10-0262 Administrative Design Review.pdfOV
ED"'Otia CITY OF EDMONDS
` N 121 5`'' Avenue North •Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ei.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECISION -
BLD20100262 Project Proposal:
Automobile Inc. / DNA Auto Sales Inc. has submitted a building permit application (BLD20100262) for a change of
use from a print shop to auto sales at 21210 Highway 99. The site is located within the General Commercial (CG2)
zone. No changes are proposed to the exterior of the existing building; however, the proposal includes new
landscaping, striping of parking stalls, and replacing the existing sign faces. No changes are proposed to the
northeast corner of the site where the existing espresso stand is located.
Property Owner:
Mike Owen
Copy Mart Inc.
P.O. Box 429
Cannon Beach, OR 97117
Design Review Process:
Applicant.
Gabriel Ciuca
Automobile Inc. / DNA Auto Sales Inc.
21210 Highway 99
Edmonds, WA 98026
Due to the site's location within the CG2 zone, the proposed project requires District -Based Design Review.
Projects that remain under the SEPA threshold are reviewed by staff with the building permit, and the design review
is considered an administrative Staff Decision subject to the requirements of ECDC 20.12 (District -Based Design
Review) and 20.01 (Type I Staff Decision — No Notice Required).
Analysis:
ECDC 17.50.020(B)(10) requires one parking space per 500 square feet for drive-in restaurants, automobile service
stations, car dealers, and used car lots. Additionally, ECDC 17.50.020(B)(1) requires one parking space per 300
square feet of building area for retail stores. The applicant has provided the total site area as 19,847 square feet,
which at a ratio of 1 per 500 square feet requires the applicant to show that a minimum of 40 cars can be parked on
the site. Since parking of the cars for sale is considered to be storage, only some of these 40 parking spaces are
required to meet engineering standards for size and striping. The applicant has provided the total building area
between the proposed car sales office and the espresso stand as 1,465 square feet, which at a ratio of 1 per 300
square feet requires the applicant to provide a minimum of 5 parking stalls complying with all applicable
engineering standards. These 5 parking stalls can count towards the total 40 cars that need to be provided for on
site. The site plan shows 5 striped parking stalls complying with engineering standards and space to store an
additional 40 cars for a total of 45 cars to be provided for. This exceeds the requirement for 5 striped parking stalls
complying with engineering standards and space to store an additional 35 cars for a total of 40 cars to be provided
for. Thus, the applicant has shown compliance with the City's parking requirements.
Pursuant to ECDC 16.60,020(A), the minimum required four -foot street setback shall be fully landscaped. ECDC
16.60.030(A)(2)(a) states that Type IV landscaping is required along all street frontages. Since the proposal
includes changing the use of much of the site to be outdoor car storage and sales, the applicant is required to bring
the portions of the site adjacent to the new use up to current standards. Thus, as shown on the site plan, Type IV
landscaping in a four -foot landscape bed is to be provided along the portion of the northern property line to the west
of the curb cut and along the portion of the eastern property line to the south of the curb cut. Since the use is not
changing of the northeast corner of the site (existing drive-through espresso stand), landscaping is not required
within the street setback at the northeast corner of the site. ECDC 20.13.030(D) provides the requirements for Type
IV landscaping. Additionally, the City's Street Tree Plan provides guidance on the required street trees. The site
plan indicates that the landscape areas adjacent to Highway 99 and 212th St. SW will include 13/4" caliper A.
Rubrum f eenand "columnare" planted at a maximum spacing of 25' on center, 1 gallon prunes laurrocerasus
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Administrative Design Review
Automobile Inc. / DNA Auto Sales Inc.
Building Permit No. BLD20100262
zabeliana placed at 2' on center, and 4" pots of vinca minor ground cover planted at 2' on center. As required by
ECDC 20.13.030(D), all trees shall be free of branches below six feet in height and all shrubs shall be maintained to
not exceed three and one-half feet in height, which has been added as a condition of approval. With this condition,
the proposal for the landscape areas adjacent to Highway 99 and 2120' St. SW is consistent with the Type IV
landscaping requirements and requirements of the City's Street Tree Plan.
Pursuant to ECDC 16.60.030(A)(1)(e), parking lots are required to provide Type V interior landscaping. ECDC
20.13.030(E)(1)(a) requires a minimum of 17.5 square feet of landscaping per designated parking stall. Since five
designated parking stalls are required, a minimum of 87.5 square feet of interior Type V landscaping is required.
However, ECDC 20.13.030(E)(2) requires a minimum of 150 square feet within each Type V landscape area with
shade trees at the rate of one per planter or one per 150 square feet of planter. The plans indicate landscape areas on
the east and west sides of the building, which will include four thuja fastigiata colurnnaris in the eastern landscape
area and three thuja fastigiata colurnnaris in the western landscape area, 4" vinca minor planted throughout both
landscape areas at 2 feet on center, and two 1 3/a" caliper A. Rubrum fr•eenanil "colurnnare" within the western
landscape area. This is consistent with the Type V landscaping requirements.
A note was on the site plan stating: "In lieu of plants specified landscaper may substitute the appropriate Palm tree
or shrub variety." This note was removed from the plans by staff because palm trees are not an approved street tree
at this location, and any changes to the landscape plan must be approved by the Planning Division. A condition of
approval has been added to this design review decision as well as the applicable building permit (BLD20100262)
stating that any changes to the landscape plan shall be reviewed and approved by the Planning Division.
Technical Review:
The Engineering Division, Building Division, Public Works Department, and Fire Department have reviewed the
building permit application (File No. BLD20100262) for this project. Any comments from these departments will
be provided as part of their review of the building permit application.
Public Comments:
Projects that remain under the SEPA threshold are reviewed by staff with the building permit, and the design review
is considered an administrative Staff Decision (Type 1) subject to the requirements of ECDC 20.12 (District -Based
Design Review) and 20.01 (Staff Decision — No Notice Required). Therefore, no public notice was required for the
subject application. The City has not received any comment letters for this project.
Decision:
Based on the facts and conclusions of this report, staff finds that the design review for this project (File No.
BLD20100262) is APPROVED with the following conditions:
1. The applicant must obtain a building permit for the proposed work, and individual elements of this project
are required to meet all applicable city codes.
2. Within the Type IV landscape areas, all trees shall be free of branches below six feet in height and all
shrubs shall be maintained so that they do not exceed three and one-half feet in height.
3. Any changes to the landscape plan shall be reviewed and approved by the Planning Division.
I have reviewed the application for compliance with the Edmonds Community Development Code.
Machuga, Planning Division
Appeals:
Date
Pursuant to ECDC 20.12.080(C), design review decisions by staff under the provisions of ECDC 20.12.030 are only
appealable to the extent that the applicable building permit or development approval is an appealable decision under
the provisions of the ECDC. Design review by staff is not in itself an appealable decision.
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