V City of Edmonds PLN2024-0038 0 o Ln o o Ln 10517 01 Ln r- Ln 23505 `•�. �.,'�. �•�� - 7S Legend • • `'� 0 ReZones 10704 j, v L PRD �O ON O_ O V rq N C14 N •� �1O \ RoW t\ 10630 N 0 ; 0 .D 0 0 0 0 0 0 Ln 0 23530 \� Zoning RS-6 — ■ -� RS-8 RS-10 RS-12 W O` ■ ® RSW-12 O RS-20 NM C en cnM [ O O RS-MP �• M RM r RM-3N '• N 'J N ' ■ RM-2.4 1 ■ RM-1.5 23623 23621 23715 RM-EW • 23622 23 ! BD1 23631 23\17 232 23719 ��23708 3D2 3D3 23613%• 23618 BD4 23701 •� 3614 23712 23723 i +� 3D5 OR 23609 .� 237� ! ! WMU•� 23709 BP Ir '`•`• • • • • BN 'a 23711 � FVMU Pt237 In_ O M O M O M O N ON N N N n 1: 1,664 O 3C Notes L 23707 105th PI. W 0 138.68 277.4 Feet 2,478 206.5 This map is a user generated static output from an Internet mapping site and is for Conditional Use Permit - Home reference only. Data layers that appear on this map may or may not be accurate, Occupation WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Legal Invoice Sound Publishing, Inc. Unit Attn: A/R PO Box 930 Everett WA 98206-0930 Bill To: City of Edmonds Development Services Attn Debbie Rothfus 121 - 5th Ave N Edmonds WA 98020-3145 Legal Description: City Applications Dese: PLN2024-0038 Ordered By: MICHELLE MARTIN Issues Ordered: 1 RECEIVE )UN 17 2024 ()EVELO MENT ER RV'GE' coviN Date: 06/11/2024 Everett Daily Herald Customer Account #: 86031703 Legal Description: EDH997513 Legal #: EDH997513 Ad Cost: $ 58.48 Published: Everett Daily Herald Start Date: 06/11/2024 End Date: 06/11/2024 Due: $ 58.48 Please return this with payment. Questions? Call 1-800-485-4920 City of Edmonds Development Services Account #: 86031703 Attn Debbie Rothfus Invoice #: EDH997513 121 - 5th Ave N Edmonds WA 98020-3145 Due: $ 58.48 Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Michael Gates being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snoliomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH997513 PLN2024-0038 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of I issue(s), such publication commencing on 06/11/2024 and ending on 06/11/2024 and that said newspaper was regularly distributed to its subscribers during all of said period. The amoun of the fee for uclr publication is \����� 0`SAj���i� �AOTAR), Subscribed and sworn before me on this %tP:� pUSLiC �M. �� '1 day of Notary Public in and for the State of Washington. City of Edmunds D—I.pnxm Services 186031703 MICHELLE MARTIN Classified Proof CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Blanca Rachey DATE OF APPLICATION: May 9, 2024 DATE OF COMPLETENESS: May 28, 2024 DATE OF NOTICE: June 11, 2024 FILE NO.: PLN2024.0038 PROJECT LOCATION: 23707 105th PI. W PROJECT DESCRIPTION: Application for conditional use permit for a home occupation. The site Is zoned RS-8. REQUESTED PERMIT: Conciltional Use - Type II -A staff decision with public comment. Information on this application can be viewed at the City of Edmonds Planning 8 Development Dept., 12l 5lh Ave. N, Edmonds, WA 98020, or on the City's OriGne Permits website via the QR code above. Search for PLN2024.0038. OTHER REQUIRED PERMITS: N/A REQUIRED STUDIES: N/A EXISTING ENVIRONMENTAL DOCUMENTS: None COMMENT PERIOD: Comments due by June 25, 2024, by 4:30 p.m. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record pre -decision hearing, if any, or, If no open record pre -decision hearing is provided, prior to the decision on the project pemill. Only parties of record as defined In ECDC 20.06.020 have standing to initiate an administrative appeal. CITY CONTACT: Tristan Sewell, Planner (425) 771.0220, Tristan.Sewell@EdmondsWA.gov Published: June 11, 2024. EOH997513 Proofed by Pospical, Randie, 06/12/2024 09:39:53 am Page: 2 FILE NO.: PLN2024-0038 Applicant: Bianca Rachey Notice of Application and Comment Period @ 23707 105r' Place W DECLARATION OF MAILING On the loth day of May, 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, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this loth day of May 2024, at Edmonds, Washington. Signed: X"e& iris {13FP747887.D0C;1\00006.900000\ } File No.: PLN2024-0038 Applicant: Bianca Rachey Conditional Use Permit - Home Occupation DECLARATION OF POSTING On the 7t" day of Ju ne 2024, the attached Notice of Application and Req u est for Public Comment was posted at the subject property, Civic Hall and Public Safety buildings. 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 7t" day of June 2024, at Edmonds, Washington. Sig ned: Tristan Sewell, Planner From: Julie Hertl To: Sewell, Tristan Subject: Comments regarding permit Date: Monday, July 1, 2024 9:30:35 AM You don't often get email fromjulie.c.hertl@kp.org. Learn why this is important Hi Tristan, I'm sorry to be late responding butjust opened your mail about the Bianca Rachey permit PLN2024- 0038. I am writing to document my support of this permit. As a neighbor on her street this permit is appropriate, will not cause undue hardship to our neighborhood, and should be approved. Thank you for your work and care within our community. Warmly, Julie Hertl 23720105th Pl. W Edmonds, WA 98020 NOTICE TO RECIPIENT: If you are not the intended recipient of this e-mail, you are prohibited from sharing, copying, or otherwise using or disclosing its contents. If you have received this e-mail in error, please notify the sender immediately by reply e-mail and permanently delete this e-mail and any attachments without reading, forwarding or saving them. v.173.295 Thank you. From: Jason Koceia To: Sewell, Tristan Subject: Public Comment re: PLN2024-0038 Date: Thursday, June 20, 2024 2:54:00 PM Attachments: Screenshot 2024-06-20 at 2.49.47 PM.ong IYou don't often get email fromjason@koceja.com. Learn why this is important Hello, This is in regards to the business permit applied for by Bianca Rachey, PLN2024-0038. This residential property is part of the Woodvale Homeowners Association and is bound by the Covenants, Conditions, and Restrictions (CC&Rs) for Woodvale. This Conditional Use violates section 1 of "Article XII: Land Use Restrictions" of the Woodvale Homeowners Association CC&Rs. "Section 1. Residential Restrictions. All Lots within the Properties shall be used solely for private single family residential purposes. Private single family Residences shall consist of no less than one Lot. " Please deny this permit application as it is not permitted within the Woodvale neighborhood. This restriction was disclosed and signed by the homeowner during their home purchase. Thank you, Jason Koceja 23622 105th PL W Date: To: From: Subject: MEMORANDUM July 25, 2024 Tristan Sewell, Planning Natalie Griggs, Engineering PLN2024-0038 — Home Occupation Navel PLLC — 23707105t' PI W Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering codes and construction standards will be reviewed with any future building permit application for development on the site. The applicant has demonstrated that the three required parking stalls can be provided on site. Thank you. City of Edmonds