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16.60.030 and 21.13.030.pdfEdmonds Community Development Code all projects proposed in the CG or CG2 zone must meet the design standards contained in this section. A_ Screening and Buffering. 1. General. a. Retaining walls facing adjacent property or public rights-of-way shall not exceed seven feet in height_ A minimum of four feet of planted terrace is required between stepped wall segments. b. Landscape buffers are not required in land use zones with no required building set- back. c. Tree landscaping may be clustered to block the view of a parking lot, yet allow visibility to signage and building entry. d. Landscape buffers shall be inte- grated into the design and layout of water detention and treatment elements, to minimize the physical and visual impacts of the water quality elements. e. All parking lots are required to provide Type V interior landscaping. f. Type I landscaping is required for commercial, institutional and medical uses adjacent to single-family or multifamily zones. The buffer shall be a minimum of 10 feet in width and continuous in length. g. Type I landscaping is required for residential parking areas adjacent to single- family zones_ The buffer shall be a minimum of four feet in width and continuous in length. h. Type I landscaping is required for office and multifamily projects adjacent to sin- gle-family zones. The buffer shall be a mini- mum of four feet in width and 10 feet in height and continuous in length. i. If there is a loading zone and/or trash compactor area next to a single-family or multifamily zone, there shall be a minimum of a six -foot -high concrete wall plus a minimum width of five feet of Type I landscaping. Trash and utility storage elements shall not be per- mitted to encroach within street setbacks or within setbacks adjacent to single-family 16.60.030 zones_ Mechanical equipment, including heat pumps and other mechanical elements, shall not be placed in the setbacks. j. Landscape buffers, Type 1, shall be used in parking areas adjacent to single-family zones. k. When no setback is otherwise required, Type III landscaping three feet in width and continuous in length is required between uses in the same zone. 2. Parking Lots Abutting Streets. a. Type IV landscaping, minimum four feet wide, is required along all street frontages. b. All parking located under the building shall be completely screened from the public street by one of the following methods: i. Walls, ii. Type I planting and a grill that is 25 percent opaque, iii. Gill work that is at least 80 percent opaque, or iv. Type III landscaping. B. Access and Parking. 1. Not more than 50 percent of total project parking spaces may be located between the building's front facade and the primary street. 2. Parking lots may not be located on corner locations adjacent to public streets. 3. Paths within Parking Lots. a. Pedestrian walkways in parking lots shall be delineated by separate paved routes that are approved by federal accessibil- ity requirements and that use a variation in tex- tures and/or colors as well as landscape barriers. b. Pedestrian access routes shall be provided at least every 1$0 feet within parking lots. These shall be designed to provide access to on-site buildings as well as pedestrian walk- ways that border the development. c_ Pedestrian pathways shall be six feet in width and have two feet of planting on each side or have curb stops at each stall in the parking lot on one side and four feet of plant- ing on the second side. 16-18.3 (Revised 7/07) 16.60.020 C. Variance From Separation Require- ments. Variances may be granted from the sep- aration requirements in subsection (A) of this section if the applicant demonstrates that the following criteria are met: 1. The natural physical features of the land would result in an effective separation between the proposed sexually oriented busi- ness and the protected zone or use in terms of visibility and access; 2. The proposed sexually oriented busi- ness complies with the goals and policies of the community development code; 3. The proposed sexually oriented busi- ness is otherwise compatible with adjacent and surrounding land uses; 4. There is a lack of alternative locations for the proposed sexually oriented business; and 5. The applicant has proposed condi- tions which would minimize the adverse sec- ondary effects of the proposed sexually oriented business. D. Application of Separation Requirements to Existing Sexually Oriented Businesses. The separation requirements of this section shall not apply to a sexually oriented business once it has located within the city in accordance with the requirements of this section. [Ord. 3535 § 1, 20071. 16.60.020 Site development standards — General. A. Table. Except as hereinafter provided, development requirements shall be as follows: t Fifteen feet from all lot lines adjacent to RM or RS zoned property regardless of the setback provisions established by any other pro- vision of this code - 2 Street setback area shall be fully landscaped. 3 None for structures located within an area designated as a high-rise node on the comprehensive plan map_ B. Mixed -Use Developments. 1 _ A mixture of commercial and residen- tial uses, including residential uses located on the first or second floors of buildings, may be permitted for developments meeting the fol- lowing requirements: a. The proposed development's com- bined site area is at least two acres. b. Floor area equivalent to the com- bined total leasable area of the first (ground) floor for all buildings located on the site is devoted to commercial use. This commercial floor area may be provided in any manner desirable on-site, except that for all buildings oriented to and facing frontage streets the street -facing portions of the ground floor shall be occupied by commercial uses. Parking (Revised 7/07) 16-18.2 area(s) are excluded from this calculation. This requirement is not intended to require com- mercial uses facing service drives, alleys, or other minor access easements that are not related to the main commercial streets serving the site_ [Ord. 3635 § 1, 20071. 16.60.030 Site development standards — Design standards. Design review by the architectural design board is required for any project that includes buildings exceeding 60 feet in height in the CG zone or 75 feet in height in the CG2 zone. Projects not exceeding these height limits may be reviewed by staff as a staff decision. Regardless of what review process is required, Minimum Minimum Maximum Minimum Minimum Street Side/Rear Maximum Floor Lot Area Lot Width Setback Setback Height Area CG None None 42 Nonel 60'3 None CG2 None None 4'2 Nonel 75'3 Nane t Fifteen feet from all lot lines adjacent to RM or RS zoned property regardless of the setback provisions established by any other pro- vision of this code - 2 Street setback area shall be fully landscaped. 3 None for structures located within an area designated as a high-rise node on the comprehensive plan map_ B. Mixed -Use Developments. 1 _ A mixture of commercial and residen- tial uses, including residential uses located on the first or second floors of buildings, may be permitted for developments meeting the fol- lowing requirements: a. The proposed development's com- bined site area is at least two acres. b. Floor area equivalent to the com- bined total leasable area of the first (ground) floor for all buildings located on the site is devoted to commercial use. This commercial floor area may be provided in any manner desirable on-site, except that for all buildings oriented to and facing frontage streets the street -facing portions of the ground floor shall be occupied by commercial uses. Parking (Revised 7/07) 16-18.2 area(s) are excluded from this calculation. This requirement is not intended to require com- mercial uses facing service drives, alleys, or other minor access easements that are not related to the main commercial streets serving the site_ [Ord. 3635 § 1, 20071. 16.60.030 Site development standards — Design standards. Design review by the architectural design board is required for any project that includes buildings exceeding 60 feet in height in the CG zone or 75 feet in height in the CG2 zone. Projects not exceeding these height limits may be reviewed by staff as a staff decision. Regardless of what review process is required, 16.60.030 d. Parking lots shall have pedestrian connections to the train sidewalk at a mini- mum of every 100 feet. 4. Bonus for Parking Below Grade. a. For projects where at least 50 per- cent of the parking is below grade or under the building, the following code requirements may be modified for the parking that is provided below grade or under -building: i. The minimum drive aisle width may be reduced to 22 feet. ii. The maximum ramp slope may be increased to 20 percent. iii. A mixture of full- and reduced -width parking stalls may be provided without meeting the ECDC requirement to demonstrate that all required parking could be provided at full -width dimensions. 5. Drive-through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, espresso stands, etc., shall comply with the following: a. Drive-through windows and stack- ing lanes shall not be located along the facades of the building that face a street. b. Drive-through speakers shall not be audible off-site. c. Only one direct entrance or exit from the drive-through shall be allowed as a separate curb cut onto an adjoining street. All remaining direct entrances/exits to the drive- through shall be internal to the site. 6. Pedestrian and Transit Access. a. Pedestrian building entries must connect directly to the public sidewalk and to adjacent developments if feasible. b. Internal pedestrian routes shall extend to the property line and connect to existing pedestrian routes if applicable. Poten- tial future connections shall also be identified such that pedestrian access between develop- ments can occur without walking in the park- ing or access areas_ c. When a transit or bus stop is located in front of or adjacent to a parcel, pedestrian connections linking the transit stop directly to the new development are required. (Revised 7147) 16-18.4 C. Site Design and Layout. 1. General. If a project is composed of similar building layouts that are repeated, then their location on the site design should not be uniform in its layout. If a project has a uniform site layout for parking and open spaces, then the buildings shall vary in form, materials, and/or identity. The following design elements should be considered, and a project shall dem- onstrate how at least five of the elements were used to vary the design of the site: a. Building massing and unit layout, b. Placement of structures and set- backs, c. Location of pedestrian and vehicu- lar facilities, d. Spacing from position relative to adjoining buildings, e. Composition and types of open space, plant materials and street trees, f. Types of building materials and/or elements, g. Roof variation in slope, height and/or materials. 2. Individuality for Particular Struc- tures. If a project contains several new or old buildings of similar uses or massing, incorpo- rate two of the following options to create identity and promote safety and feeling of ownership: a. Individual entry design for each building. b. Create variety in arrangement of building forms in relation to site, parking, open spaces, and the street. c. Create variety through facade materials and organization. d. Create variety through roof forms. e. Vary the size/mass of the buildings so they are not uniform in massing and appear- ance. 3. Lighting. a. All lighting shall be shielded and directed away from adjacent parcels. This may be achieved through lower poles at the prop- erty lines and/or full "cut off" fixtures. Edmonds Community Development Code b. Parking lots shall have lighting poles with a maximum of 25 feet in height. c. Pedestrian ways shall have low height lighting focused on pathway area. Pole height shall be a maximum of 14 feet, although lighting bollards are preferred. d. Entries shall have lighting for safety and visibility integrated with the build- ing/canopy. D. Building Design and Massing. 1. Buildings shall convey a visually dis- tinct "base" and "top." A "base" and "top" can be emphasized in different ways, such as masonry pattern, more architectural detail, step -backs and overhangs, lighting, recesses, visible "plinth" above which the wall rises, storefront, canopies, or a combination thereof. They can also be emphasized by using archi- tectural elements not listed above, as approved, that meet the intent. 2. In buildings with footprints of over 10,000 square feet, attention needs to be given to scale, massing, and facade design so as to reduce the effect of large single building masses. Ways to accomplish this can include articulation, changes of materials, offsets, set- backs, angles or curves of facades, or by the use of distinctive roof forms. This can also be accomplished by using architectural elements not listed above, as approved, that meet the intent. Note that facade offsets or step -backs should not be applied to the ground floor of street -front facades in pedestrian -oriented zones or districts. 3. Alternatives to massing requirements may be achieved by: a. Creation of a public plaza or other open space which may substitute for a massing requirement if the space is at least 1,000 square feet in area_ In commercial zones, this public space shall be a public plaza with amenities such as benches, tables, planters and other ele- ments. b. Retaining or reusing an historic structure listed on the National Register or the Edmonds register of historic places. Any addi- 16.60.040 Lion or new building on the site must be designed to be compatible with the historic structure. 4. To ensure that buildings do not dis- play blank, unattractive walls to the abutting streets or residential properties, walls or por- tions of walls abutting streets or visible from residentially zoned properties shall have archi- tectural treatment applied by incorporating at least four of the following elements into the design of the facade: a. Masonry (except for flat concrete block). b. Concrete or masonry plinth at the base of the wall. c. Beit courses of a different texture and color. d. Projecting cornice. e. Projecting metal canopy. f. Decorative tilework. g. Trellis containing planting. h. Medallions. i. Artwork or wall graphics. j. Vertical differentiation. k. Lighting fixtures. 1. An architectural element not listed above, as approved, that meets the intent. [Ord. 3635 § 1, 20071. 16.60.040 Operating restrictions. A. Enclosed Building. All uses shall be car- ried on entirely within a completely enclosed building, except the following: 1 _ Public utilities; 2. Off-street parking and loading areas; 3. Drive-in business; 4. Secondary uses permitted under ECDC 16.60.010(B); 5. Limited outdoor display of merchan- dise meeting the criteria of Chapter 17.65 ECDC; 6. Community -oriented open air mar- kets or seasonal farmers markets; 7. Outdoor dining meeting the criteria of Chapter 17.75 ECDC. [Ord. 3635 § 1, 2007]. 16-18.5 (Revised 7/07) 20.13.025 Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the proposed landscape plan and saved and incorporated into the landscape plan, if they are reasonably attractive and of good quality. D. Extruded curbs four to six inches are required where landscaping meets paved areas. Wheelstops will be required as needed, and must be affixed permanently to the ground. E. Automatic irrigation is required for all ADB -approved landscaped areas for projects which have more than four dwelling units, 4,000 square feet of building area or more than 20 parking spaces. F. All planting areas should be at least four feet wide between curbs. G. Deciduous or broadleaf evergreen trees should be planted at least four feet from curbs, especially in front of parking stalls. Where possible, coniferous trees should be planted at least seven feet from curbs. H. All plants shall be compatible with the character and climate of the Pacific Northwest. Shrubs and/or groundcover are required to provide 75 percent ground coverage within three years. L Berms or mounds should be no steeper than 3(H):l(V). Any slopes steeper than 3:1 (2:1 is maximum permitted by the city for fill slopes) need erosion control netting or other erosion control methods in planting areas not covered by grass (e.g., rockery). 1. Landscaping must be provided in adja- cent rights-of-way between property line and curb or street edge and shown on the landscape plan. K. Street trees must be planted according to the city's street tree plan. Contact the planning division for details. L. Street trees should be installed within four feet of either side of the property line_ M. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas. (Revised 7/07) 2042.6 N. Trees and very large shrubs should be planted at least five feet from any water/sewer lines. Landscape plantings shall reflect consid- eration of plantings in relation to utility lines. O. Utility boxes should be screened with landscaping without blocking access. P. Species approved within a landscape plan shall have a growth pattern in scale with the development and be consistent with the preservation of significant views and height limit for the zoning district. [Ord. 3636 § 4, 20071. 20.1.3.025 General planting standards. A. Blank Building Walls. 1. Blank building walls should be soft- ened by landscaping. 2_ Landscaping should include trees and shrubs — mostly evergreen. 3. Trees should be planted an average of 20 feet on center either formally or in clusters. B. Foundation Planting. L Trees and shrubs should soften the building elevation and soften the transition between the pavement and the building. 2. Plantings may be in informal or for- mal arrangements (see ECDC 20.13.020(A) and (B)). 3. Landscaping should be planted in all areas except service areas. 4. Planting areas should be at least four feet wide. [Ord. 3636 § 4, 20071. 20.13.030 Landscape types. A. Type I Landscaping. Type I landscaping is intended to provide a very dense sight bar- rier to significantly separate uses and land use districts. 1. Two rows of evergreen trees, a mini- mum of 10 feet in height and planted at inter- vals of no greater than 20 feet on center. The trees must be backed by a sight -obscuring fence a minimum of five feet high or the required width of the planting area must be increased by 10 feet; and Edmonds Community Development Code 2. Shrubs a minimum of three and one- half feet in height planted in an area at least five feet in width, and other plant materials, planted so that the ground will be covered within three years; 3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of five feet high along its midline. B. Type It Landscaping. Type II landscap- ing is intended to create a visual separation between similar uses_ 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and 2. Shrubs, a minimum of three and one- half feet in height and other plant materials, planted so that the ground will be covered within three years. C. Type III Landscaping. Type III land- scaping is intended to provide visual separa- tion of uses from streets, and visual separation of compatible uses so as to soften the appear- ance of streets, parking areas and building ele- vations. 1_ Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building eleva- tion, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a build- ing, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be cov- ered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the 20.13.030 ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height_ D. Type IV Landscaping. Type IV land- scaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety•concerns. 1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height. 2. Plant materials which will cover the ground within three years, and which will not exc d three and one-half feet in height. Z' E. Type V Landscaping. Type V landscap- gs intended to provide visual relief and shade in parkin�areasJ� 1. Required Amount. a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. c. If the parking area contains more than 50 but less than 100 parking spaces, the director — or his designee — shall determine the required amount of landscaping by interpolat- ing between 17.5 and 35 square feet for each parking stall proposed. The area must be land- scaped as described in subsection (E)(2) of this section. 2. Design_ a_ Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a minimum size of one and one-half inches in caliper if deciduous. The 20-12.7 (Revised 7/07) 20.13.040 remaining ground area must be landscaped with plant materials, decorative mulch or unit pavers. b. A landscaped area :must be placed at the interior ends of each parking row in a multiple lane parking area. This area must be at least four feet wide and must extend the length of the adjacent parking stall. c. Up to 100 percent of the trees pro- posed for the parking area may be deciduous. d. Bioswales integrated into parking lot designs are strongly encouraged. e. The minimum area per planter is 64 square feet. f. The maximum area per planter is 1,500 square feet for parking lots greater than 12,000 square feet. Planters shall be spread throughout the parking lot. g. Shade trees are required at the rate of a minimum of one per planter and/or one per 150 square feet of planter. [Ord. 3636 § 4, 2007]. 20.13.040 Landscape bonds. A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in determining the landscape bond amount. The city will use this estimate to set the amount of the landscape performance bond. B. A performance bond will be required for release of the building permit. This bond will be used to cover installation of required land- scaping, fences or screening for service areas. C. Landscaping must be installed prior to issuance of certificate of occupancy (for multi- ple -family and single -tenant commercial buildings) or a certificate of completion (for multiple -tenant commercial buildings)_ D. Once the landscaping has been installed, a 15 percent maintenance bond is required for release of the performance bond. Any plants that die within two years of installation must be replaced before the maintenance bond can be released. Upon inspection and approval, the maintenance bond may be released after two years. [Ord_ 3636 § 4, 2007]. (Revised 7/07) 20-12.8 20.13.050 Urban design chapter adopted. In aid of the design review criteria estab- lished pursuant to Chapters 20.10 ECDC, et seq_, the urban design chapter is hereby adopted in that form shown on Exhibit A attached to the ordinance codified in this chap- ter. Such exhibit is incorporated by this refer- ence as fully as if herein set forth. These criteria shall be applied in accordance with the provisions of ECDC 20.12.070(A). The city clerk and planning department shall •maintain copies for the public and shall make the stan- dards available online. [Ord. 3636 § 5, 2007].