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2018-02-08 Hearing Examiner Agenda�1 o� NJI Agenda - Edmonds Hearing Examiner "" ,xyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 FEBRUARY 8, 2018, 3:00 PM CALL TO ORDER PUBLIC HEARING 1. Ken and Courtney Williams application for a conditional use permit at 7831/7833 196th St. SW (File No. PLN20170058). III. ADJOURMENT Edmonds Hearing Examiner Agenda February 8, 2018 Page 1 2.1 Hearing Examiner Agenda Item Meeting Date: 02/8/2018 Ken and Courtney Williams application for a conditional use permit at 7831/7833 196th St. SW (File No. PLN20170058). Staff Lead: Jen Machuga Department: Planning Division Prepared By: Jen Machuga Background/History The subject site is addressed 7831/7833 196th St. SW. The site contains two existing buildings. The northern building (addressed 7831 196th St. SW) contains one residential unit and approximately 7,000 square feet of commercial space. The southern building (addressed 7833 196th St. SW) contains approximately 5,320 square feet of commercial space. According to Snohomish County Assessor's records, these buildings were constructed in 1961 and 1956 respectively, which was prior to the site's 1963 annexation into the City of Edmonds. The site was originally developed as a commercial site; however, upon annexation into the City of Edmonds, the use of the site became nonconforming pursuant to ECDC 17.40.010 due to the fact that the site was annexed into residential zones. Staff Recommendation Staff recommends the Hearing Examiner approve the requested conditional use permit with the conditions stated in the staff report (Exhibit 1). Narrative The northern 300 feet of the site (including the northern approximate 55 feet of the building addressed 7831 196th St. SW) is located within the Single -Family Residential, RS-8, zone, while the southern 330 feet of the site (including the southern approximate 100 feet of the building addressed 7831 196th St. SW and all of the building addressed 7833 196th St. SW) is located within the Multi -Family Residential, RM-2.4, zone. Ken and Courtney Williams have requested a conditional use permit to allow for customer -oriented office uses within the RM-zoned portion of the property addressed 7831 and 7833 196th St. SW. Attachments: Exhibit 1: PLN20170058 Staff Report with Attachments Packet Pg. 2 2.1.a 't1c. 1s9v CITY OF EDMONDS 121 5' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edinondswa.goV DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Williams Conditional Use Permit File Number: PLN20170058 Date of Report: February 1, 2018 From: Jennifer Machuga, Associate Planner Public Hearing: February 8, 2018 at 3:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 - 5"' Avenue North, Edmonds, WA 98020 I. SUMMARY OF PROPOSED ACTION: Ken and Courtney Williams have requested a conditional use permit to allow for customer - oriented office uses within the RM-zoned portion of the property addressed 7831 and 7833 196"' St. SW (Attachments 1-3). The site contains two existing buildings. The northern building (addressed 7831 196" St. SW) contains one residential unit and approximately 7,000 square feet of commercial space (Attachment 4). The southern building (addressed 7833 196t" St. SW) contains approximately 5,320 square feet of commercial space (Attachment 5). According to Snohomish County Assessor's records, these buildings were constructed in 1961 and 1956 respectively, which was prior to the site's 1963 annexation into the City of Edmonds. The site was originally developed as a commercial site; however, upon annexation into the City of Edmonds, the use of the site became nonconforming pursuant to ECDC 17.40.010 due to the fact that the site was annexed into residential zones. The northern 300 feet of the site (including the northern approximate 55 feet of the building addressed 7831 196t" St. SW) is located within the Single -Family Residential, RS-8, zone, while the southern 330 feet of the site (including the southern approximate 100 feet of the building addressed 7831 196t" St. SW and all of the building addressed 7833 196' St. SW) is located within the Multi -Family Residential, RM-2.4, zone (Attachment 10). In order to remedy the nonconforming use of the site, the owner applied for a conditional use permit in 1990 under File No. CU-78-90 to convert the portions of the existing buildings located within the RM-zoned portion of the site into an office use. The requested conditional use permit was approved in 1991 allowing non -customer oriented offices within the RM-zoned portion of the site, while the portion of the site located within the RS-8 zone (including the portion of the building addressed 7831 196" St. SW containing a residential unit) was not to be used for commercial purposes. Refer to Attachment 11 for the Hearing Examiner's 1991 decision, including all conditions of approval allowing the RM-zoned portion of the site to contain non -customer oriented offices. Condition #8 of the conditional use permit approved under File No. CU-78-90 states: "If customer oriented EXHIBIT I Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 196" St. SW P Packet Pg. 3 2.1.a offices are proposed in the future, the applicant or successors must seek an additional conditional use permit to assess the impacts of the proposal." At this time, the property owner is requesting a new conditional use permit in order to allow for customer -oriented offices within all RM-zoned portions of the site (Attachments 1-5). The RM zone allows for offices, other than local public facilities, as a primary use requiring a conditional use permit pursuant to Edmonds Community Development Code (ECDC) 16.30.010(C)(1). Conditional use permits are Type III-B decisions under ECDC 20.01.003. The subject application is for a conditional use permit for the proposed use only, and does not include design review nor review of any applicable building permit applications. All changes that are proposed to be made to the site, including but not limited to any new structures, modifications to existing structures, changes to the site layout, parking and landscaping will be reviewed under the applicable building permit and design review applications. II. GENERAL INFORMATION: 1. Owner: Ken Williams, Sterling Rentals Northwest LLC 2. Applicant / Contact Person: Courtney Williams 3. Location: 7831 and 7833 196 h St. SW, Edmonds, WA 98026 (Attachment 1) 4. Tax Parcel Number: 27041800404300 5. Zoning: The northern 300 feet of the site is zoned Single -Family Residential (RS-8), and the southern 330 feet of the site is zoned Multi -Family Residential (RM-2.4). Refer to Attachment 10 for a zoning and vicinity map. 6. Request: The applicant is seeking a conditional use permit for customer -oriented office uses on the RM-zoned portion of the site. 7. Review Process: For conditional use permit applications that require a public hearing (Type III-B decision), staff reviews the proposal and makes a recommendation to the Hearing Examiner on whether the proposal is consistent with the conditional use permit criteria of ECDC 20.05.010, zoning ordinance, and the City's Comprehensive Plan. Following a public hearing, the Hearing Examiner makes the final decision on the conditional use permit. 8. Maior Issues• a. Compliance with ECDC 16.30 Multiple Residential b. Compliance with ECDC 17.50 Off Street Parking Regulations c. Compliance with ECDC 20.05 Conditional Use Permits 9. Lot Size: The subject site is approximately 2.09 acres (per Snohomish County Assessor's records). 10. Existing Use: According to the floor plans provided by the applicant, the northern building (addressed 7831 1961}i St. SW) contains one residential unit and 7,000 square feet of commercial space (Attachment 4), and the southern building (addressed 7833 196t' St. SW) contains 5,320 square feet of commercial space (Attachment 5). The commercial areas within both buildings include a combination of office and storage/garage space. The City Clerk's Office has record of two active business licenses at the subject site. An office for The JP Group, a general contractor, is located within the building addressed 7831 196 h St. SW, and an office for Shine A Blind, a window covering company, is located within the building addressed 7833 196 h St. SW. Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 4 2.1.a 11. Proposed Use: The applicant is proposing to have customer -oriented offices within the commercial portions of both buildings. The proposal is not specific to a certain tenant, but to be open to allowing any future customer -oriented offices within the RM-zoned portion of the site. III. APPLICATION SUBMITTAL: The applicant submitted the land use application form (Attachment 1), criteria statement (Attachment 2), parking information (Attachment 6) and a 2009 site plan (Attachment 7) on November 29, 2017. The initial application materials also included floor plans and a site plan indicating proposed additional parking, which were since revised. The application was found to be complete on December 27, 2017 (Attachment 8). During further review of the application, however, it was found that additional information/clarification was necessary and staff sent a letter to the applicant requesting such information/clarification on January 26, 2018 (Attachment 9). In response, the applicant submitted a revised site plan indicating the proposed revisions to the existing parking area (Attachment 3) and revised floor plans of both buildings (Attachments 4 and 5) on January 30, 2018. IV. SEPA THRESHOLD DETERMINATION: The proposal is to allow for a new use within existing buildings. None of the elements of the subject proposal trigger State Environmental Policy Act (SEPA) review. Therefore, the applicant and the City have complied with the requirements of ECDC 20.15.A. V. PUBLIC NOTICE AND COMMENTS: A "Notice of Application and Public Hearing" dated January 10, 2018 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 January 10, 2018. The notice was also mailed to property owners within 300 feet of the site on January 10, 2018 using a mailing list provided by the applicant. See Attachment 15 for documentation of compliance with the public notice requirements. The City has complied with the noticing provisions of ECDC 20.03. As of the writing of this staff report, one public comment was received via email on the subject application. Patti Sundquist sent an email enquiring about the nature of the proposed business (Attachment 16). Staff sent an email in response to Ms. Sundquist (Attachment 17) and did not receive further comment from her. VI. TECHNICAL COMMITTEE: The subject application was reviewed and evaluated by South Snohomish County Fire and Rescue, the Building Division, and the Engineering Division. South Snohomish County Fire and Rescue provided a memorandum (Attachment 12) indicating drive aisle requirements applicable to the proposal. Compliance with all requirements for fire access will be confirmed at the time of the associated building permit application review for any changes to be made to the existing parking area. The Building Division noted that a building permit is required for alterations to the parking lot (Attachment 13). Compliance with all applicable building codes will be reviewed under the associated building permit application review. The Engineering Division provided a memorandum noting that the information provided with the application is consistent with Title 18 Edmonds Community Development Code and Engineering Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 5 2.1.a Standards and providing a list of items that will need to be addressed at the time of associated building permit application review for the proposed changes to the parking lot (Attachment 14). Compliance with Engineering codes and construction standards will be addressed with the building permit revision for development of the site. As noted in Section X.3 of this report, the need for additional on -site parking stalls will depend on the future tenants of the site. For example, less on -site parking stalls will be required if not all of the tenant spaces end up being utilized by offices that provide on -site customer service. If the existing on -site parking ends up being enough to meet the parking requirements applicable to the types of tenants occupying the site, then the owner/applicant may not need to make any alterations to the parking lot. As always, any affected divisions/departments may have comments related to the proposal as part of their respective reviews of any associated building permit applications and/or business license applications. VII. NATURAL ENVIRONMENT: 1. Topography: The portion of the subject site containing the existing buildings and parking is relatively level, while there is a downhill slope from the adjacent property to the east down to the paved surfaces of the subject site along the eastern -most side of the site. Additionally, the southern portion of the site contains a downhill slope from 196t' St. SW down to the subject site. 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the soils at the project location are identified as "Alderwood Urban land complex, 2 to 8% slopes and Everett gravelly sand loam, 0 to 8% slopes. " 3. Critical Areas: There is not a critical area determination on file for the subject site. However, the proposal to locate a new use within existing buildings does not trigger critical area review under ECDC Chapter 23.40. Any changes to the site proposed in the future that require disturbing the ground may trigger critical area review at that time. If it is found that the site contains and/or is adjacent to any critical areas as defined by ECDC Chapter 23.40, additional study may be required at that time. 4. Wildlife: The property is in an urban environment with little space for wildlife. The site may be visited by song birds and small mammals, but generally is not suited for wildlife. 5. Vegetation: The northern approximate one-third of the site is undeveloped and overgrown with vegetation, while the southern approximate two-thirds of the site is almost entirely covered with impervious surfaces including the buildings, parking lot and drive aisles, so there is very limited space for existing landscaping. Minimal landscaping exists around the perimeter of this portion of the site. 6. Shoreline: The subject property is not located within shoreline jurisdiction. VIII. NEIGHBORHOOD CHARACTERISTICS: The northern 300 feet of the site is zoned Single -Family Residential (RS-8), and the southern 330 feet of the site is zoned Multi -Family Residential (RM-2.4). Refer to Attachment 10 for a zoning and vicinity map. The adjacent properties to the north, east and west of the portion of the site within the RS-8 zone are also zoned RS-8, and the adjacent properties to the east and west of the portion of the site within the RM-2.4 zone are also zoned RM-2.4. The neighboring properties to the south of the subject site (across 196t' St. SW) are located within the RS-8 and RM-1.5 zones. Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 6 2.1.a The neighborhood surrounding the site consists of a combination of residential and commercial development. Generally, the adjacent properties to the north, east and west of the portion of the site within the RS-8 zone are developed with single-family residences, and the adjacent properties to the east and west of the portion of the site within the RM-2.4 zone properties are developed with multi -family developments. There are single-family residences to the southwest of the site and multi -family developments and a daycare to the southeast of the site. There are additional commercial uses located within the general vicinity of the site, particularly further to the east along 196' St. SW. IX. COMPREHENSIVE PLAN The Comprehensive Plan designation for the northern 300 feet of the site is "Single Family — Urban 1 " and for the southern 330 feet of the site is "Multi Family — Medium Density. " No changes to the northern portion of the site within the "Single Family — Urban 1" designation are proposed under the subject conditional use permit application. The proposal to have customer - oriented offices is within the portion of the site designated "Multi Family — Medium Density. " An excerpt of goals and policies from the City of Edmonds Comprehensive Plan related to the multi -family residential areas follows: Residential Development 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, in accordance with the following policies: 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. B.2.b.iiiThe design ofRM buildings located next to RSzones 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. (Comprehensive Plan, pages 66-67) Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 7 2.1.a Although the goals and policies of the Comprehensive Plan related to residentially designated areas primarily refer to residential development, the zoning designations are what implement the goals and policies of the Comprehensive Plan. The proposed use of customer -oriented offices is an allowed use, with a conditional use permit, in the RM-2.4 zone. In fact, one of the purposes of the RM zones, which is typically the zoning designation assigned to properties within the multi- family Comprehensive Plan designations, states that one of the purposes of the RM zones is "To provide for those additional uses which complement and are compatible with multiple residential uses. " Customer -oriented offices are compatible with the multi -family development in the vicinity of the subject site and with the existing commercial uses located further east along 196' St. SW. At this time, no changes are proposed to the existing vehicular access to the site, which is accessed directly off of 196t1i St. SW. If changes are proposed to the exteriors of the existing buildings in the fixture, design review may be applicable, which would be conducted at the time of building permit review for compliance with the City's applicable design regulations. Based on the above analysis, staff finds that the proposal is consistent with the City of Edmonds Comprehensive Plan. X. APPLICABLE CODES: 1. ECDC 16.20 — Single -Family Residential A. ECDC 16.20.010 Uses The northern approximate half of the subject site is located in the Single -Family Residential, RS-8, zone and is, therefore, subject to the requirements of ECDC Chapter 16.20. Specifically, per the Cassell's Addition subdivision (File No. P-3-77) which created the five parcels directly east of the subject site, the zoning change occurs 300 feet south of the northern boundary of the subject site. An existing residential unit is located within the RS-zoned portion of the site, and no changes are proposed to this portion of the site under the subject proposal. No parking or uses associated with the RM-zoned portion of the site are permitted within the RS-zoned portion of the site. This has been added as a recommended condition of approval. 2. ECDC 16.30 — Multiple Residential A. ECDC 16.30.010 Uses The southern 330 feet of the subject site is located in the Multi -Family Residential, RM- 2.4, zone and is, therefore, subject to the requirements of ECDC Chapter 16.30. Pursuant to ECDC 16.30.010(C)(1), offices, other than local public facilities, are a primary use requiring a conditional use permit within the RM zones. "Office" is defined within ECDC 21.75.010 as the following: "Office means a building or separately defined space within a building used for a business which does not include on premises sales of goods or commodities. " The subject application is to allow for offices with on -site customer service within the RM-zoned portion of the site; therefore, if the subject application is approved, the proposed use will be consistent with the requirements of the Zoning Ordinance. Pursuant to ECDC 16.30.010(C)(1), compliance with ECDC 20.05 is required in order to allow the establishment of offices as a primary use in the RM zones. Thus, the applicant has submitted the required conditional use permit in accordance with the zoning district. As stated in ECDC 16.30.000(B), one purpose of the RM zones is, "To provide for those additional uses which complement and are compatible with multiple residential uses." If approved, this land use would be consistent with this purpose of the RM-2.4 zone, as the Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 8 2.1.a proposed customer -oriented office use will continue to complement the neighborhood's viable mix of land uses. If the conditional use permit for the proposed customer -oriented offices is approved, the owner has indicated plans to proceed with obtaining a building permit to re -stripe the existing parking lot. A building permit would be necessary to allow for such work even though the applicant has indicated plans to provide all parking stalls on existing paved surface. B. Site development standards specific to the RM-2.4 zone are contained within ECDC 16.30.030. The applicant is not proposing any changes to the existing buildings at this time. The applicant is, however, proposing to re -stripe the existing parking area in order to add the additional parking stalls necessary to accommodate the change in parking requirements going from office without on -site customer service to office with on -site customer service. ECDC 16.30.030.0 states that no parking spaces may be located within the street setback. Compliance with this requirement will be verified at the time of associated building permit application review for the parking lot re -striping. A recommended condition of approval states that the applicant must apply for and obtain all necessary building permits and that the application is subject to the applicable requirements in the Edmonds Community Development Code. This recommended condition ensures that any proposed revisions to the site will be reviewed for compliance with applicable site development standards are the time of the associated building permit application. C. Staff finds that with the recommended conditions of approval, the proposal is consistent with the RM-2.4 zoning and site development standards. 3. ECDC 17.50 Off Street Parking Regulations ECDC 17.50.020(B) requires one on -site parking space per 400 square feet for business and professional offices with on -site customer service and one on -site parking space per 800 square feet for offices not providing on -site customer service. According to the floor plans of the two existing buildings (Attachments 4 and 5) as well as the parking information provided by the applicant (Attachment 6), the building addressed 7831 contains 7,000 square feet of commercial space, and the building addressed 7833 contains 5,320 square feet of commercial space, for a total of 12,320 square feet of commercial space on the subject site. At a rate of one stall per 400 square feet, this yields a total of 31 required on -site parking stalls. The site plan (Attachment 3) shows 31 proposed parking stalls to be located on the existing paved surfaces on the site. Thus, it appears that the site will be able to accommodate the increase in parking requirements consistent with ECDC 17.50.020 when going from offices without on - site customer service to offices that provide on -site customer service. A detailed review will be conducted during the associated building permit application review for the re -striping of the parking area in order to ensure that the site will be in compliance with all applicable standards, including the on -site parking requirements of ECDC 17.50. XI. CONDTIONAL USE PERMTS — ECDC 20.05 Refer to the applicant's criteria statement for their analysis of the proposal's compliance with the criteria of ECDC 20.05.010 (Attachment 2). Pursuant to ECDC 20.05.010, no conditional use permit may be approved unless all of the following findings can be made: A. That the proposed use is consistent with the Comprehensive Plan. Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 9 2.1.a Refer to Section IX of this report for a discussion on consistency with the Comprehensive Plan. The portion of the subject site in which the proposed customer -oriented office use is to be located is within the "Multi Family — Medium Density" Comprehensive Plan designation. As stated above, although the goals and policies of the Comprehensive Plan related to residentially designated areas primarily refer to residential development, the zoning designations are what implement the goals and policies of the Comprehensive Plan. The proposed use of customer -oriented offices is an allowed use, with a conditional use permit, in the RM-2.4 zone. In fact, one of the purposes of the RM zones, which is typically the zoning designation assigned to properties within the multi -family Comprehensive Plan designations, states that one of the purposes of the RM zones is "To provide for those additional uses which complement and are compatible with multiple residential uses." 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. As discussed above, no changes are proposed within the northern 300 feet of the subject site located within the Single -Family Residential, RS-8, zone, and no commercial activities are proposed to take place within this portion of the site. The southern 330 feet of the subject site is located in the Multi -Family Residential, RM-2.4, zone. Pursuant to ECDC 16.30.010(C)(1), offices, other than local public facilities, are a primary use requiring a conditional use permit within the RM zones. The subject application is to allow for offices with on -site customer service within the RM-zoned portion of the site; therefore, if the subject application is approved, the proposed use will be consistent with the requirements of the Zoning Ordinance. 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 subject proposal would eliminate the limitation placed on the office uses currently allowed at the site under the previous conditional use permit (Attachment 11) by allowing offices that provide on -site customer service. The site was originally developed as a commercial property prior to annexation into the City of Edmonds. Thus, the proposal is not to create a new commercial property, but simply to allow customer -oriented office uses at a site where non -customer oriented office uses are already allowed under the conditional use permit approved in 1991. Staff has suggested a condition of approval limiting visits to the site by customers to the hours between 6:00am and 11:00pm, consistent with the limitation on hours of operation without a conditional use permit in the Neighborhood Business, BN, zone. At this time, no changes are proposed to the exterior of the building. Any proposed exterior changes and/or changes to the site that trigger design review will be reviewed for compliance with the design review criteria of ECDC 20.10 and 20.11 and landscaping requirements of ECDC 20.13 during the associated building permit review. The proposal should not cause a major increase in traffic along neighborhood streets because access to the site is directly off of 196' St. SW. 1961}i St. SW is identified as a principal arterial street in the City's transportation plan. As a principal arterial street, it can accommodate the increase in traffic that would be generated in changing the use of the RM-zoned portion of the site from non -customer oriented offices to customer -oriented offices. Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 10 2.1.a The proposal to allow offices with on -site customer service does not appear to be detrimental to the public health, safety and welfare, or to nearby property owners. D. Transferability. The hearing examiner shall determine wither 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 applicant has indicated the desire for the requested conditional use permit to be transferable and run with the land (Attachment 2). Staff does not see any concerns with allowing the subject conditional use permit to be transferable to another similar use and has added a recommended condition of approval to that effect. Based on the above analysis, staff finds that, with the recommended conditions of approval, the proposal is consistent with the conditional use criteria contained within ECDC 20.05.010. XII. CONCLUSION AND RECOMMENDATION: Based on the analysis within and the attachments included with this report, staff finds the proposal is consistent with the conditional use criteria for approval listed in ECDC 20.05.010, the Comprehensive Plan, and the Zoning Ordinance. Staff recommends that the Hearing Examiner APPROVE the requested conditional use permit (File No. PLN20170058) with the following conditions: 1. The applicant must apply for and obtain all necessary building permits. This application is subject to the applicable requirements in the Edmonds Community Development Code. It is the responsibility of the applicant to ensure compliance with the various provisions contained in the ordinances. 2. The applicant is responsible for seeking and obtaining all required local, state and/or federal permits or approvals applicable to the proposal. 3. No commercial activity is allowed within the Single -Family Residential (RS) zoned portion of the site. That potion of the northernmost building located within the RS-zoned portion of the site may only function as a single-family residence. 4. Offices on the subject site shall not be open to the public between the hours of 11:00 p.m. and 6:00 a.m. 5. Approval of the conditional use permit does not constitute approval of the improvements as shown on the submitted site plan (Attachment 3). If changes are necessary to the existing parking lot in order to accommodate the increased parking required by ECDC Chapter 17.50, then a building permit will be necessary and the changes will be reviewed for compliance with applicable codes and standards at that time. 6. The conditional use permit shall be transferable to subsequent property owners. Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW P Packet Pg. 11 2.1.a XIII. PARTIES OF RECORD: City of Edmonds 121 — 5th Ave. N Edmonds, WA 98020 Ken Williams 1654 Magnolia Blvd. W Seattle, WA 98199 XIV. ATTACHMENTS: Courtney Williams 11705 - 7th Pl. SE Lake Stevens, WA 98258 Patti Sundquist pjsund@aol.com 1. Land Use Application and Legal Description 2. Applicant's Criteria Statement 3. Site Plan with Proposed Additional Parking 4. Floor Plans of 7831 196t' St. SW 5. Floor Plans of 7833 196t' St. SW 6. Parking Information Provided by Applicant 7. 2009 Site Plan of Subject Property 8. Letter of Complete Application 9. Request for Additional Information 10. Zoning and Vicinity Map 11. Hearing Examiner Decision on File No. CU-78-90 12. Fire Review Comments 13. Building Division Review Comments 14. Engineering Division Review Comments 15. Public Notice Materials 16. Comment Email from Patti Sundquist 17. Staff Response to Patti Sundquist Williams Conditional Use Permit File No. PLN20170058 / 7831 & 7833 19t St. SW Pa Packet Pg. 12 2.1.a City of Edmonds NOV 2 � 2017 Land Use Application DEVELOPMENT SERVICES COUNTER ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT FILE # 2t� 6 ANh YFCONDITIONAL USE PERMIT ❑ HOME OCCUPATION DATE II '6 REC'D BY ` 17 ❑ FORMAL SUBDIVISION SHORT SUBDIVISION FEE �' t RECEIPT # LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT ❑STAFF 7 PB ❑ ADB ❑ CC ❑ OFFICIAL STREET MAP AMENDMENT XHE ❑ STREET VACATION _7 REZONE SHORELINE PERMIT FI VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: • PLEASE NOTE THAT ALL INF'ORAIATION VONTA NJI7 IFYTIIIN F'.1 Pr). ICA TION IS A �1,U1 L I C RECORD 0 PROPERTY ADDRESS OR LOCATION'l PROJECT NAME (IF APPLICABLE) r f PROPERTY ]OWNER 1 1 f PHONE# �y ADDRESS 1+` oC►1�jr' E-MAIL SL R[ L y.5� Q ti�MA FAX # O TAX ACCOUNT # d SEC. TWP. RNG. D,/E/�SSC�CRIPTIONNcOF PROJECT OR PROPOSED USE (ATTACII CCOpVEER�kTTLR AS NECESSARY)Ic T DESCRIBE 14OW THE PRd]E 'MEETS rll'P C: E CY]I]ES (A7TFk'ER k. ER Nl _ ARYROMWT 4 1 T A M • PHONE # APPLICANT{{ ADDRESS E-MAIL �YavUiu FAX# Jy CONTACT PERSON/AGENT yl PlaOldE # 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 inrionflatn and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this applic i t on theVhalthr ow%r ns listed below. SIGNATURE OF APPLICANT/AGENT DATE Properly Own' Authorization 11 r( �'�1certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission f'o he public officials and the staff of the City of Edmonds to enter the subject property for the purpos ion a attendant to this application. SIGNATUREOFOWNE•R ' DATE Questions? Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page 1 of 1 ATTAC Packet Pg. 13 2.1.a � �cc:zi 2017 E/_ I's / T `, 41 PARCEL A. The East half of the Southwest quarter of the Southeast quarter of the Southeast quarter of Section 18, Township 27 North, Range 4 East, W.M., E}fCEP'I' the East 186 feet thereof and &XL'F:PT 196th Street S.W. PA= B: The East 66 feet of the North 300 feet of the West half of the Southwest quarter of the Southeast quarter of the Southeast quarter of Section 18, Township 2 North, Range 4 East, W.M., - All situate in the County of Snohomish, State of Washington. CO 0 0 ti r 0 N z J IL 6 z a� c 0 r .Q a a a U Packet Pg. 14 2.1.a Criteria Statement .►� ?u �0]� ECDC 20.05.010 p�AWAIG [ � �• 1. Comprehensive Plan: The requested conditional use of Customer Oriented Offices is consistent with the Comprehensive Policy Plan of the City of Edmonds. It will provide for a use which is compatible with the adjoining multiple family residential uses. 2. Zoning Ordinance: The proposed use in its location is consistent with the purposes of the zoning ordinances and the RM 2.4 zone in which the subject property is located. It is consistent because it will reserve and regulate an area that will allow for an additional use which will complement and be compatible with multiple residential uses. This consistency with the RM zone applies only to the portion of the site that is zoned RM 2.4. 3. Not Detrimental: The requested use will not be significantly detrimental to the public health, safety and welfare, nor to nearby private properties or improvements. The use will be limited to the area of the site that is zoned RM 2.4. 4. Transferability: Applicant requests the Conditional Use Permit that includes Customer Oriented Offices be transferable and "run with the land" can be transferred to any future property owner as long as the conditions of the approval are still met. ATTAC Packet Pg. 15 2.1.a cy �M, I ^ 'I C.U, co LO 0 0 ti 0 N Z J a. 6 ii c 0 r Q Q. a a U N E m ATTACHME Packet Pg. 16 pV 0a STORAGE HALLWAY STORAGE /74 STORAGE EA WKN OFFICE STORAGE AND GARAGE BATHROOM KITCHEN LAUNDRY OFFICES 4- 7 /ZQW tRQ L I ga '�':�-4 60 - - H I W - STORAGE---- BUILDING 2,LX ATTACHMENIj�llING 1ST FLOOR PLANPacket Pg. r O - GC-E ' q -�"" 11. s-TO PIAG:G- o FFicF- sm2kr VAMdP <40 w "m 2.1.a o a` oo C O 2 a a aa``II U N Q m U) Go to 0 0 I- T- CD N Z J IL r L K w c m ,... ...., a E PARTS LIST O r Q 7931 19 6 s, !i' Packet Pg. 18 2.1aI L !> ! - 1 •�TQ RAC�� ri AM ARU 39'< s<•i s r •f. 11 I i �J F9 L, x p l i-d• �/I•sG uru • - - eAd �n}w1 _ f (, —r _or FIC:F— l A4 Re- 1 � Rr� 8-� fsMA6E '_� fL Xil L� .=9 6 Z 0 ci Jsx� +rfr I _ S S u P/ 41V viEc✓ s S PiL In.U. }AlITS LPF7 + Q -7833 /96 5. W Packet Pg. 19 �!t STQ A �rt p FFICE Ll rr ic2}sr'Y rr 13MV WA =7= _0FifICE .r a PLr4l1l VIED/ UPPE.P [VL kIYWUNS - 9-2 0 Z r & �% 7,FPS ;00. o ,� IS CL D U p E N Packet Pg. 20 2.1.a Evergreen Center 7833 and 7831 196`h St SW, Edmonds, WA Required Parking Calculation for Customer Oriented Offices 1. Building 7833 (South Building) & Building 7831 (North Building): Ground Floor 7833 40'WX80'L 3200 SF 2"d Floor 7833 40'WX53'L 2120 SF Ground Floor 7831 50'WX100'L 5000 SF 2"d Floor 7831 50'WX40'L 2000 SF Total Square Feet Offices 12,320 Divided by 400 SF/1 Parking Space % 400 Number Required Parking Spaces 30.8 Rounded Required Spaces 31 ir,, 2t717 IDIAINJJ(fi»: ATTAC Packet Pg. 21 2.1.a p ct t- r �, Evergreen Center [sy 7833 & 7831 196' St SW, Edmonds, WA i" LO Comparing 2009 Parking Plan to 2017 Parking Plan: CD 04 O 1.) 2009 plan did not recognize the landscaping on the east side of 7833 extends several feet on z J both the north and south ends of the curve. Parking spaces have been added to each end. a 2.) Tenant in 2009 occupied both buildings so a walkway connected 7833 with 7831. This has been z vacated and this creates space enough for 3 spaces behind (to north of) 7833 and 1 more space in front of (to south of) 7831. 3.) 6 Parallel parking spaces have been added on the eastern curb of the property. The two end o r spaces are 16 %: by 8 36 and the spaces in the middle are 20 by 8 %:. The 2017 Parking Plan includes a total of 31 spaces in the paved portion of the properties parking area. Packet Pg. 22 2.1.a Szafran, Michele From: Court Williams <putting@maii.com> Sent: Wednesday, November 29, 2017 10:38 AM To: Szafran, Michele Subject: Parking Plans Attachments: I MG_20171129_0001.pdf Michelle, Here is the reconciliation between the 2009 and 2017 parking plans. Both plans are enclosed. Sent: Wednesday, November 01, 2017 at 2:17 PM From: "Szafran, Michele" <Michele.Szafran@edmondswa.gov> To: "'putting@mail.com"' <putting@mail.com> Subject: 7833 196th St. SW (GIS zoning Map) Courtney, Go 0 0 ti 0 N z J a Thank you for speaking with me this morning about your property located at 7833 196th St. SW. The map below shows the rear building on your property in relation to the existing RS-8/RM 2.4 zoning line. I was looking more at the site plan and floor plans you had submitted with the DRC meeting and noticed that the site plan submitted shows parking proposed within the RS-8 portion of the lot. Additionally the site plan lists the building as 100 feet long but according to the map below the portion of the building in the RM 2.4 zone measures at approximately 62 feet in length. Please be aware that when staff reviews office related uses all site plans and floor plans must only reference the portion of the building and site that are south of the RS-8 zone line. You may also access the GIS map on the City of Edmonds website. Link: http://www.edmondswa.gov/ click on services then into Maps/GIS "Edmonds Web Map" Packet Pg. 23 2.1.a Let me know if you have any questions. Regards, Michele Q. Szafran / Planner City of Edmonds 121 5th Ave. N. Edmonds, WA 98020 w O O ti r O N z J IL Packet Pg. 24 2.1.a 7831 196TH STSW SUITE #101 & 10' 7833 196TH ST SW SUITE #100 & 20 EDMONDS WA 98026 OWNER NORTHWEST ZOOLOGICAL SUPPLY 7831 196TH ST SW SUITE #101 EDMONDS, WA 98026 GOVERNING CODE 2006 IBC TAX ACCOUNT NUMBER 27041800404300 ZONING DESIGNATION CONSULTANTS CIVIL/ STRUCTURAL ENGINEER CG ENGINEERING 250 4TH AVE. S., SUITE 200 EDMONDS, WA 98020 425.778.8500 FAX 778.5536 CONTACT: MELISSA DOONAN SQUARE FOOTAGE OF BLDG 1 TENANT SPACE: SQUARE FOOTAGE OF BLDG 2 TENANT SPACE: NUMBER OF EMPLOYEES: BLDG 1 BLDG 2 TOTAL ON SITE PARKING BUILDING TYPE OF CONSTRUCTION BLDG 1 BLDG 2 5147 SF 9775 SF 31 + 2 HANDICAP MASONRY MASONRY "LOCAL DELIVERY ONLY" SIGN 12" 0 TREE 5'-0" HIGH WOOD FENCE -\ N i 5'-0" HIGH WOOD FENCE DRAWING INDEX: A-1 SITE PLAN A-2.1 BLDG 1 1 ST FLOOR PLANS A-2.2 BLDG 1 2ND FLOOR PLANS A-3.1 BLDG 2 1ST FLOOR PLANS A-3.2 BLDG 2 2ND FLOOR PLANS A-4 BATHROOM ELEVATIONS A-5 DETAILS AND SCHEDULES FP-1 BLDG 1 FIRE PROTECTION PLANS FP-2 BLDG 2 FIRE PROTECTION PLANS M-1 BLDG 1 MECHANICAL PLANS M-2 BLDG 2 MECHANICAL PLANS S-1 STRUCTURAL NOTES S-2 BUILDING 1 SECOND FLOOR FRAMING PLANS S-3 BUILDING 2 SECOND FLOOR FRAMING PLANS S-4 STRUCTURAL DETAILS 193TH ST SW SIERRA DR 00 r 194TH ST SW r g0- 194TH ST SW Elm 00 195TH ST SW 0 196TH ST SW 00 196TH PL SW 2 PROJECT SITE r r 5' x 5' DUMPSTER ro-ilalicit O G =NGINIEC R'NG 250 4TH AVE. S., SUITE 200 EDMONDS, WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 ' - G GUM �4. 0 WAs�r . 1 •M ii A L ra25 L Y�# L9109 94 J Q O CL V) w WWED o cL a. DESIGN: JMS DRAWN: ZOS CHECK: GAG JOB NO: 08038.10 DATE: 01 /23/09 J a- CL J Q in U a 0® ci 0 z N v- 0 W f o-0 Ld z Ld C/') SHEETor- i PL'°rr`��11P��C 00 0 0 0 N Z J d 6 Z 2 IL w .Q a D U N m SITE PLA SCALE: 1 " = 1 60 ATTACHMENT 2.1.a CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION December 27, 2017 Courtney Williams 11705 7"' PL SE Lake Stevens, WA 98258 SUBJECT: NOTICE OF COMPLETENESS FOR CONDITIONAL USE PERMIT APPLICATION, LOCATED AT 7831 & 7833 196" St. SW. FILE NO. PLN20170058 Dear Mr. Williams: Your land use application for a conditional use permit at 7831 & 7833 196t" St. SW (File No. PLN20170058) is considered complete pursuant to Edmonds Community Development Code (ECDC) 20.02.002. Please note, however, that although it has been determined that the application meets the procedural submission requirements and is therefore complete, additional information may be needed as staff continues with review of the application. Staff will contact you as our review continues if additional information is necessary. 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 michele.szafran(7ae,edmondswa.goy. Sincerely, Development Services Department - Planning Division Michele Q. Szafran Planner Cc: File No. PLN20170058 Go LO 0 0 ti 0 N Z J a ATTAC Packet Pg. 26 2.1.a 14kMOTS a 0 AITOW ►i 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION '11 . 18yV January 26, 2018 Mr. Courtney Williams Email: 12uttinagmail.com SUBJECT: REQUEST FOR ADDITIONAL INFORMATION FOR WILLIAMS CUP APPLICATION LOCATED AT 7831 & 7833 196TH ST. SW FILE NO. PLN20170058 Dear Mr. Williams: As you are aware, your application for a Conditional Use Permit at 7831 and 7833 196th St. SW (File No. PLN20170058) has been scheduled for a public hearing before the Hearing Examiner on Thursday, February 8, 2018 at 3:00 PM at the Public Safety Complex, Council Chambers, 250 — 5th Ave. N, Edmonds, WA 98020. Please be aware that your presence at the hearing is highly advisable. If an applicant or their representative is not present, the item may be moved to the end of the agenda. Items not reached by the end of the hearing will be continued to the following meeting's agenda. Upon staff's continued review of your application, however, it was determined that additional information/clarification is necessary. Please provide responses to the following items at your earliest convenience so that staff s review of the proposal can continue: Floor plans were provided for both floors of the building addressed 7833 and for the upper floor of the building addressed 7831; however, a floor plan was not provided for the lower floor of the building addressed 7831. Please provide a floor plan of the entire lower floor of the building addressed 7831. On this floor plan, indicate the location of the zoning line between the RS-8 and RM-2.4 portions of the site. This zoning line is located 300 feet south of the northern property line of the site. 2. The labels on all rooms and spaces of your floor plans are difficult to read due to small font size. Please write out labels on each room and space in larger print on the floor plans for both floors of both buildings. Also, please clearly indicate the suite numbers and boundaries of each suite on all floor plans. In order to keep your project on schedule for the hearing date of February 8, 2018, the following information must be submitted no later than January 30, 2018. You are welcome to contact me with any questions at Jen.Machuga@edmondswa.gov or (425) 771-0220. Sincerely, Development Services Department - Planning Division Jen Machuga Associate Planner Cc: File No. PLN20170058 ATTAC Packet Pg. 27 a v in y U) cn U) U) cn U) U) 0 0 0 0 0 0 a � z > 0 O w K K w w K w K K w w m m m m m O m m LL Co O w a w N ©❑❑ on MEN M®®�• ON J � 1 909L VL9C 6 L9C ZZ9C cZV O E9L 619L BOLL LOLL Z LLL L LLC 6L9L LZ9L LOLL LOLL Vi .J ^ 9LLL 0 ae- m EZLL G! r bZLL I 6ZLL ZELL EO8L 908L 608L Z L8L CL8L OZ8L 98L EEL b06L 182q i•J ^ M 3Ad H19 L V09L E09L (1 809L SL9L v�v Z L9L 6L9L n '1 BZ9C CZ9L 8C9L fir^., lf1 n� I 2.1.a I v a � v Co C, � t o 0 o Co^ O N O c m Z V r 00 to +�•� O rhos Z Z 3 Q n l r O N ° a w J �v O Z 6 L o` LL .--F � ui v O E i r 1O U c m E c E LE Q n n Mi^ o Q O Q N N Q ` ' v d n N c o � c E E v v 0)•— �, m o - 9Z66 bZLL EZLC I LELL DELL a LI I ZELL ZG8Lf 908L 7803 rjr, LI'S b L8L 70fl5 O� E49 90 2 OZ8L d' LO 9Z8LCo r pa L6L L Lb6 L S�]�,L r ML 1 Y 9Z6L n FpQ 61 n � � 0. = n n 6l � M3 L008 9008 coos r90M 6 LL08l 2Lo8 f� SZo8 7l•78 f� EE08 ❑ ZZ08 LLo i 8ZG8 � Ln — O EZ6 L LO L9Ln bO L8 ` oub 90 L8 1. AA Id IS LE ME LL6L jg1b EZ6L CL ZZ6L LZ6L 8Z6�L a rn n �1 r --IV"d H-LO � � m •o O n nn I&TTAC pack F ram+ � ac, r_ E v d Fv E v LL N M Co 00 A P O d 'g. 28 Y 890 19C5 CITY OF EDMONDS 250 - 5TH AVE. N. • EDMONDS, WA 98020 • (206) 771-3202 HEARING EXAMINER FINDINGS AND DECISION OF THE HEARING EXAMINER OF THE CITY OF EDMONDS IN THE MATTER OF THE APPLICATION OF KENNETH & COURTNEY WILLIAMS FOR APPROVAL OF A CONDITIONAL USE PERMIT 2.1.a LARRY S. NAUGHTEN MAYOR FILE: CU-78-90 DECISION: The conditional use permit is granted subject to the conditions listed. INTRODUCTION Kenneth and Courtney Williams, 11250 Kirkland Way, Suite A, Kirk- land, WA 98033 (hereinafter referred to as Applicant), requested approval of a conditional use permit for the allowance of offices in an RM zone, on property located at 7833 - 196th Street SW, Edmonds, Washington (hereinafter referred to as subject property). A hearing on the request was held before the Hearing Examiner of the City of Edmonds, Washington, on January 15, 1991. At the hearing the following presented testimony and evidence: ED SOMERS Planning Dept. City of Edmonds Edmonds, WA 98020 COURTNEY WILLIAMS 2609 E. Beaver Lake Dr. SE Issaquah, WA 98027 CANDY BERTON 7919 - 194th P1 SW Edmonds, WA 98020 KENNETH WILLIAMS 11250 Kirkland Way Suite A Kirkland, WA 98033 STEVEN IRLE 7828 - 193rd P1 SW Edmonds, WA 98020 GREG BERTON 7919 - 194th P1 SW Edmonds, WA 98020 • Incorporated August 11, 1890 & ATTACH Sister Cities International — Hekinan, Japan Packet Pg. 29 HEARING EXAMINER DECISION RE: CU-78-90 2/ 91 Page 2 2.1.a Witnesses (Continued): NORA ROBERTSON 7820 - 193rd P1 SW Edmonds, WA 98020 At the hearing the following exhibits were submitted and were admitted as part of the official record of this proceeding: Exhibit 1 - Staff Report 2 - Application " 3 - Site Plan and Floor Plans 4 - Declaration of Non -Significance and SEPA Checklist 5 - Hearing Examiner's Decision on File #CU-50-85 6 - Determination regarding existing uses on site 7 - Woods letter " 8 - Robertson letter After due consideration of the evidence presented by the Applicant, and evidence elicited during the public hearing, the following Findings of Fact and Conclusions constitute the basis of the deci- sion of the Hearing Examiner. FINDINGS 1. The application is for a conditional use permit for allowance of offices in an RM zone on property located at 7833 - 196th Street SW, Edmonds, Washington. 2. The subject property is located on the north side of 196th Street SW. It has 144 feet of frontage on 196th Street, and 630 feet of lot depth. The property is zoned RM 2.4 on the southern 310 feet of the site. The north 310 feet of the site is zoned RS-8. 3. A reduced copy of a site plan is attached hereto and by this reference is incorporated as part of these Findings. The markings on the site plan, made by the Hearing Examiner at the hearing, indicate the portion of the site that is RM 2.4, and the area that is RS-8. 4. The site is currently developed with two (2) two-story concrete block buildings. These buildings contain offices, storage, and manufacturing uses. 0 0 ti 0 N Z J a. 6 Z as c 0 r Q Q. a a. D U ch E M Packet Pg. 30 HEARING EXAMINER DECISION RE: CU-78-90 2/ 11 Page 3 2.1.a 5. Building #1 and a portion of Building #2 are located in the RM 2.4 zone. The northern portion of Building #2 is located in the RS-8 zone. It is the Applicant's intent to convert the spaces in the building that are not currently used for offices into office space. There is no proposal to place offices in any portion of the building that is zoned RS-8. 6. The Edmonds Community Development Code (ECDC) 16.30.010(C)(1) identifies offices as a primary use of RM zoned property that requires that a conditional use permit. The Applicant seeks its permit pursuant to this ordinance. 7. ECDC 20.05.010 sets forth the criteria for review of a condi- tional use permit within the City of Edmonds. That criteria include: A. The proposed use must be consistent with the Compre- hensive Plan of the City of Edmonds. B. The proposed use and its location must be consistent with the purposes of the zoning ordinances and the pur- poses of the zone district in which the use is to be located, and the proposed use meet all applicable require- ments of the zoning ordinance. C. The proposed use, as conditionally approved, must not be significantly detrimental to the public health, safety and welfare, and to nearby private properties or improve- ments unless the use is a public necessity. D. The Hearing Examiner must determine if the proposed use is transferable. (ECDC) 8. The historical use of the property has been commercial. How- ever, pursuant to ECDC 17.40.010(C), the Applicant was required to terminate the commercial use by January 16, 1986. The Applicant's predecessor obtained a conditional use permit for an extension of five (5) years for the termination of the commercial use. The termination deadline for the commercial use will occur on March 3, 1991, and it is the intent of the Applicant to terminate it and convert the space into office use. 9. The Comprehensive Policy Plan Map of the City of Edmonds designates the subject property as high density residential. w LO 0 0 ti 0 N Z J a 6 Z m c 0 r .Q a Q a U E M Packet Pg. 31 HEARING EXAMINER DECISION RE: CU-78-90 2/ '91 Page 4 2.1.a Offices are consistent with the provisions of the Comprehensive Plan designation because the use will encourage high quality site and c 00 building design and will promote a coordinated development for the ti preservation of the residential nature of the neighborhood. The N proposal is consistent with these policies as set forth in ECDC z 15.20.005. a 6 10. There are non -office commercial uses and outdoor storage on Z site. These uses and storage areas must be removed in order to comply with the zoning regulations, and in particular ECDC 17.40.010(C). c r 11. The site has not been landscaped to City landscaping standards. 2 Adequate landscaping must be consistent with surrounding properties, a and the Applicant must submit a landscaping plan. a 12. The requested conditional use will not be detrimental to L) adjoining properties. No office use will be allowed in the RS-8 E zoned portion of the site. In addition, with proper landscaping and limitation of office uses in the RM 2.4 zone, the site will not be detrimental to other properties in the area. w r c 13. On site is a parking lot. According to the City of Edmonds E Planning Department, the parking available on site is adequate for parking for non -customer oriented offices. 14. The Fire Department of the City of Edmonds reviewed the pro- posal and indicated that all improvements to the buildings must comply with current codes. 15. The Planning Department of the City of Edmonds recommended approval of the proposed conditional use permit subject to condi- tions as set forth in the Staff Report. 16. At the hearing the Applicant indicated that they agree with the conditions as recommended by the City. The Applicant submitted that the portion of the property that is zoned RS-8 will not be used for an office. According to the Applicant, the property will most likely be remodeled and in the future rented out as an apartment. 17. The Applicant submitted that they are going to paint the entire Building #2, even though a portion of it is in the RS-8 zone, and will not be used for office purposes. Packet Pg. 32 HEARING EXAMINER DECISION RE: CU-78-90 2/ '91 Page 5 2.1.a 18. The Applicant submitted that most of the property in the RS-8 zone is wooded, natural area and there will be no detrimental impact o co to adjoining properties to the north because of the buffer. ti Further, he testified that the outdoor storage on site will be o removed. Although their tenant has refused to remove the storage, z the tenant has been given a sixty (60) day evacuation notice which a will expire on February 28, 1991. At that time the outdoor storage c will be removed. Z m 19. At the hearing testimony was received from various witnesses. A summary of their testimony is as follows. o r A. Steven Irle. The witness testified that he owns property 2 a to the north of the subject property. He was concerned about Q- pollution impacts to his property generated from lights from the a. offices, and especially if the offices are in use at night. The witness was also concerned about increased criminal activity and ) property values. He contended that any development of the site E could ruin the aesthetics of the site and that of other properties in the area. He also question whether there would be any violation of the height standards. The witness was informed by the City that the Applicant must comply with all building and development standards of the City of Edmonds. B. Nora Robertson. The witness lives to the north, behind the site. According to the witness, if the use is changed to a commercial business, the parking will impact her property. The City, in response, clarified that in order to be used for a commercial use, the property would have to be rezoned pursuant to a rezone application, and adequate parking would have to be obtained. This is not the intent of the Applicant. C. Greg Berton. The witness was concerned about additional foot traffic in the area. He stated that pedestrian traffic on 196th might continue to walk through the subject property in the northern portion of the site. He contended that there was a need to place a gate at 196th to prevent this type of pedestrian traffic. D. Candy Berton. The witness submitted that her property is northwest of the subject property. She wanted a fence on the northern portion of the site because the storage materials on site create an attractive nuisance to children. Packet Pg. 33 HEARING EXAMINER DECISION RE: CU-78-90 2/7 `1 Page 6 2.1.a 20. Submitted at the public hearing as Exhibits were correspon- dences from neighbors. A summary of correspondence received is as follows: A. Jim and Janie Woods. The letter writers submitted that their residence is located twenty (20) feet from the subject pro- perty. They requested that the property not be changed to multi- family dwelling status now or in the future. They contended that many problems have been created with development of high density living areas, such as limited parking areas, inadequate play area for children, increased traffic, etc. They requested that a minimum six (6) foot high screening fence be erected to divide the "commercial" property from the residential property, and to prevent foot traffic across the residential properties. They also requested a clean up of the property and the removal of storage materials. The witnesses also requested that some maintenance program be established to ensure that the storm drainage system is functional and that there is no impact to the surrounding properties. B. Nora Robertson. The letter writer submitted a letter signed by herself and seven others. She stated that she was against the rezoning of the subject property. The signers contended that they are opposed to the encroachment of businesses into the resi- dential neighborhood. CONCLUSIONS 1. The Applicant requested approval of a conditional use permit for the allowance of an office in an RM zone on property located at 7833 - 196th Street SW, Edmonds, Washington. 2. A conditional use permit is required pursuant to the provisions of ECDC 16.30.010(C)(1). 3. The Hearing Examiner of the City of Edmonds has jurisdictional authority to hold a hearing and to issue a decision based on the authority granted in ECDC 20.100.010(B)(1). 4. ECDC 20.05.010 which sets forth the criteria for review of conditional use permits within the City of Edmonds, have been reviewed by the Hearing Examiner and, with conditions, the requested use satisfies those criteria. LO 0 0 ti 0 N z J a. 6 z as c 0 r M .Q Q. a a. D U ch M Packet Pg. 34 HEARING EXAMINER DECISION RE: CU-78-90 2/ 11 Page 7 2.1.a 5. The proposed use in its location is consistent with the pur- poses of the zoning ordinances and the RM 2.4 zone in which the c subject property is located. It is consistent because it will reserve and regulate an area that will allow for an additional use o which will complement and be compatible with multiple residential z uses. This consistency with the RM zone applies only to the portion a of the site that is zoned RM 2.4. c z 6. The requested conditional use is consistent with the Compre- °' hensive Policy Plan of the City of Edmonds. It will provide for a use which is compatible with the adjoining multiple family resi- dential uses. v 7. The requested use will not be significantly detrimental to the a public health, safety and welfare, nor to nearby private properties a or improvements. The use will be limited to the area of the site v that is zoned RM 2.4. U) E 8. The portion of the property that is zoned RS-8 shall comply with all zoning standards and development regulations for the RS-8 zone. 9. The requested conditional use should be transferable, subject to adherence to the conditions as set forth herein. nF.CTRTON Based upon the preceding Findings of Facts and Conclusions, the testimony and evidence submitted at the public hearing, and upon the impressions of the Hearing Examiner at a site view, it'is hereby ordered that the requested conditional use permit for the allowance of offices on a portion of the property located at 7833 - 196th Street SW, Edmonds, Washington, that is zoned RM 2.4, is granted subject to the following conditions: 1. The existing non -office commercial uses that are on the RM 2.4 zoned portion of the property must be terminated. Further, no non -office commercial use or office use may exist on the portion of the property that is zoned RS-8. 2. All outdoor storage on the property, including outdoor storage areas on both RM 2.4 and RS-8 zoned portions of the site must be removed. The storage must be removed before occupancy permits will be issued. Packet Pg. 35 HEARING EXAMINER DECISION RE: CU-78-90 2/ 31 Page 8 2.1.a 3. A new landscaping plan for the relandscaping of the RM portion of the property must be submitted. c 0 ti 4. The Applicants shall submit paint samples for the repainting of o the buildings in the RM 2.4 and the RS-8 zones to the Architectural z Design Board for approval. a 6 5. The landscaping that is to be created, and the repainting of Z the buildings, must comply with all of the Architectural Design °' Board approval and conditions. Such compliance must occur prior to the issuance of any occupancy permits or business licenses for any o new tenants. v 6. All tenant improvements must comply with all current codes. a a. 7. The offices shall be non -customer oriented offices only, and v must comply with the parking space requirements as set forth in ECDC U) 17.50.020 (B) (6) . E M 8. If customer oriented offices are proposed in the future, the Applicant or successors must seek an additional conditional use w permit to assess the impacts of the proposal. c 9. The Applicant shall provide fencing on the northern boundary of the subject property. Entered this 1st day of February, 1991, pursuant to the authority granted the Hearing Examiner under Chapter 20.100 of the Community Development Code of the City of Edmonds. 4k NOTICE OF RIGHT TO APPEAL Written appeals alleging specific error of fact or other grounds for appeal may be filed with the Planning Department, City of Edmonds, Civic Center, Edmonds, Washington 98020, within fourteen (14) days of the date of the Hearing Examiner's final action. In this matter any appeal must be received by the Department prior to 5:00 p.m. on February 15, 1991. Packet Pg. 36 2.1.a oV EDj4 0 �d December 6, 2017 CITY OF EDMONDS DEPARTMENT OF FIRE PREVENTION MEMORANDUM To: Michele Szafran, Associate Planner From: Kevin Zweber, Fire Marshal Re: Plan Check: PLN20170058 Address: 7833 & 7831 196t" ST SW, Edmonds Project: Conditional Use Permit After review of the preliminary plans for the above project, it was found that the following will be required: 1. Drive aisle must comply with IFC 507 and ECDC. 2. Drive aisle must be marked as a Fire Lane in accordance with COE Fire Lane Standard. Kevin Zweber Assistant Chief — Fire Prevention Services Fire Marshal City of Edmonds, Department of Fire Prevention ATTACH Packet Pg. 37 South Snohomish County Fire & Rescue Regional Fire Authority OV ED,.I,f J ti s Updated: September 2017 NOTE: Detailed plans must be submitted, and approved, prior to painting any new fire lane or modifying any existing fire lane. Fire Lanes must: 1) Be a minimum unobstructed width of 20 feet and minimum unobstructed vertical clearance of 13 feet, 6 inches. Fire lanes shall be a minimum of 26 feet wide in the immediate vicinity of any building over 30 feet in height above grade. Fire lanes shall be located a minimum of 15 feet and a maximum of 25 feet from the building or as approved by the Fire Marshal. 2) Provide Fire Department access to within 150 feet of any portion of an un-sprinkled building. In buildings that provided with an automatic sprinkler, access may be increased, at the discretion of the Fire Marshal. 3) Provide Fire Department access to all on -site fire hydrants and fire department connections (FDC) for sprinkler and standpipes. A hydrant must be located to within 50' of a fire department connection (or as approved by the Fire Marshal) and must not block fire access roads when connected. 4) Have adequate turning radius to allow maneuvering of fire apparatus: inside radius 25 feet; outside radius 45 feet. 5) Be circulating or have an approved turn -around if over 150 feet long. Have grades of no more than 12%. 6) Be paved with asphalt or approved equivalent and be capable of supporting the imposed loads of fire apparatus. 75,000 Ibs GVW, 45,000 Ibs Point Load. 7) Be marked with words "FIRE LANE — NO PARKING." Words to be painted on the pavement inside the lane. Letters to be a minimum of 12" high, 2" stroke, yellow in color, and alternately spaced every 50 feet. 8) Have perimeter striping/curbing to delineate the boundaries of the Fire Lane. Striping to be a minimum of 4 inches wide, 6" Offset from curb or edge of pavement. 9) When approved by the Fire Marshal, signs shall be used in addition to or in lieu of striping. Signs, when approved, shall meet the following requirements: a) Size: 18" high x 12" wide (min.) b) Mounting: Bottom of sign 48" to 60" above grade. c) Style: Industry standard (Vulcan %7-6-9, Rainbow 01-527, EMED TC 18816 or approved equivalent). d) Color: Red lettering on white background e) Spacing: 50' between signs or as required by Fire Marshal. 10)Fire lanes shall be established by these requirements to provide access to buildings during construction, alteration or demolition. Fire Code Supplemental Rules and Regulations are designated interpretations of the adopted International Fire Code, Edmonds Community Development Code and national standards allowed by IFC 102 7,102.8 and 102.9 and ECDC 19.25 which provide specifics and details to aid in conformance with the intent of the governing laws, statutes, ordinances and fire- and life safety -related requirements. 00 LO 0 0 ti 0 N Z J a. 6 Z M0 .Q Q. a a. U N E M Page 1 of 1 Packet Pg. 38 2.1.a CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering ® Fire ❑ PW - Maintenanc 8 Building Project Number: PLN20170058 Applicant's Name: COURTNEY & KEN WILLIAMS Property Location:7833 + 7831 196TH ST SW Date Application Received: I I Date Application Routed: 12.05.17 Zoning: MULTI FAMILY (RM-2.4) Project Description: CONDITIONAL USE FOR OFFICE INCLUDING ONSITE CUSTOMER SERVICE If you have any questions or need clarification on this project, please contact: Responsible Staff: MICHELE SZAFRAN Ext. 1778 — — — — — — — — — — — — — — — — — — — —��""— — — — — — — — Name of Individual Submitting Comments: i � 8 DY�ia — Title: 00 L 1,AUkA P*6 4 Date: ❑ I have reviewed this land use proposal for my department and 1 do not have any 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. vi I have reviewed this land use proposal for my department and have the following comments or conditions: I�U� �16" ivtr � IA-) l / ,P rV,6-1)I�ZIJ -AI-V d f 4:Zi-,44IhA Cs 4,t, ATTACH Packet Pg. 39 2.1.a Date: To: From: Subject: MEMORANDUM January 4, 2018 Michele Szafran, Planner Jeanie McConnell, Engineering Program Manager PLN20170058 — Conditional Use for Office Kin Williams - 7833 196' St SW Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. It is requested that the following be included as a condition of project approval: Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the conditional use permit does not constitute approval of the improvements as shown on the submitted plans. In addition, at the time of building permit submittal, the following items will need to be addressed: 1. Clearly differentiate between existing pavement surfaces and proposed pavement surfaces 2. Provide details for proposed one-way related signage. 3. Provide one-way painted directional arrows on the pavement and details for arrows. 4. Please note, new hard surface areas (new pavement, concrete, etc.) that meet or exceed 2000sf will require stormwater management consistent with Edmonds Community Development Code Chapter 18.30 and the 2014 DOE Stormwater Manual. Thank you. City of Edmonds ATTACH Packet Pg. 40 2.1.a CITY OF EDMONDS NOTICE OF APPLICATION AND PUBLIC HEARING PROJECT DESCRIPTION: The proposal is to allow for customer -oriented office uses within the RM- zoned portion of the site. The southern approximate half of the site is located within the Multi -Family Residential, RM-2.4, zone and the northern approximate half of the site is located within the Single -Family Residential, RS-8, zone. A conditional use permit was approved in 1991 allowing non - customer oriented offices within the RM-zoned portion of the site; however, the owner is now proposing to have customer -oriented offices within this portion of the site. PROJECT LOCATION: 7831 and 7833 196t" St. SW, Edmonds, WA Tax Parcel Number 27041800404300 NAME OF APPLICANT: Ken and Courtney Williams FILE NUMBER: PLN20170058 DATE OF APPLICATION: November 29, 2017 DATE OF COMPLETENESS: December 27, 2017 DATE OF PUBLIC NOTICE: January 10, 2018 REQUESTED PERMIT: Conditional Use Permit (Type III-B Permit Process) OTHER REQUIRED PERMITS: Building Permit EXISTING ENVIRONMENTAL DOCUMENTS: Unknown COMMENTS ON PROPOSAL DUE: February 8, 2018 at 3:00 p.m. (See below for public hearing information) 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 development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the City's website at www.edmondswa.gov through the Online Permits link. Search for permit PLN20170058. PUBLIC HEARING INFORMATION PUBLIC HEARING: A public hearing will be held before the Hearing Examiner on Thursday, February 8, 2018 at 3:00 p.m. in the Council Chambers located at 250 5th Ave North, Edmonds, WA 98020. CITY CONTACT: Jennifer Machuga, Associate Planner Jen.Machuga@edmondswa.gov 425-771-0220 ATTACH ------Packet Pg. 41 2.1.a O O O W 00 00 00 Q cRs o8 c 0 00 w o0 15 Iwo O ;` o`�`�'`19321 p 19313 AO 193RD PL 5 '` �t co19327 ti ti ti 19325 r, '� ti I%- v r. r RS=8 � ^�YO � �O CO ti 7927 ,O o N° 6 1 LS � �O �` SUBJECT N M 00 ��o 7922 }SI,TE 7831 8 7833 LO 7729 19501 196THIS T. SW 00 79S 79s ti N 7s. 0000 N LO N O LO N ONO r- 16 RM-2.4 r. N N %- cCc '?6� 1900600 PL S ��'� ^� 9' 3 g63� N N 02 19701 RS-81909 19703 08 19709 7911 7902 19711 °V E &o�� Zoning and Vicinity Map Williams Conditional Use Permit 7831 & 7833 196th St. SW PLN20170058 Ins. i g90 to o� 7706 770 � N W 5 Scale 1 inch = 170 feet Packet Pg. 42 2.1.a FILE NO.: PLN20170058 APPLICANT: WILLIAMS DECLARATION OF POSTING NOTICE OF APPLICATION & PUBLIC HEARING On the 10 day of January, 2018, the attached Notice of Application & Public Hearing was posted by the City to property owners within 300 feet of the property that is the subject of the above - referenced application. I, Jennifer Machuga, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 10 day of January, 2018 at Edmonds, Washington. Signed: {BFP747887.DOCJ\00006.900000\ } Packet Pg. 43 2.1.a FILE NO.: PLN20170058 APPLICANT: WILLIAMS DECLARATION OF MAILING NOTICE OF APPLICATION & PUBLIC HEARING On the 10 day of January, 2018, 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. 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 10 day of January, 2018 at Edmonds, Washington. Signed: fz,� Packet Pg. 44 2.1.a ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. 00 0 0 ti 0 N Z J a. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. S 5 nature of plicant or Applicant's Representative Subscribed and sworn to before me this .2 th day of OVe iwb car , w ! -7 SUZY GILLIS NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES NOVEMBER 15, 2020 Not ry PubVca and for the State of Washington Residing at & i Revised on 9130/11 P2 -Adjacent Property Owners List Page 2 of 2 Packet Pg. 45 2.1.a 00390600000100 00390600000200 00390600000300 Kenneth Cook Paul Snyder Whitney Pilz 19403 80th Ave W 19407 80th Ave W 19411 80th Ave W Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00496300000100 00496300000200 00496300000300 Eric Starup Lauren Wood Louis Cannon 7927 194th PI SW 7923 194th PI SW 7917 194th PI SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00496300000400 00496300000500 00496300000600 Sharon Turner Robert Harrington Li Danfeng & Xiao Shu Ab Living 7922 194th PI SW 6761 38th Ave SW Trust Edmonds, WA 98026 Seattle, WA 98126 13006 D Park Way San i go, CA 92130 00496300000601 00496300000700 00496300000800 Li Danfeng & Xiao Shu Ab Living Monjazeb Enayat Testamentory David Faires Trust Trust 2017 Richmond St 13006 Deer Park Way 14019 240th St NE Sacramento, CA 95825 San Diego, CA 92130 Arlington, WA 98223 00512400000700 00512400000801 00512400000802 Erwin Merrill Ervin Merill Ervin M rilf 7724 193rd PI SW 7732 193rd PI SW 772 3rd Pf SW Edmonds, WA 98026 Edmonds, WA 98026 onds, WA 98026 00512400000900 00512400001000 00512400001100 Carl Olson John Regan Kathleen Vanvolkenburg 7806 193rd PI SW 5927 181st PI SW 7820 193rd PI SW Edmonds, WA 98026 Lynnwood, WA 98037 Edmonds, WA 98026 00512400001200 00512400001300 00512400001400 Christopher Steed David Orvis Carolyn Meyer 7826 193rd PI SW 7828 193rd PI SW PO Box 704 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98020 00512400001500 00512400001600 00512400001700 Chet Herron Michael Dewitt Dang Pham 7833 193rd PI SW 7829 193rd PI SW 7825 193rd PI SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00512400001800 00512400001900 00512400002000 Jersey West LLC Gary Ammons Oliver Stout Jr 7500 Roosevelt Way NE 7809 193rd PI SW 7803 193rd PI SW Seattle, WA 98105 Edmonds, WA 98026 Edmonds, WA 98026 00512400002100 00539600600500 00539600600600 Shaw Rita M Trust Gary Hoskins Jr Douglas Trost 7729 193rd PI SW 7723 194th St SW 7731 194th St SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Go 0 0 ti 0 N z J a 0 z m c 0 r .Q Q. a a D U N E M Packet Pg. 46 2.1.a 00558900000300 00558900000400 00558900000700 Barry Purcella Lonheim Wright Peggy Spellman 7717 196th St SW 7731 196th St SW 7724 195th St SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98020 00558900000800 00558900000900 00558900001000 Lawrence McLean Steven Cresse Maria Price 7732 195th St SW 7729 195th St SW 7721 195th St SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00558900002100 00558900002200 00572700000100 Michael Gongliewski Christina Houghton Drusilla Meyer 19426 77th PI W 925 Sprague St 8006 Sierra Dr Edmonds, WA 98026 Edmonds, WA 98020 Edmonds, WA 98026 00593000000100 00593000000200 00593000000300 Nancy Carroll Joseph Pasquinelli Scott Wilson 7927 196th PI SW 7923 196th PI SW 7917 196th Place SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00593000000400 00593000000501 00593000000502 Nick Zerafat Jane Swanson Andrew Leith PO Box 3213 7914 196th PI SW 7916 196th PI SW Lynnwood, WA 98046 Edmonds, WA 98026 Edmonds, WA 98026 00593000000700 00659200010000 00663900000100 Perry Motis Pan -Terra Inc John Loft 7922 196th PI SW PO Box 11 7805 194th St SW Edmonds, WA 98026 Edmonds, WA 98020 Edmonds, WA 98026 00663900000200 00663900000300 00663900000400 John Couilliard Ingrid Olson Tiffany Fritchman 7807 194th SW 7806 194th St SW 7804 194th St SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00683100100100 00683100100200 00683100100300 Luljeta Pere Lemlem Teferi Nazriet Gebremedhin 7810 196th St SW Apt Al 7810 196th St SW # A2 7810 196th St SW Unit A3 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00683100100400 00683100100500 00683100100600 Adoracion Magat Keith Green Mark Sundquist 7810 196th St SW Unit A4 7810 196th St SW Unit A5 19710 11th Ave NW Edmonds, WA 98026 Edmonds, WA 98026 Seattle, WA 98177 00683100100700 00683100100800 00683100100900 Huibo Chen David Fonville Dhulfiqar Alsaadi 529 W Bon Air Dr 7810 196th St SW Unit A8 7810 196th St SW Unit A9 Palm Springs, CA 92262 Edmonds, WA 98026 Edmonds, WA 98026 Go LO 0 0 ti 0 N Z J a Packet Pg. 47 2.1.a 00683100200100 00683100200200 00683100200300 Acacio Elmo B & Bernadette B Villa Del Rey Homeowners Assoc 7816 196th St SW Unit D15 Qi Wang 7812 196th St SW Unit B2 8101 4th Ave SW Edmonds, WA 98026 Edmonds, WA 98026 Seattle, WA 98106 00683100200400 00683100200500 00683100200600Go Donald Verochio M Michelet 7812 196th St SW Unit B5 Suzanne Barry 7812 196th St SW Unit B6 LO 7812 196th St SW Unit B4 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 0 N Z J a 00683100200700 00683100200800 00683100300100 6 Ann Schmidt 7812 196th St SW Unit B7 Linda Daniel 7812 196th St SW Unit B8 William Entze 7814 196th St SW #c1 Z Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98020 c 0 00683100300300 00683100300400 00683100300500 r `2 Kris Shields 7814 196th St SW Unit C3 Hong Jou 409 Withershinn Dr Shao Chen 7814 196th St SW Unit C5 0 a Edmonds, WA 98026 Charlotte, NC 28262 Edmonds, WA 98026 D U N 00683100300800 2 00683100300600 00683100300700 Barnett Terre] A Revocable Living Young Kim Kimberly Burk Trust 6341 Arcadia St 2115 204th St SW 2815 Applewood Ln r Corona, CA 92880 Lynnwood, WA 98036 Eugene, OR 97408 E 00683100400100 00683100400200 00683100400300 Hsu r Q Victoria Cheung Victoria Cheung 7816 196th St SW Unit D2 Lawrence 2027 19th Ave S 21761 Russet Ln Brier, WA 98036 Edmonds, WA 98026 Seattle, WA 98144 3 0 a 00683100400400 00683100400500 00683100400600 as Cheuk Lee Kimberly Conant Edward Miller 2513 123rd PI SW Unit B 7816 196th St SW Unit D5 8806 240th St SW u) Everett, WA 98204 Edmonds, WA 98026 Edmonds, WA 98026 c 0 ti 00683100400700 00683100400800 00683100400900 N Gleora Folsom 13545 Bucke Avenue North Thomas Norgaard 7816 196th St SW # D8 Jill Freeborn 7816 196th St SW Unit D9 a Seattle, WA 98133 Edmonds, WA 98026 Edmonds, WA 98026 x 00731282100100 00731282100200 00731282100300 W Frances Sabine Geoffrey Chadd 7821 196th St SW #b Steven Johnston 7821 196th St SW Unit C E 6520 196th St SW #341 Lynnwood, WA 98036 Edmonds, WA 98026 Edmonds, WA 98026 r r Q 00731282100400 00731282300100 00731282300200 Phillips Steven R & Cheri L Trust Brown Wreford 7823 196th St SW Unit A Janne Avatare 7823 196th St SW Unit B 15728 2nd PI W Lynnwood, WA 98087 Edmonds, WA 98026 Edmonds, WA 98026 Packet Pg. 48 2.1.a 00731282300300 00731282300400 00731282500100 Leah Carrido Dan Demick Tibor Nagy 7823 196th St SW Unit C 7823 196th St SW Unit D 7825 196th St SW #a Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00731282500200 00731282500300 00731282500400 Kelli Radcliffe Patricia Nitta Brandon Jones 7825 196th St SW Unit B 7825 196th St SW Unit C 3639a 22nd Ave W Edmonds, WA 98026 Edmonds, WA 98026 Seattle, WA 98199 00806700100100 00806700100200 00806700100300 Michael Peetermans Aster Gebremedhin Derrick Kirkwood 7730 196th St SW Unit 1 7730 196th St SW Unit 2 7730 196th St SW Unit 3 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00806700100400 00806700100500 00806700100600 Enrique Rivera Kris Sorenson David Olsen 7730 196th St SW Unit 4 7730 196th St SW Unit 5 724 Cedar St Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98020 00806700100700 00806700100800 00806700100900 Ron Orr Eileen Martin Brian Baker 24494 SE 177th St 7730 196th St SW Apt 8 7730 196th St SW Unit 9 Maple Valley, WA 98038 Edmonds, WA 98020 Edmonds, WA 98026 00806700101000 00806700101100 00806700101101 Cheri Williams Steven Jesionowski Devin Ellingson 7730 196th St SW Unit 10 7730 196th St SW Unit 11 7730 196th St SW Unit 11a Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00806700201200 00806700201300 00806700201400 Jua Rountree Tammy Johnson Andea Fahland 7740 196th St SW Unit 12 7740 196th St SW #13 7740 196th St SW Unit 14 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00806700201500 00806700201600 00806700201700 Elena Rabinovics David Polivka Neil Finlayson 7740 196th St SW Apt 15 7740 196th St SW Unit 16 7740 196th St SW Unit 17 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00806700201800 00806700201900 00806700202000 Mary Byington Jones Family Irrevocable Trust Tammy Custer 7740 196th St SW Unit 18 11535 Makah Rd 7740 196th St SW #20 Edmonds, WA 98026 Woodway, WA 98020 Edmonds, WA 98026 00806700202100 00806700202200 00806700202300 Joseph Marceau Kathleen Kurtz Steven Freimark 505 5th Ave S Unit 105 7740 196th St SW Unit 22 126 Pine St Edmonds, WA 98020 Edmonds, WA 98026 Edmonds, WA 98020 Go LO 0 0 ti 0 N Z J a Packet Pg. 49 2.1.a 00819200000100 00819200000200 00819200000300 Mohammad Siddique Michael Maher Kimberley Booth 7803 196th St SW Unit A 7803 196th St SW Unit B 7803 196th St SW Unit C Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00819200000400 00819200000500 00819200000600 Timothy Davis Matthew Gemmill Linda Breiwick 7805 196th St SW #a 7805 196th St SW Unit B 608 9th Ave S Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98020 00819200000700 00827000100100 00827000100200 Nevin Mann Margery Rosen Kaila Mouwdy 411 Custis Rd 7901 196th St SW Unit 1 7901 196th St SW Unit 2 Glenside, PA 19038 Edmonds, WA 98026 Edmonds, WA 98026 00827000100300 00827000100400 00827000100500 John Wilczynski Romulo Vicencio Megan Evans 7901 196th St SW Unit 3 7901 196th St SW Unit 4 7901 196th St SW Unit 5 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00827000100600 00827000100700 00827000100800 Jingwen Li Rachael Black Mary Leicester 7901 196th St SW Unit 6 7901 196th St SW Unit 7 7901 196th St SW Unit 8 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00827000100900 00827000102200 00827000102300 Alissa Dorn Susan Foley Rachael Black 7901 196th St SW Unit 9 7901 196th St SW Apt 22 7901 196th St SW Unit 7 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00827000201000 00827000201100 00827000201200 Min Li Ian Pamplin J Pouch 7901 196th St SW Unit 10 7901 196th St SW # 11 7901 196th St SW Unit 12 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00827000201300 00827000201400 00827000201500 Maria Choate Michael Anderson Michael Sussman 7901 196th St SW Unit 13 7901 196th St SW Unit 14 7901 196th St SW Unit 15 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00827000201600 00827000201700 00827000201800 April Goodson Affiong MacAuley Jean Vranesh 7901 196th St SW Unit 16 7901 196th St SW Unit 17 7901 196th St SW Unit 18 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 00827000201900 00827000202000 00827000202100 Christopher Falk Stacy Flower Jessica Lane 7901 196th St SW Unit 19 7901 196th St SW Unit 20 7901 196th St SW Unit 21 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Go 0 0 ti 0 N Z J a Packet Pg. 50 2.1.a 27041800401000 Townhouse Green 17926 Talbot Rd Edmonds, WA 98026 27041800403600 Lauren Donald L Revocable Living Trust 19321 80th Ave W Edmonds, WA 98026 27041800404100 Laura Greig 10019 123rd Ave NE Lake Stevens, WA 98258 27041900100600 Catherine Vergin 7802 196th St SW Edmonds, WA 98026 27041800403200 William Baxter 19313 80th Ave W Edmonds, WA 98026 27041800403700 Douglas Hagey 19327 80th Ave W Edmonds, WA 98026 27041800406200 Jeremy Anderson 19305 80th Ave W Edmonds, WA 98026 27041900100900 Golden Stream Investment Lp 7832 196th St SW Edmonds, WA 98026 27041800403500 Richard Wichers Jr 19325 80th Ave W Edmonds, WA 98026 27041800404000 John Loft 7805 194th St SW Edmonds, WA 98026 27041800406300 Jeffrey Eigenraam 19309 80th Ave W Edmonds, WA 98026 27041900116900 Edmonds Ridge LLC 2400 NW 80th St Pmb 158 Seattle, WA 98117 00 0 0 ti 0 N Z J a Packet Pg. 51 2.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard 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 Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH791910 PLN20170058 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 01/10/2018 and ending on 01/10/2018 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fe -,for such publication is 580.8 Subscribed and swo before me on this �. day ❑ No ry Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 JEN MACHUGA �'VlV7TM'i A./\ P tUar X � r�ublfc MykeWsamrdb+t ,trr;UEifdS12L: Packet Pg. 52 CLASSIFIED ADVERTISING CITY OF EDMONDS NOTICE OF APPLICATION AND PUBLIC HEARING PROJECT DESCRIPTION:7ho propose{ IS to allay }dr cusl*mer- oriented otlice uses within the nM•xuned portion al Iho 8lte. The southern eppraxlmale half of the slter Is located within fha Mulli- Famlly nasidenlial, RM-2.4, xon0 and !ha northern app,oxlmies half o} the gllo is tdC0led within the Single -Family Resldontla1. RS-8, xono. A conditional use parmit was approved In 1881 nllowing non -customer oriented all{c06 within Iha RM-zoned portion 011he slta; however, the Owner Is now proposing to have customer-erienlod 0111M within Ihis portkm of lho site. PROJECT LOCATION: 1031 and'198th S1, SW, Edmonds, WA Tax Parcel Number 27D41800404300 NAME OF APPLICANT` Ken end Courtney Williams FILE NUMBER: PLN20170050 DATE OF APPLICATION;Nolrembar 29.2017 DATE OF COMPLETENESS: December 27, 2017 DATE OF PUBLIC NOTICE: January 10, 201B REQUESTED PERMTT: Conditional Use Permll {7voe III.8 Permh Process} OTHER REQUIRED PERirfIIiTS: Sulldinqq PAfml1 EKISTINd ENVIRONMENTAL➢OCUMENTS! Unknown COMMENTS ON PROPOSAL DUE: February 8.2018 at 3:OD p.m, An yy person has the right to comment on this appllcallon during public comment period, receive nollco and participate In any I+earinps, and request a copy of the declalo , on I h a application. The City may accept public Comments at any Ilme prior to the dosing of the record al an open record predecisien hearing, if any, of, it no *pan feCord pfedecislon hoering Is pr*vidad. prior la the peel Sian an the prolacf pefmiT. or,y parties h! record as dallned in ECDC 20.07.003 have standing to Inlllale an admktlstfaeve appeal. Information on this dovolopmanl a plicatton can be vlewed or obtained at the Clly of Edmonds Development Services Oaparknopt, 121 Sth Ave North, Edmonds, WA 98020 tretween the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday. Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the Clt%' webslle at www.edmen ,peg through the Online Pormiis IIns; IoLrch for permit�PLN2g17D058. PUBLIC HEARING: A public.. hearing will be held before the Hawing Exam,nor or, Ihyfsdav�Eabrlj su S iL�AL OIlJi 47 in the Council Chambers tocated dt 280 Sih Ava Norgi, Edmonds, WA 98020 CITY CONTACT: Jennifer Machuga, Associate Planner J� edmondswa.aov 425-771-0220 Published: January 10, 2018. EDH791910 00 11.0 0 ti O N Z J a 6 Z as c 0 r .Q >Z Q d D U to E R to r C d E t V R r Q r 3 O N w t4 U) O LO 0 0 ti O N Z J a r a+ t K W C d E L v R r r Q Packet Pg. 53 2.1.a Machuga, Jen From: Patti Sundquist <pjsund@aol.com> Sent: Sunday, January 14, 2018 11:55 AM To: Machuga, Jen Subject: PLN20170058 0o LO 0 0 ti I'm inquiring about the nature of the business that is proposed here. This will help determine the amount of people z traffic, the volume and time of day. Also, how it may affect traffic, parking, and property values. Thank you, Patti a Sundquist, adjacent property owner. 14 Sent from my Wad ATTACH ----Packet Pg. 54 2.1.a Machuga, Jen From: Machuga, Jen Sent: Wednesday, January 17, 2018 2:15 PM To: 'Patti Sundquist' Subject: RE: PLN20170058 00 LO 0 0 ti Hi Patti, N z J Sorry I missed your call this morning, but I'd be happy to discuss the application with you in further detail. I will be in the a - office all day today, so feel free to give me a call when it's convenient for you. The application is not limited to a specific z business that is proposing to be located at the subject site, but is instead being kept more general to allow for any type T of office that provides on -site customer service, which would allow for a change in tenants in the future as long as the r new tenants are also offices. For your reference, our code defines office (ECDC 21.75.010) as follows: "Office means a building or separately defined space within a building used for a business which does not include on -premises sales of ci goods or commodities." Q- Q. a Our on -site parking regulations require one parking stall per 800 square foot of offices that do not provide on -site customer service and one parking stall per 400 square feet for offices that provide on -site customer service. If the v U) requested conditional use permit is approved and if all tenants at the site end up being offices that provide on -site E customer service, it appears that a few additional parking stalls will need to be added. The applicant indicated that they can accommodate for these additional parking stalls along the existing paved surface on the eastern side of the site. Feel free to give me a call if you'd like to discuss this further. Sincerely, Jen Jennifer Machuga, Associate Planner City of Edmonds, Planning Division 121 - 5th Avenue North Edmonds, WA 98020 (425) 771-0220 ext. 1224 Jen. Mach ugaCd)edmondswa.gov Development Services Hours: Monday & Tuesday 8:00 AM - 4:30 PM Wednesday 8:30 AM - Noon Thursday & Friday 8:00 AM - 4:30 PM -----Original Message ----- From: Patti Sundquist [mailto:pjsund@aol.com] Sent: Sunday, January 14, 2018 11:55 AM To: Machuga, Jen <Jen.Machuga@edmondswa.gov> Subject: PLN20170058 I'm inquiring about the nature of the business that is proposed here. This will help determine the amount of people traffic, the volume and time of day. Also, how it may affect traffic, parking, and property values. Thank you, Patti Sundquist, adjacent property owner. Sent from my iPad ATTACH ------Packet Pg. 55