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2016-07-14 Hearing Examiner Agenda�1 o� NJI Agenda - Edmonds Hearing Examiner "" ,xyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 JULY 14,2016,3:00 PM CALL TO ORDER PUBLIC HEARINGS Conditional Use Permit (PLN20160030) and Variance (PLN20160031) for a Downtown Public Restroom at 121 5th Ave. N ADJOURNMENT Edmonds Hearing Examiner Agenda July 14, 2016 Page 1 2.1 Hearing Examiner Agenda Item Meeting Date: 07/14/2016 Conditional Use Permit (PLN20160030) and Variance (PLN20160031) for a Downtown Public Restroom at 121 5th Ave. N Staff Lead: {enter Staff Lead or "N/A" here} Department: Planning Division Prepared By: Mike Clugston Based on the analysis in the associated staff report, staff believes the proposal is consistent with the conditional use approval criteria in ECDC 20.05.010 and ECDC 16.43.020, and the variance criteria of ECDC 20.85. Therefore, the Hearing Examiner should recommend that the City Council approve the conditional use permit (PLN20160030) and variance (PLN20160031) for the Downtown Public Restroom with conditions. The City of Edmonds is proposing to install a prefabricated public restroom building in a portion of the parking lot south of City Hall at 121 5`" Ave. N replacing two portable toilets that have been located in the lot for the past several years. There will be no change to the existing pedestrian or vehicular access points from 51" Avenue nor the alley. The existing parking stalls and landscaping will be reconfigured to provide space for a small plaza north of the restrooms, with a net loss of only one or two parking stalls. A downtown restroom facility has long been desired and is described in the City's current Capital Facilities Plan. In addition, a downtown restroom facility is the subject of Strategic Action Plan Action Item 3a.2. The City Council recently allocated money for its construction and a building permit application for the project was submitted on June 2. However, while local public facilities like this are usually allowed outright in all zoning districts according to Section 17.100.050.A.1 of the Edmonds Community Development Code (ECDC), the Downtown Business (BD2) zone where City Hall is located specifically indicates that local public facilities are conditional uses subject to permit (ECDC 16.43.020.A). In addition to a conditional use permit, a variance is also requested in accordance with ECDC 17.00.030.0 since the public structure and use cannot comply with elements of the underlying BD2 zoning code. The conditional use permit and variance reviews are considered Type III-B decisions pursuant to ECDC 20.01.003 and have been consolidated for review under ECDC 20.01.002.B. When public projects require variances, the Hearing Examiner holds a public hearing and makes a recommendation to the City Council. The Council, in accordance with ECDC 17.00.030.C, holds a closed -record review of the project and makes the final decision on the consolidated proposal. Attachments: Staff Report to Hearing Examiner Packet Pg. 2 2.1.a ''?c. I Ov CITY OF EDMONDS 1215th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Downtown Public Restroom Requested Permits: PLN20160030 (Conditional use permit for local public facility in the BD2 zone) PLN20160031 (Variance for public structure and use which cannot comply with the zoning ordinance) Date of Report: J)uy 8, 2 1 Staff Contact: � ( �wG� Mike Clugsto , AICP, Associate Planner Public Hearing: July 14, 2016 at 3:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 - 5th Avenue North, Edmonds, WA 98020 I. SUMMARY OF PROPOSAL AND PROCESS The City of Edmonds is proposing to install a prefabricated public restroom building in a portion of the parking lot south of City Hall at 121 5th Ave. N replacing two portable toilets that have been located in the lot for the past several years. There will be no change to the existing pedestrian or vehicular access points from 5th Avenue nor the alley. The existing parking stalls and landscaping will be reconfigured to provide space for a small plaza north of the restrooms, with a net loss of only one or two parking stalls. A downtown restroom facility has long been desired and is described in the City's current Capital Facilities Plan. In addition, a downtown restroom facility is the subject of Strategic Action Plan Action Item 3a.2. The City Council recently allocated money for its construction and a building permit application for the project was submitted on June 2 (Attachment 2). However, while local public facilities like this are usually allowed outright in all zoning districts according to Section 17.100.050.A.1 of the Edmonds Community Development Code (ECDC), the Downtown Business (BD2) zone where City Hall is located specifically indicates that local public facilities are conditional uses subject to permit (ECDC 16.43.020.A). In addition to a conditional use permit, a variance is also requested in accordance with ECDC 17.00.030.0 since the public structure and use cannot comply with elements of the underlying BD2 zoning code. DOWNTOWN PUBLIC RESTROOM PLN20160030 & PLN20160031 Page 1 of 7 Packet Pg. 3 2.1.a The conditional use permit and variance reviews are considered Type III-B decisions pursuant to ECDC 20.01.003 and have been consolidated for review under ECDC 20.01.002.13. When public projects require variances, the Hearing Examiner holds a public hearing and makes a recommendation to the City Council. The Council, in accordance with ECDC 17.00.030.C, holds a closed -record review of the project and makes the final decision on the consolidated proposal. As described in this report, staff recommends approval of the conditional use permit and variance, with conditions. II. ATTACHMENTS 1. Land use application 2. Plan sheets for associated building permit BLD20160728 (Sheets L1— L9) 3. Public notice documentation 4. Restroom element from Capital Facilities Plan 5. Technical comments III. SEPA THRESHOLD DETERMINATION Pursuant to ECDC 20.15A.080 and WAC 197-11-800, the proposed restroom facility is categorically exempt from SEPA threshold determination requirements. IV. PUBLIC HEARING NOTICE A "Notice of Application and Public Hearing" for the subject land use permits was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on June 29, 2016. Notice of the public hearing was also mailed to property owners within 300 feet of the site (Attachment 3). The City has complied with the noticing provisions of ECDC 20.03. V. ZONING REQUIREMENTS — ECDC 16.43 (DOWNTOWN BUSINESS, BD2) 1. Use. As noted in Table 16.43-1, local public facilities require a conditional use permit when located in the BD2 zone. According to ECDC 21.55.007, a local public facility is: [A]ny community facilities operated by a unit of local, state or federal government (or by a third party on behalf of a unit of local, state or federal government) primarily sited, designed, constructed, and operated for the purpose of providing public health, safety and welfare services to the immediate area or neighborhood in which the facilities are sited. Local public facilities include, but are not limited to: police stations, fire stations, branch libraries, bus -stop shelters, electrical substations, water pump stations, community clubhouses, parks and recreation special use areas, branch administrative offices of a governmental entity, and associated storage and maintenance buildings and yards. A public restroom on City property adjacent to City Hall is a local public facility and therefore requires a conditional use permit since the parcel is zoned BD2. DOWNTOWN PUBLIC RESTROOM PLN20160030 (CUP) & PLN20160031 (VARIANCE) Page 2 of 7 Packet Pg. 4 2.1.a 2. Bulk dimensional requirements. a. Setbacks. 0' from all property lines. The proposed building will comply (Attachment 2, Sheet 1-5). b. Height. 30' maximum. The proposed building will be about 11' tall (Attachment 2, Sheet L8). 3. Site development and design standards. The site development and design standards in the BD zones are applied to new commercial or mixed use construction to further the goals and objectives of the Comprehensive Plan to improve the appearance of the streetscape and walkability of the downtown area. However, because the public restroom is proposed to be a one- story pre -fabricated building that will only be about 11 feet tall and located adjacent to the sidewalk on 5th Avenue, there are a number of site development and design standards that the structure and use will not be able to meet. These elements are the subject of the associated variance request as noted in Section VII of this report. At the same time, there are specific design standards for conditionally permitted uses like this in the BD2 zone which are further discussed in Section VI of this report. The following site development and design standards would typically be applicable but cannot be met by this proposal: a. Ground floor height within Designated Street Front. 12' minimum since the parcel has designated street front on 5th Avenue as shown on Map 16.43.-1 (ECDC 16.43.030. B.2 ) b. Commercial uses within the designated street front - 45 feet depth from the street property line at 5th Avenue (ECDC 16.30.030.B.7) c. Access to commercial uses in the designated street front (ECDC 16.43.030.B.4) d. Type V parking lot landscaping (ECDC 20.13.030.E) e. Massing and articulation (ECDC 22.43.010) f. Orientation to street (ECDC 22.43.020) g. Ground level details (ECDC 22.43.030) h. Transparency at street level (ECDC 22.43.050) VI. CONDITIONAL USE PERMIT — ECDC 20.05 PLN20160030 — Conditional use permit for local public facility in BD2 zone According to ECDC 16.43.020.A, local public facilities in the BD2 zone require a conditional use permit. In addition to the regular conditional use permit criteria in ECDC 20.05, the specific criteria in ECDC 16.43.020 must also be considered. 1. Pursuant to ECDC 20.05.010, a conditional use permit may not be approved unless all of the following findings can be made: DOWNTOWN PUBLIC RESTROOM PLN20160030 (CUP) & PLN20160031 (VARIANCE) Page 3 of 7 Packet Pg. 5 2.1.a a. That the proposed use is consistent with the Comprehensive Plan. The public restroom project is included in the Capital Facilities Plan (Attachment 4), which is an element of the 2015 Comprehensive Plan. A public restroom is also mentioned in Goal D.3 for the Downtown/Waterfront Activity Center (p 48) and in Goal E.6 for Economic Development (p 114) in the Comprehensive Plan. City Council recently allocated the funding for the project and a building permit has been applied for (BLD20160728). b. Zoning Ordinance. That the proposed use, and its location, is consistent with the purposes of the zoning ordinance and the purposes of the zone district in which the use is to be located, and that the proposed use will meet all applicable requirements of the zoning ordinance. The restroom building meets the setback and height requirements of the BD2 zone but several of the site development and design standards regularly applicable to mixed use downtown development cannot be met. Some can be, however, and those are reviewed below. There are also specific criteria in the BD zoning code for conditional uses in ECDC 16.43.020.A including: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. As shown on Sheets L5 and L6 of Attachment 2, the restroom building would be located in the parking lot south of City Hall adjacent to 5th Avenue N. Existing pedestrian access from 5th Avenue and existing vehicular access from the alley to the west will remain. Regarding the number of stalls, no parking is required for any floor area in any building with a total building footprint of less than 4,800 square feet. There are currently 21 parking stalls in the surface lot south of City Hall. With the project, landscaping and restriping, 19 or 20 parking stall will remain after the restroom project in complete (Attachment 2, Sheets L2 and L5). 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details b. Artwork c. Landscaping DOWNTOWN PUBLIC RESTROOM PLN20160030 (CUP) & PLN20160031 (VARIANCE) Page 4 of 7 Packet Pg. 6 2.1.a As shown on Sheet L9 of Attachment 2, the restroom doors are oriented into the parking and plaza. There are three internally lit display cases at the street side which will include a rotating selection of art, event posters and the like. While several of the site development and design standards for the BD2 zone cannot be fully met by the project, two are met: awnings/canopies and signage in ECDC 22.43.040 and treating blank walls in ECDC 22.43.060. As seen on the elevation drawings (Attachment 2, Sheet 1-9), a structural canopy is proposed to be added to the pre-fab building to provide interest and weather protection on the north fagade by the plaza and the east fagade over the sidewalk along 5th Avenue. Several design details will be added to the building to provide additional interest on those facades: light fixtures, overlain brick at the parapet and base, and three illuminated Plexiglas display cases at 5th Avenue. c. Not Detrimental. That the use, as approved or conditionally approved, will not be significantly detrimental to the public health, safety and welfare, and to nearby private property or improvements unless the use is a public necessity. The downtown restroom is a public necessity. It will be regularly maintained by City staff and therefore will not be significantly detrimental to the public health, safety and welfare, nor to nearby private property. d. Transferability. The hearing examiner shall determine whether the conditional use permit shall run with the land or shall be personal. If it runs with the land and the hearing examiner finds it in the public interest, the hearing examiner may require that it be recorded in the form of a covenant with the Snohomish County auditor. The Hearing Examiner may also determine whether the conditional use permit may or may not be used by a subsequent user of the same property. The conditional use permit should be personal to the City of Edmonds. 2. With conditions, staff believes the proposal is consistent with the conditional use criteria for approval listed ECDC 20.05 and in ECDC 16.43.020. VII. VARIANCE — ECDC 20.85 PLN20160031— Variance for public structure and use A variance to any requirement in Titles 16 and 17 of the Edmonds Community Development Code (except use and procedural requirements) may be approved when all of the findings in ECDC 20.85 can be made. Because the variance is for a public structure and use, the process language in ECDC 17.00.030.0 also applies: All public structures and uses built or altered by the city or any other public agency shall comply with this zoning ordinance. Where it is a public necessity to build, or alter, a structure or use in a location or in a manner not complying with this zoning ordinance, a variance may be considered. In this case, the action of the hearing examiner shall be a recommendation to the city council. DOWNTOWN PUBLIC RESTROOM PLN20160030 (CUP) & PLN20160031 (VARIANCE) Page 5 of 7 Packet Pg. 7 2.1.a As noted previously, the proposed structure and use cannot meet all of the site development and design standards for the 13D2 zone. Therefore, the Hearing Examiner will review the variance against the criteria in ECDC 20.85 and make a recommendation to the City Council who will make the final decision on the variance as well as the associated conditional use permit. Findings: A. Special Circumstances. That, because of special circumstances relating to the property, the strict enforcement of the zoning ordinance would deprive the owner of use rights and privileges permitted to other properties in the vicinity with the same zoning. 1. Special circumstances include the size, shape, topography, location or surroundings of the property, public necessity as of public structures and uses as set forth in ECDC 17.00.030 and environmental factors such as vegetation, streams, ponds and wildlife habitats. 2. Special circumstances should not be predicated upon any factor personal to the owner such as age or disability, extra expense which may be necessary to comply with the zoning ordinance, the ability to secure a scenic view, the ability to make more profitable use of the property, nor any factor resulting from the action of the owner or any past owner of the same property, e Public necessities like the downtown restroom are specifically identified special circumstances in the variance requirements in ECDC 20.80.010.A.1. B. Special Privilege. That the approval of the variance would not be a grant of special privilege to the property in comparison with the limitations upon other properties in the vicinity with the same zoning; • The restroom is not a grant of special privilege because the project is an anticipated local public facility identified in the City's Capital Facilities Plan. C. Comprehensive Plan. That the approval of the variance will be consistent with the comprehensive plan; The proposed facility is identified in the City's Capital Facilities Plan (Attachment 4). D. Zoning Ordinance. That the approval of the variance will be consistent with the purposes of the zoning ordinance and the zone district in which the property is located, With approval of the conditional use permit and variance, the restroom structure will be consistent with the zoning ordinance and the BD2 zone. This will be verified through review and approval of the associated building permit (BLD20160728). DOWNTOWN PUBLIC RESTROOM PLN20160030 (CUP) & PLN20160031 (VARIANCE) Page 6 of 7 Packet Pg. 8 2.1.a E. Not Detrimental. That the variance as approved or conditionally approved will not be significantly detrimental to the public health, safety and welfare or injurious to the property or improvements in the vicinity and same zone, The downtown restroom will not be detrimental. In fact, it will be an amenity in the downtown area. Maintenance and upkeep will occur regularly and be done by City staff. F. Minimum Variance. That the approved variance is the minimum necessary to allow the owner the rights enjoyed by other properties in the vicinity with the same zoning. The proposal, as shown in Attachment 2, is the minimum variance necessary to accommodate this local public facility. Vill. PUBLIC COMMENTS As of the date of this report, no public comments have been received. IX. CONCLUSION AND RECOMMENDATION Based on the analysis in and the attachments to this report, staff believes the proposal is consistent with the conditional use approval criteria in ECDC 20.05.010 and ECDC 16.43.020, and the variance criteria of ECDC 20.85. Therefore, the Hearing Examiner should recommend that the City Council APPROVE the conditional use permit (PLN20160030) and variance (PLN20160031) for the Downtown Public Restroom with the following condition: 1. The conditional use permit shall be personal to the City of Edmonds and is not transferable. X. PARTIES OF RECORD Patrick Doherty City of Edmonds Community Services and Economic Development Director 121 5th Ave. N Edmonds, WA 98020 DOWNTOWN PUBLIC RESTROOM PLN20160030 (CUP) & PLN20160031 (VARIANCE) Page 7 of 7 Packet Pg. 9 2.1.a City of Edmonds Land Use Application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT N�1 CONDITIONAL USE PERMIT �,(4-zo 03o FILE # PAN �E�k.� iL �NE I ' J HOME OCCUPATION DATE' J t REC'D BY L ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT El OFFICIAL STREET MAP AMENDMENT E ❑STAFF El PB ❑ ADBCC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT X VARIANCE / REASONABLE USE EXCEPTION i p L NW I bi303 I ❑ OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD ■ PROPERTY ADDRESS OR LOCATION ' i . r �� 1 �� j r r �f PROJECT NAME (IF APPLICABLE) Wu 11d � Li 11 •ter�L-•�{ —' PROPERTY OWNER ,I or PHONE # ADDRESS l 11 �y �rMAIL i L JC # Z- TAX ACCOUNT # SEC. TwP. RNG. DESCRIPTION OF PROMCP OR PR OSED USE ATTACH COVER LETTER AS NECESSARY —3- ►. ��?� �CZ r 1 DGS RIBS HO THE P OJECT MFsFsTS A PLICABL£s OODF&ATTACH COVER LETTER AS NECFSSAR ) �~ -L 1 0 - APPLICANT f PHONE# 4,2S'7I I ADDRESS E-MAIL t C GG V FAX # O Z�,6 CONTACT PERSON/AGENT ! c PHONE # ADDRESS E-MAIL FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and a ibits her ith submit are true and correct to the best of my knowledge and that I am authorized to file this applieatin tt l c �*hhalf % the nwnzr 'listed below. // I SIGNATURE OF APPLICANT/AGENT `� DATE le f � V v Property Owner's Authorization 1, Nfm6t , certify under the penalty of perjury under the laws of the State of WaAngibn that the tol[owing is a true n rrcct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the ublic officials and the staff of the City of Edmonds subject property for the purposespetrope Vtionanosting a C dant to this application.SIGNATURE OF OWNER I ` DATE .t I At Questions? 11 (425) 771-0220. PO PL tachment 1 420160030 � .N20160031 Revised on 8122112 B - Land Use Application Page 14, Packet Pg. 10 2.1.a Downtown Edmonds CXT �i I i Project Win" Map Existing Conditions - Aerial Project Vicinity Map and Existing Conditions Site Images e a New CXT Prefabricated 'Santiago' Restroom 0 o as 2� 7 a 0 DRAYANG INDEX: Li Coversheel L2 Survey In L3 TESC / Demr .. }Ian L4 Grading, Dral p and L LS Layout Plan M L6 Enlarsamant r L7 lendscaps PI .. LB ElevationsOt >_ L9 Elevations 02 0) E R CONTACTS: X LU Projoctlon Qwrw: 0) City of EdrnwWg .L Project Coordinator t4 Contact: Thom Sull 0) aclfrt6 email: thorn SUIUM 2 iondS tat- (425) 275.4515 p 121 5th Ave } Edmonds, WA 9i)0; L or Patrick Doherty, Ec � y dw email patrictc_dohei Irwrx 1e1. (425) 771-0251 R Owner flepreumli end! Barker Landscape) As Contact: John Bark star C 3002 NW 681hSt d Seattle, WA. 96107 tat (206)783�2870 t lax- (206)783.3212 R r Q ZONING: BD2 PARM NUTABER 3440 LEDAL DESCRIPT 60 FEET SOUTH C Ior1D! LOT 3 TGW LOTS 4 1 38-51 Packet Pg. 11 GENERAL NOTES 1 1. THE SOLE PURPOSE OF THIS SURVEY IS TO SHOW POGW Sanitary• OF THE PLAT OF THE CITY OF EOMONDS, VOLUME 39, AA man hole { 2 OUR CLIENT, BARKER LANDSCAPE ARCHITECTS Al EffY O, MAPPING WITH A TITLE REPORT OF THE BOUNDAR OMBIN CONCERT WITH FOUND MONUMENTATION TO DETI THE W — — I EXISTENG EASEMENTS STATUS MAY VARY" — — 3" THIS SURVEY WAS BASED ON A RTK VRS SURVEY IOPCO SURVEY (USING TOPCON DS 203RC TOTAL SFATIC IS NEl' I SET DV WAG 332-130-090. I 4. ALL MONUMENTS WERE OCCUPIED OR OBSERVED iTHE I I •I - o� 5, ALL MEASURING INSTRUMENTS AND EQUIPMENT I RTH19 .I TO MANUFACTURER'S SPECIFICATIONS, 6. T-AS SURVEY DOES NOT CONSTITUTE A SUBDIVISI AND- 7" THE LOCATION OF SUBSURFACE IJTILITIES ARE BP OBSEI r F THERE BY OTHERS. — I — — — — 0 ALL COORDINATES AND BEARINGS ARE BASED CI (BASED ON NAD 83/2011, THE WASHINGTON STATETE COOOORI FEET. I Nfw V 4 9 ALL VERTICAL ELEVATIONS ARE NAVD88 BASED C f0 SN( ❑ISK SET VER FICALLY ON THE WEST WALL OF THE 0 IDS MI BUILDING, APPROXIMATELY 2" ABOVE THE GROUN O IPED "1 { I I HE ELEVATION OF WHICH IS 69-04', AS PER TI IC E L -ET FC SURVEY DATA WAREFIOUSE STANDARD DATA SHE �y ): 2178 , S ( ) 2 ( ' IL i lilj } 7 4 I I ! I I � f ° —Tt I 1 I LLI � s'1 � w• �; M • i..nel.rrr vl � ! 1 f�,�gv'tp�F L AI c M I �,� ; ,�°"�' � ►� - 1 (- � {yam , '� 4 ' R� _ i I loll 3 i 2 c636 °o-•� �wt ++ �� i� E l a I F Mtot o, I 1 i ` I VNE s: J i W uNE Y I G I I i m 40 CIS �y � I I ,y 65t9 Sanitaryr: U G i r 9 tD' 20 1 CID man hole "id'Qtw�rlrw�, I $Cal@; 20" = 1'-0" � I S59'38' 03"E— I (22" x 34" sheet) N N_ Packet Pg. 12 f f t!1 : f-' pt•;, r.l' .-.� V,iY175. YY,', rriJ.°<' i low an Preserve ex. landscape' j i Tree protection fencing t Remove curb, asphalt, shrubs, and cl ar and grub. Transplant ` trees hen possible Straw wattles Tree protection fencing Preserve ex. landscape~ ' 2.1.a Packet Pg. 13 F2.1.a vi' 77 Now Asphalt Paving 6" sanitary sewer, Meet and match min 2% slope to alley ex. grade, typ. Connect to ex 6" Preserve ex. storm side sewer drain and catch basin Clean out at elbow New Asphalt Pavirig Ex 6" side sewer 1101— .Tki A To"Ifi,-'f VM';S(7� E 0 1� 4R, 0 ;*vj 6 0 —Cq X M 0 0 M W E M I Packet Pg. 14 V - r Side sewer --1 connection to 6" main Ex. 6" side sewer catch -MMO •mom New �■■ parking striping Existing basin to remain. Existing asphalt to remain Meet • matchJ■gyp 40111114■ifif■0 6" sanitary sewer, "•a. a, 2% slope to alley, iiminimum r r c m E t U M a Packet Pg. 15 F 2.1 -a w-M Sanitary S towards alley CN T 7 4 VI I Packet Pg. 16 2.1.a I� Ex. Evergreen shrub I F�IRri ;jr Y' 51 OCIS 8LILTIN(i New Hydrangea vine - New (or transplanted)^' Maple to match Ex. Vine Maple ez 21 0 c - y N y. v 0 4 Ex. Vine Maple Ex. Evergreen shrub — i M j I 3 0 CO) ' Hydrange, a I Trees Size Qnty. Spc. Sybl. Latin Name Common Name Acer circinatum O(D Acer campestre Vine Maple Hedge Maple 2-3 gal. 2-3 gal. TBD TBD N/A N/A Shrubs SSybll. Latin Name Common Name j Size 1 gal. 1 gal Qnty. 3 Spc. 18" o.c. Rhododendron spp. OViburnum spp, Rhododendron spp. Viburnum spp. ` 3 18" ox- Vines I _ Size Qnty. Spc. Sybl. Latin Name Common Name CDHydrangea _ integrifolia Evergreen Climbing Hydrangea New (or transpl 1) Maple to match ' New ground co, X I m2 LLI IM c 'L 0 L 0 Q. ITS d Cn C Cd G t V to Q Packet Pg. 17 EXTERIOR LED LTGHT FIXTURE EXHAUST FANS BROOM TEXTURE "'P — — — — — -- AF II I 3068 I 3068 BEER DOOR W/VENT o I ® II W/VENT I I � II �I - - 3' '• 3- 0' 26-0 SMOOTH TEXTURE TYP ALL EXTERIOR WALLS it f 3068 f DOOR W/VENT 1i a I II I 3'•0• �-�'— 3'-2' I E O O N ff/ n 7 4' DIA PLUMBING VENT PIPE a ' 3 O DROOi 3 O I II i II � on I II � II i I l = IOOTH I� ILL EX III II III II I x III II I w I II I c •L y6_o- 3 N 0 REAP{ ELEV i0N O C. d m r CXT Prefabricated Santiago` Restroom Elevi = of NTS E Q Packet Pg. 18 2.1.a Front (North) Elevation Sidewalk (East) Elevation Exterior Elevations NTS Wi Mass arap Meta apy. Extei 0 Dbtin 3 tl C 3 0 3 0 In 0 M Masonry Parapet. typ. Metal Canopy. typ_ L Exterior Lighting E Fixtures, typ. R K Plexiglas Display Case LV Brick Facing C �L d 0 L 0 E 2 a Packet Pg. 19 2.1.a �F F b u�a CITY OF EDMONDS NOTICE OF APPLICATION AND PUBLIC HEARING PROJECT DESCRIPTION: Application for a conditional use permit and variance for a downtown public restroom in the parking lot south of City Hall. The site is zoned Downtown Business (BD2), which requires a conditional use permit for local public facilities. A variance is also requested per ECDC 17.00.030.0 because the proposed restroom is a public structure and use which cannot meet the requirements of the BD zoning code. PROJECT LOCATION: 1215th Ave. N, Edmonds, WA NAME OF APPLICANT: City of Edmonds (Patrick Doherty, Community Services and Economic Development Director) FILE NUMBERS: PLN20160030 & PLN20160031 DATE OF APPLICATION: June 14, 2016 DATE OF COMPLETENESS: June 16, 2016 DATE OF NOTICE: June 29, 2016 REQUESTED PERMITS: Conditional use permit, variance OTHER REQUIRED PERMITS: REQUIRED STUDIES EXISTING ENVIRONMENTAL Building permit (BLD20160728) N/A DOCUMENTS: Critical area checklist (CRA20160064) COMMENTS ON PROPOSAL DUE: July 14, 2016 PUBLIC HEARING INFORMATION: A public hearing will be held by the City's Hearing Examiner on July 14, 2016 at 3 p.m. in the Council Chambers located at 250 5th Avenue North, Edmonds. The Hearing Examiner will take testimony during the hearing and make a recommendation on the consolidated request to the City Council who will make the final decision. 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. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this project can be viewed or obtained at the City of Edmonds Development Services Department, 1215th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 A.M. to 12:00 P.M. only on Wednesdays) or online through the City's website at www.edmondswa.gov through the Permit Assistance page. Search for permit PLN20160031. CITY CONTACT: Mike Clugston, AICP, Associate Planner michael.clugston@edmondswa.gov 425-771-0220 Attachment 3 PLN20160030 at PLN20160031 Packet Pg. 20 Downtown Edmonds CXT Prefabricated Restroom Baled V"dir 1&W ---- - - - • Edson, CardHore . A"" Project Vicinity Map and Existing Conditions- Site Images Proposed Condition -- J F1111 rf i Site Plan ■ ewsxaa Exlsdng CondtOow LooWgNo1h Extan,q Corhmdorc - L.&.V Easi ORAWWORIDU'. GENERAL NOTES: 1_7 Covorsheel 1 A fun size ropy of the approved construction documents z1hall be on site L2 Surrr whenever construction Is in progress. L3 TM I Dema09on Plan 2. All utitles shown have been eatetol by field survey or available L4 Gradirq, Draehapa, and u®q Plan records and should be considered approximate only and not necessarily La Erds ga orK Plan complete. it is the sole responsbnity, of the contractor to indepardardy L7 larrxt3c Plmi variFy the accuracy of all uBllty locations shown and to further discover t9 Elewa9as 01 r='- r*Ya� and avoid any otter uti-nGes not s1awn on the plan which may he affected L9 Elevators 02 by construction- C4W1 1-800.424-5555 prior to all undergroLi d work. &I walkways deer and free of debris Paved surfaces that are damaged during consbuceon shall be repaired to the satisfaction of the CDIITILCM - Pm1ecL manager at no cost to the owner- •' 4- Staiage of materiels and equipment will be allowed only in areas Prefattbn Oorwr. PERMIT NUM6� designated for anehlictrOfh Or storage. Under no CIrClrnatanCeB titan City of Edmonds —o•�^rx�L-•. ';� II materials be stored in pubic use areas of the project Profeot ovements scheduled to remain at are damaged during the 5- An enprthat Cahlrct Than Sullivan, F-dirsse monow course of execution of the contract work shall be replaced by the smell: Hmn ten (426) 275-4J615 >s rd l 575 dorma=at no additional coil: to It* owner. 121 Stu Ave 6 Primary eases to ire srOs, Tor tie Contractor, during ron6lniL9lon shah be Fdmards, WA 98020 coordinate with tie City Project Manager, Thom Sullivan: (425) 275-4514. a Paxtck Doherty, EconorNc dwAop rorit Dhm= PROJECT DESCRIPTION; email: Pick ��, 1d (425) T71 r1251 FJnvionmontal Pmtantion, asphalt removal, clearing and grubbing, curb Own Rgxa ihakrN Larweape Aielhmd: removal, earthwodr, drainage, connection to side sewer. water service, Barker Lahocaps An3uEca electrical service, installation of prefabricated CXT restroom Gi6ng. Cargact: ,norm scribe or Per, Crones installation of hardscope, cast In place curbs. striping of parking wL asphalt 3002 MN 6 to St patching, planting, carpentry, placement of boulders. Installation of iron, Seams, WA 98107 instalation of new landsrspe- Pal- (206)783-2870 lax f20a)783-W2 PROJECT AREAS: WIT UVI'Y Cover .Meet New CXT Prefab6Led '•'Santiag ZUNM_ am , n Restroom New Restroom Budding: 520 st 1 QARCELra7M3E9: 004344001DMW New PrlrvrdrS Pa'wrhma FIR= 643 sf RECEIVED New Asphalt Paving 803 sf JUN ,,2 Mf - L_QMQW M- Total Landscape Area: 655 sf .n�=,, J 60 FEET SOUTH OF EDMONDS RAT Or 5Lx sot o-0o LcT y Rae LVTSa e s a s 7e r IX urn 6 Total Parlctig Lot Area: Total Parking Lot Spaces: 5,503 sf 20 (1 ADA, 9 Full, 10 CompaL I , Attachment: Staff Report to Hearing Examiner (1370 : Downtown Public Restroom) ZZ 'Bd 10MOled OZ/7 � /9 N 7aalj GL•L • juawnoop soya jo uoissassod jo asn Rue jo ;no suispe `uot;ae Ja pupulap'wiep Aue Isutesn pup wotj sjuasp jo/pue saahojdwa 'saaDEjjo'sjeiaijjo s14 `spuowp2 jo Ajj� w�p aya ssaj4 apes pue Ajtuwapu! oa aaj5p juawnoop siya jo siasn 'A7pinDoe slt o} se uaAj8 st put> Aue jo Alueitem ou pue sao)nos 7ijgnd o AjaUeA a way; sawoa pasn paep a4l •stspq ,ajgejjRAe Se, pue si se, ue uo papiAOJ4 sl pue Aiuo sasodind uotjewaajuj jejauas aoj si }uawnaop st4l aaj.n8 ooc 0 S - IA' m 0 IM' 0 ur ■ r � p ` ' -� �' _ 4q6W +N 0 Sri mar uJ � r i ' SI �i . t• 'ci 1obb#L� r,_- ' �v1 �k��%I B, VZ OZO96 dM `SPUOWP3 N aAd 41S �Z � SPUOWP3 Ja AID �+ I 1+ �'w tat • .-q Ir Repositionable i A Bend along line toAVERYO 551 Use Avery® Template 5160e Feed Paper expose Pop-up Edge TM 1 S 104 5TH AVE S LLC 114.BUH DING LLC 130 FOURI.H AVE N EDMONDS 4L 104 5TH AVE S 1610 9TH AVE, N 130 FOURTH AVE N EDMONDS, WA 98020-3423 EDMONDS, WA 98020 EDMONDS, WA 98020 523 MAIN LLC 524 MAIN LLC ALTHOFF M ANNE"i TE_ PO BOX 1477 PO BOX 1208 217 5TH AVE N UNIT EDMONDS, WA 98020 KINGSTON., WA 98346. EDMONDS. WA HO 13AUER SUSAN P & BERNHEW E APPLE ONE LLC BARCLAY-SHELTON DANCE CENTER 0 1�1227 EVERGREEN WAY 413 BELL STEPHEN A STANWOOD, WA 98292 EDMONDS, WA 98020 2 ib 4'I H AVE N y EDMONDS, WA 98020 13E;E:SON PARTNERS THE BELL STREET BLDG ASSC LLC BELLINGHAM KENNETH & SUsp� � 2003 WESTERN AVE #555 510 BELL STREET 1505 LOT14 PL N c SEAT'.TLE, WA 98121 EDMONDS, WA 98020 EDMONDS, WA 98020 3 0 0 BELLINGHAM MICHAEL .DAMES E3ERNIIEIM Ii] N A & BAUER BORGERT APARTMENTS LLC M SUSAN P 118 4TH AVE N 751 LAUREL ST' EDMONDS, WA 98020 2l/4AVE N EDMONDS. WA 98024ES, WA 98020-3116 'c C'AMWES'T INC COMSTOCK. BRIA.N & ERTN DAVIS-TURINER ANN 2228 133R-D ST SW 411 MAIN ST 408 MAIN ST LYNNWOOD. WA 0,8087. EDMONDS, WA 98020-3137 EDMONDS, WA g8024 EARLING DAVID O do SUSAN J ED/S,NW� F EDMONDS MAIN STREET' LLQ 17511 TALBOT RD 250I 17522 TALBOT RD EDMONJDS, WA 98020 I D020 EDMONDS, WA 98026. ELSIA LLC; EVE;RE17 SUSAN J FIRST BAPTIST CHURCH OF 19411 AURORA AVE N 514 BELL ST EDMONDS SHORELINE, WA 98133 EDMONDS.. WA 98020 404 BELL ST EDMONDS, WA 9802d FISHER L.ARRY S & BILLIE 10 GLE:NN JILL HIRSHBERG JIKOE14LER 207 5TH AVE N 518 BELL STREET' #102 LIH.IRSHBERG W TRUSTE 10101 SE 3RD #405 EDMONDS, WA 0$0#0-3146 EDMONDS, WA 9.020 BELLEVUE, WA 98004 .'-TOPPER HAROLD A KM -BOURN MARY JO LESLIE REALTY INC 1021 OL:YMPIC AVE 51S BELL ST UNIT 201 6104 324TH ST NW EDMONDS. WA 98020 EDMONDS, WA 98020-3164 STANWOOD, WA 98292-717.9 Packet Pg. 23 ; Repositionable ; A Repliez a la hachure afin de; I oa:ra.._ :- ,..:,...:. nlksaove Slane Sens de reveler le rebord Pon-uom' ! 1-800-GO-A1 ERY Repositionable i A Bend along line to oAVERW 551 r Feed Paper expose Pop-up EdgeT"" Use AveryQ Template 5160® r1�r111' tllyl, IM.00A "II{Ji."f 17 5'11-I i r� viarro. WWI 0 S IVES IULII MM J 1304TH .kV E N FJWC]N'I)S, WA R,02 TONIKINS RICHAR ] A & CYN-ITHA A 211 51.11 AV .N ,49ND:5. 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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 Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH708023 PLN20160030 & 031 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 06/29/2016 and ending on 06/29/2016 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $87.72. f Subscribed and sworn before me on this k day of 11 Notary Public in and for the State of Washington. City of Edmonds -LEGAL AiPS 114101416 DIANE CUNNINGHAM DEBRA ANN GRIGG Notary Public State of Washington My Co` frilisibrf Ekplres October 31, 2017 Packet Pg. 27 2.1.a �b CITY OF EDMONDS NOTICE OF APPLICATION AND PUBLIC HF.ARiNG gpaa PROJECT nvariance Forta downtown public restaroom In The Parr n ail south of City Hall, The site is zoned Downtewn Buslness (802), whicA valrlanceiass is also requestedtse permit lor W ECDC 1local 0 030-C because the proposed rre�stroom Is a publlc structure and use which cannot most the rmpN0fomonis of Iho ED zon{ng cads. PROJECT NAME OF APPLICANT: ory� ddmmonds dmonds. WA rv,,_t,r r.ommvrilty Services and Economic PLN20160030 SL PLN20160031 June 14, 2016 June 16, 2016 June 29, 2016 Cond tional use permit, variance OTHER CDIo1MEi—s- OIJPFiOP6Al- DUE:JuIy 14.2016 Puouc HEARiNOgINFORMATIONy:: the C1 qq gg July 414, 2016 al 3 p,m. inthe Counclli Nambers fooaledidnef on at 250 testimony duldnggnue t the, hearing 'Ad amonds. The keiagrecommendatior will naon the tona0dated request to dt0 city Ceuntll who will make the final decision. An yy pparson has the right to comment on this application during ppublic comment parlod, receive nollce and participate In any heatings, and request a copy of the decision on the application. 'rho Cily may accyl public comments at any tiros prior to the closing of the record of an Opan record prodacislon hearing, If any, Or, it no open record predeclMon hyepaaring Is provided, prior to 1he ECDC E8 97 003 hjsvot is a�rdin aollA iii teetin of Lministrative anpyep oa inlormatlon on Thipps project tame viewed or obtained at the C[ty al Edmonds WA 96020 betweement n Theoursof 8f00 A.M. nd 4r 0 P.M. Monday - Fridayy �6:30 A.M. to 12:00 KM. only On �Wednesda a) ar onilne through the Clty's webslte at ,ggy through the Permit Asststanco page- Search orpormaPLN201 03i. CITY CONTACT: Mike ClUggstun, AICR Assodaie Planner mlchasl.r:fugslon� odmends+va.gov 42EOH7QBa2 �ublished: Juno 29, 2018. 019. E Q Packet Pg. 28 2.1.a File No.: PLN20160030 & 0031 Applicant: City of Edmonds DECLARATION OF POSTING On the 29th day of June, 2016, the attached Notice of Application and Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 29th day of June, 2016, at Edmonds, Washington. Sig ned:Ag&- =ek� or I Packet Pg. 29 2.1.a FILE NO.: PLN20160030 & 31 APPLICANT: CITY DECLARATION OF MAILING NOTICE OF APPLICATION & PUBLIC HEARING On the 29th day of June 2016, the attached Notice of Application & Public Hearing was mailed by the City to property owners within 300 feet of the property that is the subject of the above - referenced application. The names of which were provided by the applicant. I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 29th day of June 2016 at Edmonds, Washington. N Signed: E 0 0 0 a c 3 0 c 3 0 0 0 M L C E M K W �L d 0 L 0 Q Nd LIB cd G L V 2 a {BFP747887.DOC;1\00006.900000\ } Packet Pg. 30 2.1.a PROJECT NAME: Downtown Restroom I ESTIMATED PROJECT COST: $300,000 PROJECT DESCRIPTION: Work with community partners to locate, construct and maintain a downtown public restroom. PROJECT BENEFIT/ RATIONALE: The project satisfies goals in the Strategic Action Plan and the PROS plan. It is being supported by the Economic Development Commission and Planning Board. This will help to provide a much needed downtown amenity, boost economic development, bring tourists to town, and will be a valuable asset to Edmonds. SCHEDULE: This project depends on the ability of funds. COST BREAKDOWN PROJECT COST 2015 2016 2017 2018 2019 2020 2021-2035 Planning/Study Eng. & Admin. Construction 1 % for Art —TOTAL1 $300,000 * all or part of this project may qualify for 1 % for the Arts. Attachment 4 PLN20160030 & P LN20160031 15 Packet Pg. 31 2.1.a CITY OF EDMONDS - PLANNING DIVISION COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. ❑ Building ❑ Economic Dev. ❑ Parks Maintenance Project Number: PLN20160030 Ili 31 Applicant's Name: CITY OF EDMONDS Property Location: Parking lot South of City Hall - 121 5th Ave N Date of Application: 06.14.16 Date Form Routed: 06.23.16 Zoning: BD2 Project Description: Construct public restroom **PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE THIS FORM WAS ROUTED: DUE BY 7/ 1 /201 ¢ _ If you have any questions or need clarification on this project, please contact: Responsible Staff:_MI_KE CLUGSTON Ext. 1330 Name of Individual Submitting Comments: r`. Title: / 1' 16)1 have reviewed this land use proposal ❑ I have reviewed this land use proposal for my department and have for my department and have concluded that IT WOULD NOT AFFECT concluded that IT WOULD AFFECT MY MY DEPARTMENT, so I have no DEPARTMENT, so I have provided comments. My department may also comments or conditions below or review this project during the building attached. permit process (if applicable) and reserves the right to provide additional comments at that time. Comments (please attach memo if additional space is needed): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Date: Signature: Phone/E-mail: Attachment PLN20160031 P LN2016003) Packet Pg. 32 2.1.a CITY OF EDMONDS - PLANNING DIVISION COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. Building ❑ Economic Dev. ❑ Parks Maintenance Project Number: PLN2016 Applicant's Name: CITY OF EDMONDS Property Location: Parking lot South of City Hall - 121 5th Ave N Date of Application: 06.14.16 Date Form Routed: 06.23.16 Zoning: BD2 Project Description: Construct public restroom "PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE THIS FORM WAS ROUTED, DUE BY 7 1 2016 If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Ext. 1330 ************************************************************************************************************** Name of Individual Submitti Title: Comments: d ❑ I have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT, so I have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. FtI have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT, so I have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Date: Signature: Phone/E-mail:r Packet Pg. 33 2.1.a Date: To: From: July 8, 2016 Mike Clugston, Associate Planner Jeanie McConnell, Engineering Program Manager Subject: PLN20160030 — Conditional Use for Local Public Facility PLN20160031— Variance for Public Structures & Uses City of Edmonds — Restroom Project — 1215th Ave N Engineering has reviewed the subject applications for the City of Edmonds restroom project at 121 — 5th Ave N. 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 the building permit application for development of the site. The applicant is encouraged, wherever feasible, to incorporate pervious pavements, rain gardens and/or other low impact development techniques into the project design. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. Thank you. City of Edmonds Packet Pg. 34