10-0241 Plan Review Comments.pdfCITY OF EDMONDS • 1215"' AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
April 8, 2010
Independence Auto Sales
mz@independenceautos.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0241
CHANGE OF USE AT 23029 HIGHWAY 99
To Whom It May Concern:
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified:
1. Site plan: Please submit a scaled site plan showing the total square footage of the
parcel and existing building as well as all required parking spaces, drive aisles, and the
like (see below).
2. Design review: Since a new use is proposed for the site, district -based design review is
required for any exterior modifications proposed for the existing building. Please refer
to the design standards in ECDC 16.60.030 as well as those found in the
Comprehensive Plan specific to Highway 99 (both the Comprehensive Plan and
Edmonds Community Development Code are available at:
http://www.ei.edmonds.wa.us/codes.stm).
Additionally, due to the change in use, the parking area will need to be brought into
compliance with the landscaping requirements of ECDC 20.13. Thus, landscaping will
need to be provided around the entire perimeter of the site as well as internally within
the parking areas (see ECDC 16.60.030.A.I for landscaping types and amounts).
Design review for the proposal will be conducted administratively. The fee for
administrative design review is based on the scope of work, but will likely be either
$130 or $280, and will be associated with the building permit.
3. Parking: ECDC Chapter 17.50 contains the City's off-street parking requirements.
ECDC 17.50.020.13.10 requires on-site parking for used car lots at a rate of one space
per 500 square feet of lot area. Your submittal does not indicate the total lot area of the
parcel; however, based on the Snohomish County Assessor's information, the parcel is
approximately 0.86 acres or about 37,460 square feet. At a rate of one parking space
per 500 square feet of lot area, this would yield a total of 75 required on-site parking
spaces.
However, since the parking of cars for sale is considered to be storage, only some of the
required parking spaces must meet engineering standards for size and striping. The
number of stalls that must comply with engineering standards is calculated at a rate of
one stall per 300 square feet of building area pursuant to ECDC 17.50.020B.1.
According to the Assessor's information, the existing building is 4,496 square feet. As
a result, you would have to provide 15 stalls that must comply with all applicable
engineering standards including requirements for size, striping, drive -aisle widths, etc.
The 15 stall requirement would change if the building size changes as part of the
change of use permit.
In addition to these designated stalls, you will need to indicate your areas to be used as
car storage, and you must show that you are providing sufficient area to park the
remaining cars from the one stall per 500 square feet of lot area calculation (60 cars,
based on the assumed lot area and building size estimates). You will also need to
comply with any applicable standards for providing parking meeting ADA standards.
Please indicate all these spaces on the site plan.
4. Suns: A separate sign permit is required unless you are making modifications to an
existing sign that are exempt from review according to ECDC 20.60.010.
Please submit three copies of your updated site plan and two sets of any updated sheets of the
building plans. Please make all submittals to a Permit Coordinator, Monday through Friday, 8:00
am to 4:30 pm. If you have any questions, please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Planner