Ordinance 31770006.150.001(6)
PAO /gjz
12/3/97
ORDINANCE NO. 3177
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE EDMONDS
COMPREHENSIVE PLAN CONCEPT MAP TO REDESIGNATE
PROPERTY IN AN AREA LOCATED AT 8529 238TH ST.
S.W. FROM SINGLE FAMILY RESIDENTIAL TO MULTI-
FAMILY, MEDIUM DENSITY RESIDENTIAL, 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 located at located at 8529 238TH
ST. S.W. from Single Family Residential to Multi - Family, Medium Density Residential, and
WHEREAS, the vicinity map for the subject property is attached as Exhibit A,
and
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WHEREAS, the Edmonds Planning Department staff has recommended approval
of the requested amendment, and
WHEREAS, the Planning Commission has recommended approval of the
requested amendment, and
WHEREAS, the City Council, on October 7, 1997, after public hearing, has
approved the requested amendment, 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 A from Single
Family Residential to Multi - Family, Medium Density Residential. In support of its approval,
the City Council adopts the findings and conclusions in the Edmonds Planning Department staff
report, a copy of which is attached as Exhibit B and incorporated by this reference as if set forth
in full. Based upon the attached findings and conclusions, and concurrent review 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
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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:
MAYOR, BARBARA
ATTEST /AUTHENTICATED :
I� £,4�
CITY CLERK, SANDRA S. CHASE
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
I: 1
FILED WITH THE CITY CLERA: 12/12/97
PASSED BY THE CITY COUNCIL: 12/16/97
PUBLISHED: 12/21/97
EFFECTIVE DATE: 02/01/98
ORDINANCE NO. 3177
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RM -1.5
TH ST
238TH ST S
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RS -8
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RM -1.5
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Comp. Plan change from
Single Family Residential to
Multi - Family- Medium Density
� Vicinity and Zoning Map
Item #8
Exhibit A
CITY OF EDMONDS
• 250 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
ADVISORY REPORT
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
TO: PLANNING BOARD
FROM:
Ro ert Chave, AICP Jeffrey S. Wilson, AICP
Planning Manager Current Planning Supervisor
DATE: March 21, 1997
FILE: CDC- 97 -29, ITEM #8
• HEARING DATE, TIME, AND PLACE: March
26, 1997 at 7:00 P.M.
Plaza Room - Edmonds Library
650 Main Street
is
TABLE OF CONTENTS
Section
Page
Application........................................................ ............................... 2
................... ...............................
Recommendation ................................................................ ...............................
Site Description ........................... ............................... ............. 2
History. ................................... ............................... ......................................... ............................... 2
...................... ...............................
2
Comprehensive Plan (ECDC) ................... ............................... ............... 2
............ ...............................
Edmonds Community Development Code (ECDC) Compliance ....................... ............................... 3
Appendices.......................................................................................................... ............................... 4
Exhibit B
•
0
0
I. INTRODUCTION
A. APPLICATION
I. Applicant: Johnson
2. Site Location: North side of 238th ST SW, east of SR -104
3. Request: Comprehensive Plan Map Amendment to "Multi- Family, Medium Density"
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 the applicant's request.
li. FINDINGS OF FACT AND CONCLUSIONS
A. SITE DESCRIPTION
1. Site Characteristics:
a. Size and Shape: Approx. 1.3 acres.
b. Existing Zoning: RS -8 (Single Family)
C. Existing Land Use: Single family horse on west half, two duplexes on east half.
2. Neighboring Characteristics:
a. North: Single family neighborhood.
b. South.: Single family neighborhood; a church is located south of 238th ST SW.
C. East: Single family neighborhood with commercial uses east of 84th AV W.
d. West: Multi - family development west to SR -104.
B. HISTORY
l . No recent changes in zoning have occurred. The subject property was annexed to the
City in December 1994. Comprehensive plan and zoning classifications comparable to
existing County designations were applied at the time of annexation.
C. COMPREHENSIVE PLAN (ECDC)
1. a. Fact: The Comprehensive Plan Map currently designates the property as Single
Family."
Staff Report: Item 8
The following policies are contained in the Comprehensive Plan's discussion of
multi- family development:
C. Goal. 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:
Page 2
C.I. Planned Residential Development. Consider planned residential
development solutions for residential subdivisions.
• C Lb. Consider attached single-family dwelling units in PRD's near
downtown and shopping centers as an alternative to multiple family zoning.
C.2. Multiple. The City's development policies encourage 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.
C.2.a.i. RM uses should be located near arterial or collector streets
C.2. b. i. RM developments should preserve the privacy and view of
surrounding buildings, wherever feasible.
C.2.b.ii. The height ofRM 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.
C.2. b. iii. The design of RM buildings located next to RS zones should be
similar to the design idiom of the single family residence.
b. Fact: The immediate vicinity to the north and east is dominated by single family
uses, while development to the west is multi - family in nature. The exception of
the single family development pattern to the south is the church across the street.
C. Conclusion: The requested change to a multi- family designation, if limited in
density and type of development, is consistent with the existing use pattern and
policies for multi- family development.
•
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.
b. Fact: If the Comprehensive Plan Map Amendment is approved, the existing
single family zoning classification would not be consistent with the
Comprehensive Plan and would need to be changed to an RM (Multiple
Residential) classification:
The RMzone has the following specific purposes in addition to the general
purposes for residential.zones of ECDC 16.00.010 and 16.10.000:
A. To reserve and regulate areas for a variety of housing types, and a range
of greater densities than are available in the single-family residential zone,
while still maintaining a residential environment;
A To provide for those additional uses which complement and are
compatible with multiple residential uses.
C. Fact: The eastern end of the subject property is already developed with duplexes
that resemble and are compatible with single family development. The lowest
density Edmonds zoning classification allowing this type of use outright is an
RM -3 zone.
d. Conclusion: The existing zoning will need to be changed if the Comprehensive
Plan Map Amendment is approved. An RM -3 zone would be the highest density
Staff fj"Report: Item 8 Page 3
• 111. APPENDICES
•
zone that should be considered in light of the surrounding single family
development.
Public Notice / Vicinity Map
2. Letter from Applicant
StaffReport: Item 8 Page 4
• CITY OF EDMONDS
PLANNING DEPT,
250 5th Ave. N.
Edmonds, Wa. 98020
March 15, 1996
Attn: Robert Chave, AICP
ctl �.r+urL.aa I' . VJ 1
RONALD D. JOHNSON ARCHITECT
19601 23rd. N.W.
Shoreline Wa. 98177
546 -2288
Re. Edmonds Comprehesive Plan Concept Map
Dear Mr. Chave,
I am Inquiring about a piece of property located at 8529 238th S.W. in
Edmonds.. The present use of this property is 'a single family residence with one
structure on the site. To the immediate west of this site, there exists a property that
has 8 six -unit structures on approx. 250' wide by 322' deep land. To the north,
there is a single family residence. To the east, there is a site that is the same size
as ours, (130' wide by 215' deep], that has 2 duplexes and then another site that
has 3 duplexes existing. On the immediate south is 238th S.W. and then across
that street there exists a single family residence cold- a-sac.
In looking at the above stated Concept Map, the Corridor Development
designation appears to include our stated property [6529 238th S.W.]. I am
asking for your interpretation of this corridor and verify that our property is included
so that I can begin the rezone process to build 3 duplexes on this site.
Please contact me at your earliest convience as to your assessment of this
property.
Thankyou,
Ronald D.
0
SUMMARY OF ORDINANCE NO. 3177
of the City of Edmonds, Washington
On the 16th day of December 199 7 , the City Council of the City of Edmonds,
passed Ordinance No. 3177 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 TO REDESIGNATE
PROPERTY IN AN AREA LOCATED AT 8529 238TH ST.
S.W. FROM SINGLE FAMILY RESIDENTIAL TO MULTI-
FAMILY, MEDIUM DENSITY RESIDENTIAL, 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
lst 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: d 2
Adopted by Reference
Ordinance # J / 7i on
City Clerk
STATE OF WASHINGTON, )
COUNTY OF SNOHOZVISH, )r
SUMMARY OF ORDINANCE NO. 3177
of.the City of Edmonds Washington
On the 16th day of December, 19167 the Ci Y Council of the
City of Edmonds, passed Ordinance too. 3" . A'summary of
the content of set consisting of the .title, proytdes
as follows:
nce will be mailed upon request.
icember. 1997.
Published: December 21, 1997. .
B -2 -1
Affidavit of Publication
RECEIVED
DEC 3 0 1997
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 ......... ................4..............
Summary of Ordinance No. 3177
................................................................................................... ...............................
................................. ............................... .. ... .................. ......... ...............................
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
....................................................................................................... ...............................
...... i ................................................................................................ ...............................
n I that � said newspaper wa egula -rly d'i'stributed to its subscribers
Kg all of said period. /
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Principal Clerk
Subscribed and sworn to before me this ...... 23rd ......................
December
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........................ ��(u I , �;, ........
Notary Pblic in an for the State on,
residing at Everett, Snohomis 4 •) �„
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