2009-0065_ScottsParking-ADBmemo.pdfTo:
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CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
Street file for 8115 Lake Ballinger Way/244th Street SW (Scott's Bar & Grill)
Gina Coccia, Associate Planner
November 16, 2009
Staffs Administrative Design Review for BLD -2009-0065
BLD -2009-0065 Project Proposal
New parking lot for Scott's Bar & Grill - includes all new landscaping around project area and a 180
square foot dumpster enclosure.
Property Owner I Komen Properties, LLC - 2010 791h Ave NE, Medina WA 98039.
Applicant I Max Craddock, PE / Bush Roed & Hitchings - 2009 Minor Ave E, Seattle WA 98102,
Design Review Process
As part of the City's review of the building permit referenced above, staff design review was
required per ECDC 20.10. Because the building is located in the General Commercial "CG" zone, the
design standards in ECDC 20.12.030 (district based design review by city staff) apply in addition to
those criteria in 16.60 and the general criteria found in the Comprehensive Plan. Design review for
a remodel is considered a Type I decision subject to the requirements of ECDC 20.01.003.
Findings & Conclusions
1. Scope. A new parking lot for 19 vehicles behind the existing Scott's restaurant building,
including landscaping and a dumpster enclosure. A Lot Line Adjustment (LL -2009-39) was
approved and recorded that combined all of the property lines into one legal lot so that
setbacks were no longer an issue.
2. Environment. The project was determined to be exempt from State Shoreline regulations
because it is well over 200' from the shoreline. The project was granted a DNS (Determination
of Non -Significance) from the State Environmental Policy Act (SEPA) under WAC 197-11-
800(3) on 04.22.2009 due to the amount of grading proposed (1900 cyds cut + 40 cyds fill
along the northern slope). Planting Design has submitted the landscaping plan for review,
which shows a number of new shrubs and a few small trees around the perimeter of the
project area.
3. Design. There are many existing trees onsite that will need to be removed for this project.
The surface would be lowered several feet, but there will still be a large grassy berm adjacent
to the site that topographically and visually separates this site from SR -104 to the north. The
applicant has stated that no retaining walls exceed 7 -feet in height.
4. Zoning. ECDC 16.60.030 requires the Architectural Design Board (ADB) to review projects
exceeding 60 feet in height. There is no change to the height of the building; the proposed
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parking lot is flat. There is no change to the height and bulk, so the site development standards
are achieved. The CG zone contains design standards that support this proposal. There is
landscaping around the perimeter of this project area at a minimum width of four feet. The
site's parking is proposed behind the, building, which is encouraged. The adjacent berm shields
the parking lot from SR -104 to the north. See attached "Visual Impact Statement" (Attachment
1). The site does not provide enough parking onsite per ECDC 17S17, so the proposal will help
bring the site more in line with the zoning code.
5. Comprehensive Plan. The site is located within the "Highway 99 - Corridor Development"
area. The project will not impact the streetscape. Three mature trees will be protected
through the careful design of this project. A new trash and recycling dumpster will be
screened by a 6 -foot wall. This parking lot permit shows an effort towards Comprehensive
Plan goals.
Decision
Staff findsthat the proposal is consistent with design criteria in the Comprehensive Plan as well as
the zoning ordinance, specifically ECDC 20.12.030, 16.60.020, and 16,60.030. Therefore, staff finds
that the design of building permit BLD -2009-0065 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code.
November 17, 2009
Gina Coccia, Planning Division Date
Appeals
Design review decisions by staff 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.
Attachments
1. Visual Impact Statement
2. Statement Of Compliance
3. Landscape Plan
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VISUAL IMPACT STATEMENT�s� :r
Scott's Bar and Grill Parking Lot Expansion
8115 Lake Ballinger Way (244x` Street SW), Edmonds, WA
BLD• -2009-0065
This statement has been created to assist the City of Edmonds Planning staff in their Administrative Design
Review for the proposed parking lot expansion. for Scott's Bar & Grill at 8115 244`f' Street SW in Edmonds,
Washington. The proposed project is currently in review under Parking Lot Permit application BLD -2009-
0065. This statement will describe the visual impact to pedestrians and motorists on State Route 104 (SR
104) that would result from this project.
The project proposes a 19 -stall parking area north of the existing restaurant and south of SR 104 right-of-
way
ight-ofway on an approximately 0.3 acre tract of privately held land. The tract is densely wooded and would need to
be cleared for construction. One existing large conifer would remain and be incorporated in the new .
landscaping for the project; this tree is approximately 60' with a 22" caliper. In general, the ground elevation
of the tract would be lowered about five feet on average up to a maximum of approximately ten feet. The SR
104 right-of-way contains a cleared, grassy berm approximately 24 -feet wide that separates the tract from the
sidewalk running along the south edge of SR 104. The berm is maintained by the Washington State
Department of Transportation (WSDOT).
After construction of the new parking area, the view toward the property from State Route 104 would include
the grassy berm which slopes up 4-5 feet to the right-of-way line from the sidewalk along SR 104, WSDOT
currently maintains a 6 -foot tall chain-link fence at the right-of-way line. The berm and fence will not be
changed by this project. A single 30 -foot tall conifer located within the right-of-way at about the midpoint of
the restaurant's frontage would remain. The berm will shield from view all elements of the project except for
the tops of newly planted trees. Passers-by would likely be able to see the gabled roof of the restaurant
through the chain-link fence. The roof is currently blocked from view by the existing understory vegetation
on the site. Also visible would be the preserved 60 -foot coniferous tree mentioned earlier.
The affected tract beyond the DOT's chain-link fence would no longer be densely wooded. The current
densely wooded condition provides a nearly complete visual barrier from the 24 -foot wide SR 104 grassy
berm which, as mentioned earlier, is planted with only grass and one coniferous tree.
This concludes my assessment of the visual impacts of the project.
Statement completed on 9125109 by Konrad Max Craddock, P.E., Bush Roed & Hitchings, Inc.
Konrad Max Craddock, P.E.
Bush, Roed & Hitchings, Inc.
Attachment 1
Visual Impact statement
RESUB
STATEMENT OF COMPLIANCE
Scott's Bar and Grill Parking Lot Expansion�r� �. NCr
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8115 Lake Ballinger Way (244"' Street SW), Edmonds, WA °
BLD -2009-0065
This statement has been created to assist the City of Edmonds Planning staff in their
Administrative Design Review for the proposed parking lot expansion for Scott's Bar & Grill at
8115 244"' Street SW in Edmonds, Washington. The proposed project is currently in review
under Parking Lot Permit application BLD -2009-0065.
My intent is to show how the project meets planning goals outlined in the 2008 Comprehensive
Plan for development in the Highway 99 Corridor as well as design requirements for General
Commercial zoning included in the Development Code, specifically ECDC 16.60.030 and 20.13.
2008 CITY OF EDMONDS COMPREHENSIVE PLAN
Growth Management
The project proposes to increase available parking for this popular commercial enterprise.
Expansion of the restaurant's parking facilities is in keeping with the Comprehensive Plan's stated
role for commercial enterprise as a supporting part of the residential nature of the area. With
added parking, the restaurant can improve convenient and safe access for its clientele to this
desirable destination.
Proposed improvements preserve visual and aural separation from State Route 104 which bounds
the property to the north thus maintaining privacy and freedom from the noise and visual pollution
associated with the busy thoroughfare. Every effort has been made to preserve existing
vegetation without sacrificing the intent of the General Commercial zoning designation for the
property or City -mandated development requirements for emergency vehicle access. Strategic
placement of parking stalls and grading has been used to preserve the existing tree canopy and
existing vegetated areas.
The project meets urban growth goals for the state by providing development in urban areas with
adequate public facilities and services.
Land Use
Land Capacity
According to the land capacity study in the Comprehensive Plan, "the City should consider using
incentives to achieve redevelopment and infill goals and zoning incentives or other measures to
ensure that land adjacent to infrastructure facilities is utilized to maximize the economic benefits
of that infrastructure" (City of Edmonds Comprehensive Plan, pg. 21). This project precisely
seeks to maximize economic benefits at its location in one of the commercial hubs of the city.
Attachment 2
Statement of Compliance
The Comprehensive Plan goes on to state that "specific implementation measures should seek to
reduce barriers or impediments to development. For example, measures that reduce the
regulatory compliance burden of the private sector, if successful, would reduce the cost imposed
by such regulations" (pg. 22).
Water Resources and Drainage Management
Drainage management goals identified in the Comprehensive Plan are met by the project through
the use of stormwater detention that will help alleviate overloading of the City's stormwater
system and the filtering of stormwater to remove pollutants commonly associated with trafficked
areas. Given the lack of a regional detention facility in the area (the preferred method of
stormwater management according to the Comprehensive Plan), the project is providing the best
available option through the inclusion of stormwater detention and treatment designed to current
professional standards.
Community Culture and Urban Design
The following describes how the project contributes to Urban Design Objectives included in the
Comprehensive Plan applicable to this proposed parking lot.
Design Objectives for Site Design
• Vehicular Access
The project includes re -striping and re -grading of existing parking stalls nearest to the
restaurant's main entrance in order to facilitate the inclusion of a van -accessible parking
stall to the existing accessible parking_
Location and Layout of Parking
The project adds nineteen new parking stalls to serve the business and removes one stall in
order to facilitate a van -accessible parking stall in front of the restaurant in order to
achieve adequate parking for the business. All newly constructed parking stalls are placed
behind the building opposite the street and main entrance, and therefore do not impact the
streetscape at all.
• Pedestrian Connections Offsite
By adding parking behind the building, the project reduces pressure on pedestrian
movements by vehicle traffic in front of the restaurant therefore improving pedestrian
access and comfort_
• Setbacks
A four foot landscape setback will be planted in the rear of the restaurant adjacent to the
State Route 104 Right -Of -Way. This setback area along with the undeveloped Right -Of -
Way areas will result in a 32 foot wide landscaped bean from the new parking lot to the
State route 104 curbline.
0 Site Utilities, Storage, Trash and Mechanical
The project includes a trash enclosure that will contain trash and recycling dumpsters
behind a six-foot high screening wall. Currently these dumpsters are in plain view to
anyone in the vicinity.
• Significant Features
To the greatest extent practicable the project has sought to preserve significant trees on
this heavily wooded site. As a result of this effort the design effort for this project has
managed to preserve three significant trees within the limits of construction: a 22" conifer,
a 10"conifer and a 6" deciduous tree. All areas will be re -planted with native plantings to
preserve a historic feel to the terrain and protect the area from erosion due to the relatively
quick soil stabilization achievable by species accustomed to our particular climate in the
Northwest.
Landscape Buffers
Site layout, grading and landscaping have been specifically designed to preserve visual
barriers between the restaurant and new parking areas as well as between the parking area
and State Route 104 which runs mostly parallel to the rear property line- Stormwater
runoff from the new parking lot has been mitigated through the use of catchbasin
StormFilters that provide excellent removal of pollutants from stormwater runoff. The
filter technology used is recommended by both the Department of Ecology and the City of
Edmonds.
Design Objectives for Highway 99
Unsightly garbage and recycling dumpsters are to be relocated within a new trash enclosure area
screened from view by a six-foot high wall. Landscaped berms and setbacks have also been used
throughout the entire project to provide visual screening between the new parking lot and all
adjacent areas.
EDMONDS COMMUNITY DEVELOPMENT CODE
The following describes how the project meets applicable sections of ECDC 16.60.030 and 20.13.
ECDC 16.60.030: Site Development Standards -Design Standards
A. Screening and Buffering
• No retaining walls exceed 7' in height.
• Tree landscaping has been applied for screening purposes.
• Type V interior landscaping has been used in parking lot.
• At a minimum, three-foot width of Type III landscaping has been provided on side
frontages.
• A four -foot rear setback landscape buffer with Type VI landscaping has been provided
along the SR 104 Right-Of-Way-
B. Access and Parking
• The project is increasing project behind the building to help achieve the goal of no more
than 50% of total parking between the building's front facade and 244th Street SW,
• Pedestrian access points to the proposed parldrig lot are spaced 170' apart. No pedestrian
pathways are proposed.
ECDC 20.1.3: Landscaping Requirements
The Final Landscape Plan submitted provides all requirements rewired by the following ECDC
sections:
1. 20.13.010 Landscape Plan Requirements
2_ 20.13.015 Plant Schedule
3. 20. 13.020 General Design Standards
Exceptions: Plans include vertical curb rather than extruded curbs.
Automatic irrigation is not included since the project does not exceed
thresholds for this requirement.
4. 20.13.025 General Planting Standards
5_ 20.13.030 Landscape Types
6. 20.13.040 Landscape Bonds
7, 20.13.050 Urban Design Chapter Adopted
Statement completed on 5111109 by Konrad Max Craddock, P.E., Bush Roed & Hitchings, Inc.
Konrad Max Craddock, P.E.
Bush, Roed & Hitchings, Inc.
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Attachment 3
Landscape Plan