21020-70thAveW_CreProperties-Butterfield.pdfov I
CITY OF EDMONDS
121 5 th Avenue North - Edmonds, WA 98020
Phone 425.771.0220 - Fax 425.771.0221 - Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICEs DEPARTMENT: PLANNING DIVISION
Pre -Application Meeting
Date:
July 25, 2007
Review By:
Gina Coccia, Planning Division
Project Name:
CRE Properties
Site Address:
2102070 th Avenue West
Zone:
General Commercial (CG2)
Contact:
CRE Properties / TGB
Description:
New office and warehouse building
Land Use
Proposed Use: Office and warehouse — primary permitted uses, pursuant to ECDC 16.60.010.A.
Development Standards
CG2 Zone
70 th Avenue West
Rear Setback
Side Setbacks
Street Setback (East)
(West)
(North / South)
Setbacks Required
4 feet
Zero
Zero / Zero
Setbacks Shown
19' landscaped
2'10"
77' / 2'3"
Setbacks: The 4-foot street setback is required to be fully
landscaped, pursuant to ECDC 16.60.020 and ECDC
20.13.
Maximum Floor Area: None.
Height: 75 feet as measured from average original grade.
Parking: All proposed commercial space is subject to the
parking requirements found in ECDC 17.50.020.B. You
list 6,400 square feet of warehouse space and 2,597
square feet of office space. Based on those figures I
come up with 6.4925 spaces for the office use (2597/400)
and 9 spaces for the warehouse (18/2) for a total of 15
parking spaces. 10 spaces are shown on the site plan.
Please read the code sections below, underlined for
emphasis, and see my questions on page 2 regarding
parking.
�J
ECDC 17.50.020.B.5. Business and professional offices with on -site customer service: one space per 400 square feet;
ECDC 17.50.020.B.6. Offices not providing on -site customer service one space per 800 square feet,
ECDC 17.50.020.B.1 5. Manufacturing, laboratories, printing, research, automobile wrecking yards, kennels: one space per two
emploVees on largest shift;
L:\TEMP\Gina\Pre App\21020-70thAveW—CreProperties-Bufterfield.doc
Page 1 of 2
Environmental Regulations
SEPA Review Required: Project indicates 8,997 square feet of new commercial (office/warehouse) space
— all projects with over 4,000 square feet require SEPA review. An Environmental Checklist, along with
the $420 review fee, will be required with submittal. Contact a planner if you have any questions about
the SEPA process. The SEPA Guide for Project Applicants is a helpful handbook that explains how to
best answer each question and can be found online at: http://www.ecy.wa.gov/pubs/0206018.pdf.
Critical Area Determination: There has not been a critical areas determination done for this site, so the
applicant will be required to turn in a Critical Areas Checklist prior to building permit review (see
attached). The fee is currently $135 and once submitted, take approximately two weeks for staff review.
Design
Architectural Design Board (ADB) Review Required: Design Review is required, however, it will likely be
an administrative staff decision with the building permit. If the proposal changes and the height will be
over 75', then it would go to the ADB for review, pursuant to ECDC 20.12. See the Design Standards for
the General Commercial zones in ECDC 16.60.030 (attached). The applicant must prove they meet
these requirements.
Comprehensive Plan Designation: "Highway 99 Corridor" — and it is also located within the
"Medical/Highway 99 Activity Center" and the "Hi -Rise Node."
Landscaping: - "Type IV" required along all street frontage, pursuant to ECDC 16.60.030.A.2.a. & ECDC
20.13.030. D.
Signage: There is a monument sign shown on the plans. Please see ECDC 20.60 (sign code) for details
Questions / Notes
• A Lot Line Adjustment is mentioned in the Project Description — see ECDC 20.75.050.
• Will customers visit this site? How much office space (if any) is devoted to on -site customers? This
would change your parking calculations. Also, the parking calculation for the warehouse specifies
"one space per two employees on largest shift" — 18 employees were cited on the site plan. Does this
match the definition in the code?
• See ECDC 16.60.030. B. 6 — Does the pedestrian building entry connect directly to the public sidewalk
and to the adjacent developments (if feasible)?
• See ECDC 16.60.030. B (Access & Parking) — Is less than half of the total project parking be provided
between the building's front fagade and the primary street?
• Any information on the proposed monument sign? Sign height? Sign area?
Attachments / Enclosures
• ECDC 16.60 — General Commercial Zone.
• ECDC 20.12 — District Based Design Review.
• ECDC 20.13 — Landscaping Requirements.
• Lot Line Adjustment Handout.
• Environmental (SEPA) Checklist.
• Critical Areas Checklist.
L:\TEMP\Gina\Pre App\21 020-70thAveW—Cre Properties- Butterfield.doc Page 2 of 2