R-2007-53_PB-StaffReport.pdf
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION ADVISORY REPORT
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
To:
EDMONDS PLANNING BOARD
From
:
Gina Coccia
Planner
Date:
Planning Board Meeting of September 12, 2007
File:
R-2007-53
Application by A.D. Shapiro Architects / Marier & Marier for a rezone of properties
at 23601 Edmonds Way from the current zoning of Neighborhood Business (BN) to
Community Business – Edmonds Way (BC-EW).
Hearing Date, Time, and Place:
September 12, 2007, at 7:00 PM,
Edmonds City Council Chambers
Public Safety Complex
th
Avenue North
250 - 5
TABLE OF CONTENTS
Section Page
I.INTRODUCTION................................................................................................................................2
A.APPLICATION..............................................................................................................................2
B.RECOMMENDATION..................................................................................................................2
II.FINDINGS OF FACT AND CONCLUSIONS..............................................................................2
A.SD...........................................................................................................................2
ITEESCRIPTION
B.SEPA(SEPA)...............................................................................3
TATENVIRONMENTALOLICYCT
.DEVELOPMENT()...............................................3
CEDMONDS COMMUNITY CODE ECDC COMPLIANCE
D.....................................................................................................................5
COMPREHENSIVE PLAN
III.ATTACHMENTS.............................................................................................................................6
V.PARTIES OF RECORD..................................................................................................................6
City of Edmonds Planning Board
I. INTRODUCTION
A. APPLICATION
1.Applicant:
A.D. Shapiro Architects / Marier & Marier.
2.Site Location:
23601 Edmonds Way (Refer to Attachment 1).
3.Request:
Application for a rezone from “Neighborhood Business” (BN) to
“Community Business – Edmonds Way” (BC-EW) (see Attachment 2).
4.Review Process:
Rezone - Planning Board conducts a public hearing and
forwards a recommendation to the City Council for final decision.
5.Major Issues:
a.
Compliance with Edmonds Community Development Code (ECDC)
Chapter 20.40 (REZONES).
b.
Compliance with Edmonds Community Development Code (ECDC)
Chapter 20.100 (HEARING EXAMINER, PLANNING ADVISORY
BOARD AND CITY COUNCIL REVIEW).
B. RECOMMENDATION
Based on Findings of Fact, Analysis, Conclusions, and Attachments in this report,
staff recommends that the Planning Board make a recommendation to the City
APPROVE
the requested rezone to “Community Business – Edmonds
Council to
Way” (BC-EW).
II. FINDINGS OF FACT AND CONCLUSIONS
A. SITE DESCRIPTION
1. Site Development and Zoning
a.Facts:
(1)Size and Shape:
The area under review is on the south side of
th
236 Street SW and on the east side of Edmonds Way (SR-104).
The site is approximately 0.60 acres in size and has about 210 feet
of frontage along Edmonds Way and about 160 feet of frontage
th
along 236 Street SW.
(2)Land Use:
The eastern parcel is undeveloped, while the western parcel is
vacant but had previously been developed with a self-serve diesel
gas station.
(3)Zoning:
Current zoning of the subject properties is Neighborhood Business
(BN) as shown on the vicinity map (see Attachment 1).
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2. Neighboring Development and Zoning
a.
Facts:
(1)North:
Both single family development and commercial
th
development lay north of the property across 236 Street SW in
Unincorporated Snohomish County (see Attachment 1).
(2)East:
Properties immediately east are zoned Multiple Residential
(RM-1.5). Slightly further east begins an area of Single-family
Residential (RS-8).
(3)South:
An area of Community Business (BC) is adjacent to the
south (see Attachment 1).
(4)West:
Properties to the west across Edmonds Way are zoned RM-
1.5 (with one parcel zoned BN) and consist of primarily multi-
family development.
B. STATE ENVIRONMENTAL POLICY ACT (SEPA)
1.Fact:
A Determination of Nonsignificance was issued on August 14, 2007, for
the change in zoning (see Attachment 3).
2.Conclusion:
SEPA requirements have been satisfied for the proposed change
in zoning.
C. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE
1.ECDC Section 20.40 (Rezones)
a.Facts:
(i)
The BC-EW zoning classification is included in Attachment 4 for
reference.
(ii)
The applicant has submitted material in support of their application
(see Attachment 2). Their discussion addresses the factors to be
considered for a change in zoning.
(iii)
Edmonds Community Development Code (ECDC) Section 20.40.010
provides that, at a minimum, the following factors shall be considered
in reviewing an application for a rezone:
(1)Comprehensive Plan.
Whether the proposal is consistent with
the Comprehensive Plan; and,
(2)Zoning Ordinance.
Whether the proposal is consistent with the
purposes of the Zoning Ordinance, and whether the proposal is
consistent with the purposes of the proposed zone district; and,
(3)Surrounding Area.
The relationship of the proposed zoning
change to the existing land uses and zoning of surrounding or
nearby property; and,
(4)Changes.
Whether there has been sufficient change in the
character of the immediate or surrounding area or in city policy
to justify the rezone: and,
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(5)Suitability.
Whether the property is economically and
physically suitable for the uses allowed under the existing
zoning, and under the proposed zoning. One factor could be the
length of time the property has remained undeveloped compared
to the surrounding area, and parcels elsewhere with the same
zoning; and
(6)Value.
The relative gain to the public health, safety and welfare
compared to the potential increase or decrease in value to the
property owners.
b.Analysis:
(i)
Comprehensive Plan.The Comprehensive Plan designates the subject
property as part of the “Edmonds Way Corridor.” The existing BN and
the proposed BC-EW zones are consistent with that designation. \[2007
Comprehensive Plan, pg. 16\] Also refer to the additional discussion
under II.D, below.
(ii)
Zoning Ordinance. The purposes of the proposed BC-EW zone are
given in ECDC 16.50.005 (see Attachment 4), and are listed below.
The proposed BC-EW zone is specifically intended for application
within the Edmonds Way Corridor, and is appropriate to be applied
when design transitions and buffering can be provided.
A. To reserve areas for those retail stores, offices, service
establishments and amusement establishments which offer goods
and services to the entire community;
B. To ensure compact, convenient development patterns by
allowing uses that are operated chiefly within buildings;
C. To allow for mixed-use development which includes multiple
dwelling unit(s) that support business uses.
D. To implement the policies of the Edmonds' Comprehensive
Plan for the Edmonds Way Corridor.
E. To meet the goals of the Growth Management Act and the City
of Edmonds' Comprehensive Plan for housing diversity and
economical vitality.
(iii)
Surrounding Area. The site is located generally along SR-104. There
are a mix of uses, mainly comprised of multi-family and small-scale
commercial businesses.
(iv)
Changes.The trend is toward an overall intensification of uses along
SR-104. Further north along Edmonds Way, there are several new
areas that have recently been rezoned to BC-EW and they promise a
mix of residential and commercial uses similar to this proposal.
(v)
Suitability.The property in question appears to be economically and
physically suitable for development under the proposed BC-EW zone.
The SR-104 corridor provides significant opportunities for transit
service, and the local topography will help orient future development
th
of the site to SR-104 and 236 Street SW.
(vi)
Value. In addition to the increased value that the property owner may
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realize from the change in zoning, additional value should also be
added to the city since, if redevelopment occurs, additional small-scale
commercial development will be available to residents in the vicinity.
The development of additional dwelling units and employment within
areas designated for this type of development supports the City’s GMA
responsibilities in a way that reduces the potential for additional
changes in zoning in areas that don’t have the supporting infrastructure
or services available. This development will be served by a high-
volume arterial and public transit that are necessary to support mixed
use development.
c.Conclusions:
(i)
The proposed rezone is consistent with the Comprehensive Plan land use
designation for the subject property.
(ii)
The proposed rezone is consistent with the purposes of the zoning
ordinance.
(iii)
Based on the facts and analysis contained above, planning staff
concludes that the proposal satisfies the criteria for a change in zoning.
D. COMPREHENSIVE PLAN
1.Comprehensive Plan Policies:
a.Facts:
(i)
This site is currently designated as part of the “Edmonds Way Corridor.
Relevant policies for the Edmonds Way Corridor include:
F. Goals for the Edmonds Way Corridor. The Edmonds Way
Corridor consists of portions of Edmonds Way between the 100th
Avenue West intersection and Highway 99. This corridor serves as a
key transportation corridor, and also provides a key link between
Edmonds and Interstate 5. Established residential areas lie on both
sides of the corridor. An established pattern of multiple family
residential development lies along much of the corridor, while small-
scale businesses can be found primarily near intersections. A major
concern is that the more intensive development that occurs along the
corridor should not interfere with the flow of through traffic or
intrude into adjoining established communities.
F.1. Permit uses in planned multiple family or small-scale business
developments that are designed to minimize contributing
significantly to traffic congestion.
F.2. Provide for transit and pedestrian access to development.
F.3. Use design review to encourage the shared or joint use of
driveways and access points by development onto SR-104 in order to
support the movement of traffic in a safe and efficient manner. Site
access should not be provided from residential streets unless there is
no feasible alternative.
F.4. Use design review to ensure that development provides a
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transition to adjacent residential neighborhoods. For uses in
transitional areas adjacent to single family neighborhoods, use
design techniques such as the modulation of facades, pitched roofs,
stepped-down building heights, multiple buildings, and landscaping
to provide designs compatible with single family development. Make
use of natural topography to buffer incompatible development
whenever possible.
b.Analysis:
(i)
The Comprehensive Plan Policies noted above encourage the siting of
multi-family residential or commercial uses within the Edmonds Way
Corridor, so long as traffic impacts and transitions can be addressed. The
proposed mixed use Edmonds Way zoning is consistent with the stated
intent.
c.Conclusions:
(i)
The proposal is consistent with the policy direction in the
Comprehensive Plan, and with the “Edmonds Way Corridor” designation
for the subject property.
E. TECHNICAL COMMITTEE
No comments were received from City departments reviewing the proposal.
F. PUBLIC COMMENTS
No comment letters have been received, although one individual has requested to be
added as a party of record and is noted below.
III. ATTACHMENTS
1.
Comprehensive plan, zoning , and aerial/topo vicinity maps.
2.
Supporting material submitted by the applicant.
3.
SEPA Determination
4.
ECDC zoning regulations for BC-EW zone.
V. PARTIES OF RECORD
Tony Shapiro Thomas R. Marier Bruce P. Witenberg, P.S.
A.D Shapiro Architects Marier & Marier BRESKIN & WITENBERG, PLLC
rd
624 Edmonds Way 4946 NE 193 Street 1301 Fifth Avenue – Suite 2600
Edmonds WA 98020 Lake Forest Park WA 98155 Seattle WA 98101-2618
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