Ordinance 31760006.150.001(6)
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12/3/97
ORDINANCE NO. 3176
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE EDMONDS
COMPREHENSIVE PLAN CONCEPT MAP IN ORDER TO
REDESIGNATE PROPERTY GENERALLY LOCATED
BETWEEN EDMONDS WAY AND 228TH ST. S.W. JUST
EAST OF 95TH PL. W. FROM SINGLE FAMILY
RESIDENTIAL TO EDMONDS WAY CORRIDOR AND
FIXING A TIME WHEN THE SAME SHALL BECOME
EFFECTIVE.
WHEREAS, RCW 36.70A.130 states that proposed amendments to a
comprehensive plan are to be considered no more frequently than once a year, and
WHEREAS, as required by ECDC 20.00.010, proposed amendments to the
Edmonds Comprehensive Plan were submitted to the City of Edmonds for the 1996
Comprehensive Plan amendment review process by November 1, 1996, and
WHEREAS, the Edmonds Planning Board has reviewed the requested amendments
in a series of public hearings on March 12, 1997, May 28, 1997, June 25, 1997 and July 7,
1997, and
WHEREAS, as part of those hearings the Planning Commission considered a
Comprehensive Plan Concept Map amendment for property generally located between Edmonds
Way and 228th St. S.W., just east of 95th PL. W. from Single Family Residential to
Neighborhood Commercial or Mixed Use Commercial, and
181338 -1-
and
WHEREAS, the vicinity map for the subject property is attached as Exhibit A,
WHEREAS, the Edmonds Planning Department staff has recommended approval
of the requested amendment, and
WHEREAS, the Planning Commission was not able to agree on a
recommendation, and
WHEREAS, the City Council, on October 21, 1997, after a public hearing, has
approved the requested amendment for that portion of the requested amendment depicted in the
vicinity map attached as Exhibit B with the intent that the property subject to the amendment
would be rezoned to BP, Planned Business, and
WHEREAS, the portion of the proposed amendment that was not approved by the
Council has been remanded by the Council to the Edmonds Planning Board for further
consideration as part of the 1998 Comprehensive Plan amendment review process, NOW,
THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. The Edmonds City Council approves the application for an amendment
of the Comprehensive Plan Concept Map for the property described in Exhibit B from Single
Family to Westgate Corridor. In support of its approval, the City Council adopts the findings
and conclusions in the Edmonds Planning Department staff report to the extent that they address
the subject property, a copy of which is attached as Exhibit C and incorporated by this reference
as if set forth in full. Based upon the attached findings and conclusions, and concurrent review
181338 -2-
of all 1996 proposed Comprehensive Plan amendments and their cumulative impacts, the City
Council also makes the following findings as required by ECDC 20.00.050:
A. The proposed amendment is consistent with the
provisions of the Edmonds Comprehensive Plan and is in
the public interest; and
B. The proposed amendment is not detrimental to the
public interest, health, safety or welfare of the city; and
C. The proposed amendment maintains an appropriate balance of land
uses within the city; and
D. The subject parcel is physically suitable for the requested land use
designation and anticipated development, including access, provision of
utilities, compatibility with adjoining land uses and absence of physical
constraints.
Section 2. Severability. If any section, sentence, clause or phrase of this
ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other
section, sentence, clause or phrase of this ordinance.
Section 3. Effective Date. This ordinance shall take effect at 12:01 a.m.,
February 1, 1998.
APPROVED:
Now /� s/ �� IME—VA" � .
MAYOR, BARB�,RA S. FAH
ATTEST /AUTHENTICATED :
"Je exd�
CITY CLERK, SANDRA S. CHASE
181338 -3-
k v", Z•Iil 0 �z.T.yl�•� C•
OFFICE OF THE CITY ATTORNEY:
BY
FILED WITH THE CITY CL E 12/12/97
PASSED BY THE CITY COUNCIL: 12/16/97
PUBLISHED: 12/21/97
EFFECTIVE DATE: 02/01/98
ORDINANCE NO. 3176
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Vicinity and Zoning Map
Item #10
Exhibit A
� Vicinity and Zoning Map
Item #5/10
Exhibit B
CITY OF EDMONDS
• 250 5TH AVENUE NORTH, EDMONDS WA 98020
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•
PLANNING DIVISION
ADVISORY REPORT
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
TO: PLANNING BOARD
FROM: /4
Ro ert Chave, AICP Jeffrey S. Wilson, AICP
Planning Manager Current Planning Supervisor
DATE: March 21, 1997
FILE: CDC- 97 -29, ITEMS #5, 10
HEARING DATE, TIME, AND PLACE: March 26, 1997 at 7:00 P.M.
Plaza Room - Edmonds Library
650 Main Street
TABLE OF CONTENTS
Section
Page
Application.................................................... ...............................
Recommendation................. ................,.............. 2
SiteDescription .................................................................:................................. ............................... 2
History................................................................................................................. ............................... 2
ComprehensivePlan (ECDC) ..................................................................... ............................... 2
Edmonds Community Development Code (ECDC) Compliance ....................... ............................... 4'
Appendices.......................................................................................................... ............................... 5
Exhibit C
I. INTRODUCTION
A. APPLICATION
1. Applicants: Donald Paris/ Pagliacci
2. Site Location: Area between SR -104 and 228th ST SW, generally located between
98th AV W and 93rd PL W.
3. Request: Comprehensive Plan Map Amendment to "Neighborhood Commercial" or
"Mixed Use Commercial"
4. Review Process: Comprehensive Plan Amendment; Planning Board makes
recommendation to the City Council for final action.
B. RECOMMENDATION
Based_on Statements of Fact, Conclusions, and Attachments in this report, we recommend
approval of a corridor commercial or neighborhood commercial designation.
II. FINDINGS OF FACT AND CONCLUSIONS
A. SITE DESCRIPTION
1. Site Characteristics:
a. Size and Shape: Approx. 8.6 acres. The property slopes downward west of 95th
• PL W. The frontage to the west in the RM -1.5 zone is separated from single family
development to the north by a vertically rising bluff.
b. Existing Zoning: RM -1.5 (Multiple Residential) and RS -8 (Single Family).
C. Existing Land Use: Three single family structures west of 95th PL W and a
former day care school east of 95th PL W. 'A parking lot occupies the RM -1.5
zone at the west end of the property.
2. Neighboring Characteristics:
a. North: Single family neighborhood.
b. South: Multi family developments south of SR -104 interspersed with single
family homes.
C. East: Westgate Chapel east to 92nd AV W, then single family development.
d. West: Mixture of commercial uses along SR -104. A gas station (BP) occupies
the BN zone immediately west of the property. An electrical substation lies just
southeast of the BP gas station.
B. HISTORY
1. No recent changes in zoning have occurred, The subject property was annexed to the
City in October 1995. Comprehensive plan and zoning classifications comparable to
existing County designations were applied at the time of annexation.
• C. COMPREHENSIVE PLAN (ECDC)
Staff Report: Items 5, 10 Page 2
1. a. Fact: The Comprehensive Plan Map currently designates the property as Single
Family."
The area immediately west of the property is designated as "Community
Commercial," while other areas along the SR -104 corridor are designated as
"Corridor Development." The following policies are contained in the
Comprehensive Plan's general discussion of commercial development:
B.1. A sufficient number of sites suited for a variety of commercial uses
should be identified and reserved for these purposes. The great majority of
such sites should be selected from parcels of land already identified in the
comprehensive plan for commercial use and /or zoned for such use.
B.3. The proliferation of strip commercial areas along Edmonds streets and
highways and the development of commercial uses poorly related to
surrounding land uses should be strongly discouraged.
B.4. The design and location of all commercial sites should provide for
convenient and safe access for customers, employees and suppliers.
The following policies are contained in the Comprehensive Plan's discussion of
Community Commercial development:
D. Goals for Community Commercial Areas. Community commercial areas
are comprised of commercial development serving a dual purpose: pose: services
and shopping for both local residents and regional traffic. The intent of the
community commercial designation is to recognize both of these purposes by
permitting a range of business uses while maintaining a neighborhood scale
and design character.
• D.1. Permit uses in community commercial areas that serve both the local
neighborhood and regional through - traffic.
The following policies are contained in the Comprehensive Plan's discussion of
Neighborhood Commercial development:
E. Goals for Neighborhood Commercial Areas. Neighborhood commercial
areas are intended provide services and convenient shopping for local
neighborhoods. They are small in area and building scale (not more than
two stories), with an emphasis on pedestrian access for local residents.
E.1. Neighborhood scale commercial development (convenience stores)
should be located at major arterial intersections and should be designed to
minimize interference with through traffic.
E.2. Permit uses in neighborhood commercial areas that are intended to
serve the local neighborhood.
While some policies are specific to the area west of the Westgate shopping
district, the following policies are contained in the Comprehensive Plan's
discussion of Westgate Corridor development:
F.2. Permit uses in planned business areas that are primarily intended to
serve the local neighborhood while not contributing significantly to traffic
congestion.
F.4. 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.
•
Staff Report: Items S, 10 Page 3
F.S. Use design review to ensure that development provides a transition to
• adjacent residential neighborhoods. For uses in transitional areas adjacent
to single family neighborhoods, use design techniques such as the
modulation of facades, pitched roofs, stepped -down building heights,
multiple buildings, and landscaping to provide designs compatible with
single family development.
b. Fact: The immediate vicinity is dominated by a mixture of uses along SR -104,
with single family uses located away from the highway. The commercial area to
the west is part of the Westgate "Community Commercial" area, while most of
the SR -104 corridor to the east is dominated by multi family development. The
significant exception is the Westgate Chapel development which dominates the
development pattern immediately east of this property.
C. Fact: The requested change is to some form of commercial use. Options include
the various designations discussed above.
d. Conclusion: The subject property is unique in that it has logical, limited
boundaries (the church to the east, 228th ST SW and the bluff to the north and
northwest) and SR -104 to the south. SR -104 is a high - capacity traffic corridor,
so that any commercial development outside the Westgate Community
Commercial center should be strictly limited in size and scope. Because of this, a
corridor commercial (i.e. with planned business development similar to the
Westgate Corridor further west on SR -104) or neighborhood commercial
designation could be considered to be appropriate..A general commercial
designation should not be approved.
D. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE
• 1. a. Fact: Zoning classifications are intended to be applied consistent with the
Comprehensive Plan. The existing RS -8 (Single Family) zoning classification is
consistent with the current Comprehensive Plan designation. Tile existing RM-
1.5 (Multiple Residential) zoning is not consistent.
0
b. Fact: If a Comprehensive Plan Map Amendment is approved for corridor or
neighborhood commercial, the existing zoning classifications would need to be
changed to be consistent with the Comprehensive Plan. Applying either a BP or
BN classification might be appropriate:
The BNzone has the following specific purposes in addition to the general
purposes for business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas, for those retail stores, offices, retail service
establishments which offer goods and services needed on an everyday basis
by residents of a neighborhood area; -
B. To ensure compact, convenient development patterns by allowing uses
that are operated chiefly within buildings.
b. Conclusion: A change in zoning should be considered in this area whether or
not the proposed map amendments are approved. A BP (Planned Business)
classification would seem to best fit the property's situation and character.
Staff Report: Items 5, 10 Page 4
III. APPENDICES
• 1. Public Notice / Vicinity Map
L
2. Letter from Applicant
Staff Report: Items S, 10 Page 5
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Edmonds, Wa.
April 1, 1996
City of Edmonds
Community Services Dept.
Planning Division
250 5th Ave. N.
Edmonds, Wa. 98020
Attn: Mr. Robt. Chave, AICP
Planning Mgr.
Dear Sirs:
I wish to request a rezone, from residential to bus-
iness commercial, on that corner piece of property
lying west of 95th Ave. west, and between Edmonds Way
and 228th St. S.W. (Plat enclosed). Said property
consists of two vacant lots totaling approximately
3/4 of an acre.
I think that for future developement, business commer-
cial zoning would be more usefull. This pronert-
I is
on a corner, presently serviced by a stop light.
For the Edmonds future benefit, I also believe that
all properties west of the Westgate Chapel, on Edmonds
Way, should be zoned business commercial.
Thank you for your attention to this matter.
Respectfully,
DONALD F. PARIS
•
•
December 23, 1996
Mr. Rob Chave, Planning Manager
City of Edmonds
250 5th Ave. N
Edmonds, WA 98020
Dear Mn Chave:
This letter accompanies my request for information about the property at 22815 Edmonds Way. The pur-
pose of this letter to briefly introduce my company to you.
Pagliacci Pizza has 3 pizza -by- the - slices "pizzerias" and 8 "delivery kitchens ", all in Seattle. It started in
the U- District in 1979 and is still in its original location on "theAve "All of my pizza places are still in their
original locations - our presence adds stability to a neighborhood.
Pagliacci Pizza is the local pizza place with the national reputation.
Bon Appetit magazine
Seattle Weekly readers poll
Pacific Northwest Magazine
Seattle rimes
UW Daily
Pizza lime magazine
rated one of the 8 best pizzerias in the country
voted best pizza (a record setting 10 times)
voted best pizza
voted best pizza
rated best in the "U- Niverse"
rated one of the top 100 pizza places
We do more than make good pizza. Pagliacci Pizza is fully involved in its neighborhoods, beyond the norm
of pizzas for local fund- raisers. These are some highlights.
We received the City of Seattle Mayor's Small Business Award, which recognizes combining busi-
ness success with community responsibility
We are providing several hundred thousand dollars to fund Valley House, which converted an infa-
mous Aurora Ave motel into transitional housing where people receive life skills while they learn a
trade and, when they leave after about a year, they have saved enough to rent an apartment.
Pagliacci Pizza has the industry's absolute best road safety program. There literally is nothing else
like it.
•
We're excited about opening in Edmonds - it will be sort of a homecoming since my husband grew up there
(Edmonds High class of 61). I never tire of talking about Pagliacci Pizza and would welcome an opportunity
to talk with you.
Sincerely yours,
Dorene Centioli- McTigue, Proprietor
•
C]
SUMMARY OF ORDINANCE NO. 3176
of the City of Edmonds, Washington
On the 16th day of December 19%-7 , the City Council of the City of Edmonds,
passed Ordinance No. 3176 A summary of the content of said ordinance, consisting
of the title, provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE EDMONDS
COMPREHENSIVE PLAN CONCEPT MAP IN ORDER TO
REDESIGNATE PROPERTY GENERALLY LOCATED
BETWEEN EDMONDS WAY AND 228TH ST. S.W. JUST
EAST OF 95TH PL. W. FROM SINGLE FAMILY TO
WESTGATE CORRIDOR COMMERCIAL AND FIXING A
TIME WHEN THE SAME SHALL BECOME EFFECTIVE.
The full text of this Ordinance will be mailed upon request.
DATED this 18th day of December , 199 7
CITY CLERK, SANDRA S. CHASE
RCW 36.70A.130 Comprehensive plans -- Amendments.
(1) Each comprehensive land use plan and development regulations shall be subject to
continuing evaluation and review by the county or city that adopted them.
Any amendment or revision to a comprehensive land use plan shall conform to this
chapter, and any change to development regulations shall be consistent with and implement the
comprehensive plan.
(2)(a) Each county and city shall establish and broadly disseminate to the public a public
participation program identifying procedures whereby proposed amendments or revisions of the
comprehensive plan are considered by the governing body of the county or city no more
frequently than once every year except that amendments may be considered more frequently
under the following circumstances:
(i) The initial adoption of a subarea plan; and
(ii) The adoption or amendment of a shoreline master program under the procedures set
forth in chapter 90.58 RCW.
(b) All proposals shall be considered by the governing body concurrently so the
cumulative effect of the various proposals can be ascertained. However, after appropriate public
participation a county or city may adopt amendments or revisions to its comprehensive plan that
conform with this chapter whenever an emergency exists or to resolve an appeal of a
comprehensive plan filed with a growth management hearings board or with the court.
(3) Each county that designates urban growth areas under RCW 36.70A.110 shall review,
at least every ten years, its designated urban growth area or areas, and the densities permitted
within both the incorporated and unincorporated portions of each urban growth area. In
conjunction with this review by the county, each city located within an urban growth area shall
review the densities permitted within its boundaries, and the extent to which the urban growth
occurring within the county has located within each city and the unincorporated portions of the
urban growth areas. The county comprehensive plan designating urban growth areas, and the
densities permitted in the urban growth areas by the comprehensive plans of the county and each
city located within the urban growth areas, shall be revised to accommodate the urban growth
projected to occur in the county for the succeeding twenty -year period. [1995 c 347 § 106; 1990
1st ex.s. c 17 § 13.]
NOTES:
Finding -- Severability- -Part headings and table of contents not law- -1995 c 347: See notes following
RCW 36.70A.470.
Page [ 1 ]
Filed with City Clerk: /a 7
Adopted by Reference
Ordinance # -3174 on
zddw ,J.
City Clerk
STATE OF WASHINGTON,
ss
COUNTY OF SNOHOMISH,
SUMMARY OF ORDINANCE NO. 3176
oI the City of Edmonds Washington
On the 46th. day of December, 19 7, the City Council of the
City of. Edmonds, ppassed_Ordinance No. 3176. A summary of
the content'of said ordinance, consisting of the title, provides
as follows:
W.
LY
text of this Ordinance will be mailed upon request.
this 18th day of December, 1997.
CITY CLERK, SANDRA S. CHASE
Published: December 21. 1997.
B -2 -1
Affidavit of Publication
RECEIVED
DEC 301997
EDMONDS CITY CLERK
The undersigned, being first duly sworn on oath deposes and says
that she is Principal Clerk of THE HERALD, a daily newspaper
printed and published in the City of Everett, County of Snohomish,
and State of Washington; that said newspaper is a newspaper of
general circulation in said County and State; that said newspaper
has been approved as a legal newspaper by order of the Superior
Court of Snohomish County and that the notice ......... ...............................
Summary of Ordinance No. 3176
.............................................. ...............................
........... ..................................................................... ............................... ... ....................
a printed copy of which is hereunto attached, was published in said
newspaper proper and not in supplement form, in the regular and
entire edition of said paper on the following days and times, namely:
December 21, 1997
.................................................................................................................... ..................
................. ...............................
nd tha said newspaper w
hT-i a all of said period.
to its subscribers
660 . .. ......................... ......
Principal Clerk
Subscribed and sworn to before me this ......... 23rd
" .t ......... . ...
...............7..d . y �of.........< D cember 1.........
f 19..9 7..
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If
Notary Public in and for the State Washington,
residing at Everett, Snohomi nt3r.
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