21200-72ndAveW_200units.pdfov I D-,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 11, 2007
Review By:
Gina Coccia, Planning Division
Project Name:
Cascasia Pacific Properties
Site Address:
2120072 nd Avenue West & 7238 212 th Street SW
Zone:
General Commercial (CG2)
Contact:
Melissa Bullis (206.441.7705)
Description:
200 residential units — 6 stories including underground parking.
Use
Proposed Use: Multiple Residential — 200 dwelling units + underground
parking. Proposed residential use on ground floor is ok, because this
property is not located within the "Hi -Rise Node" on the Comprehensive
Plan Map.
Allowed Use: Yes (no maximum density, must meet all bulk standards &
parking requirements). Residential and commercial both permitted,
pursuant to ECDC 16.60.010.
Development Standards
CG2 Zone
212 th Street (North)
72 nd Ave W (East)
Side (South / East)
Setbacks Required
4 feet
4 feet
None / None
Setbacks Shown
15 feet
4 feet
4 feet / 2 feet
Setbacks: Once combined, this site would be considered a "corner lot" that has two street setbacks (all
other setbacks are considered side setbacks). It appears that this project intends to meet the minimum
required setbacks as shown above — however, the minimum street setback is required to be fully
landscaped, which is not shown on the site plan. No landings or patios are permitted in this fully
landscaped area, which likely means setting the building back a distance greater than four feet from the
street property lines.
Maximum Floor Area: None.
Height: 75 feet as measured from average original grade. I've attached a handout on height calculations
for your convenience. No height calculations are provided; proposal only shows that the project will
consist of 6 above -grade stories. The height of the building is important for determining if the project will
go before the Architectural Design Board (ADB) for review, or if the project will be administratively
reviewed by staff. See ECDC 16.60.030 for details (if the building exceeds 75 feet in height, it will go
before the ADB for review, otherwise, it is an administrative design review "staff decision").
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Parking: Multiple residential parking requirements are shown in the table below, pursuant to ECDC
17.50.020.A.l.b:
Type of
multiple dwelling unit
Required parking spaces
per dwelling unit
Studio
1.2
1 bedroom
1.5
2 bedrooms
1.8
3 or more bedrooms
2.0
The plans show 30 studio units (30x1.2) + 150 1 -bedroom units (1 50x1.5) + 20 2-bedroom units (20xl.8),
so 297 parking spaces would be required. Any proposed commercial space would be subject to the
parking requirements found in ECDC 17.50.020.B. An estimation of parking at the 1/400 ratio (business
and professional offices) yields a total of 14.41 parking spaces (5764/400) for a grand total of 311 parking
spaces required. The plans show 339 parking spaces, which appears to meet the parking requirement;
however this will be verified through building permit review.
Environmental Regulations
SEPA Review Required: Project indicates 200 residential units — all projects with 5 or more dwelling units
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.ecV.wa.gov/pubs/0206018.pdf.
Critical Area Determination: Parcel number 00580700000402 has had a critical areas determination of
"waiver" under file number CRA-1 992-0233.
Design
Architectural Design Board (ADB) Review Required: Yes — District Based ADB (Major) Design Review.
See ECDC 20.12 for details. It goes before the ADB for review if the project is proposed over the CG2
height limit. Otherwise, it is a staff decision. See the Design Standards for the General Commercial
zones in ECDC 16.60.030.
Comprehensive Plan Designation: "Mixed Use Commercial" and it is also located within the
"Medical/Highway 99 Activity Center" — but it is NOT located in the "Highway 99 Corridor" and it is NOT
located in the "Hi -Rise Node."
Landscaping: - "Type IV" required along all street frontage, pursuant to ECDC 16.60.030.A.2.a. and
ECDC 20.13.030.D. The required Street Tree for properties on 212 th Street SW from downtown through
Five Corners to Highway 99 is called "Pyrus Calleryana — Glens Form." See page 123 of the Edmonds
Streetcape Plan for more information.
Signage: None shown.
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Questions / Notes
The two parcels will need to be combined so that the interior property line is dissolved and so that
setbacks from this property line can be ignored. This (process can be done through the Snohomish
County Assessor's Office (Segregation Department). The City also has a "lot combination" process —
please ask a planner (and see ECDC 20.75.055 for details) if you are interested in pursuing a
combination through the City. See attached for details.
• The number of bedrooms per dwelling unit is unclear — will you be able to accommodate the number
of parking spaces required?
• Elevations are not shown — building fagade, building design, and site design are a substantial portion
of the design review process. See ECDC 16.60.030.0 and 16.60.030.D for details.
• There is no landscaping shown - Landscaping is a substantial portion of the design review process.
See ECDC 20.13.030 and 16.60.030.B for details.
• Required Street Tree along 212th Street SWis "Pyrus Calleryana — Glens Form"pursuant to the City
of Edmonds Streetscape Plan,
• The minimum 4-foot setback along the street property lines needs to be fully landscaped. There are
no patioslIandings in this area. This may mean setting the building back a distance further than four
feet from the street property lines in order to accommodate any intrusions into the setback area.
Attachments / Enclosures
• ECDC 16.60 — General Commercial Zone.
• ECDC 20.12 — District Based Design Review.
• ECDC 20.13 — Landscaping Requirements.
• ECDC 20.75.055 — Lot Combination.
• Snohomish County Assessor's Land Segregation Form.
• Land Use Application.
• Height Calculation Handout.
• Environmental (SEPA) Checklist.
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