23330-Hwy99_3RetailBldgs.pdfCITY OF EDMONDS
121 5"' Avenue North - Edmonds, WA 98020
Phone: 425.771.0220 - Fax: 425.771.0221 - Web.- wwwdedrnondsma. us
19 DEVELOPMENT SERVICEs DEPARTMENT: PLANNING DivisioN
,q 1J
Date:
Pre -Application Meeting
Auqust 1, 2007
Review By:
Gina Coccia, Planning Division
Project Name:
Clay Enterprises (PRE-2007-0014)
Site Address:
23330 Highway 99 (Annexed 12/01/1997)
Zone:
General Commercial (CG)
Contact:
Thomas Thompson, AIA
Description:
3 New Single -Story Retail Buildings (7520 sf + 4200 sf + 3500 sf)
Land Use & Development Standards
Proposed Use: 15,220 square feet of retail — a primary permitted use,
pursuant to ECDC 16.60.010.A.
Parking: Subject to the parking requirements found in ECDC 17.60.020.B.1,
retail stores require one space per 300 square feet. If the retail space is
15,220 square feet, then 51 (50.73) spaces will be required. 52 spaces are
shown, which would meet this requirement.
Height: 60 feet as measured from average original grade. Estimated height
is unknown, but each buildign is proposed as one single -story.
Highway 99
2341h Street SW
Side Setbacks
CG
Street Setback (East)
Street Setback (South)
(North I West
Setbacks Required
4'fully landscaped
.4' fully landscaped
01/15,
Setbacks Shown
12'
17'
3'/ 15'
Setbacks: Because this site is adjacent to R-zoned property to the west, a 15' setback is required. Also,
the street setbacks need to be fully landscaped (a landscape plan will be required). "Type 111"
landscaping is required along the northern property line.
Environmental Regulations
SEPA Review Required: Project indicates 15,220 square feet of new 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.
Critical Area Determination: Please submit a Critical Areas Checklist ($135) at your earliest convenience
so that staff can determine if there are any critical areas (streams, wetlands, or geologically hazardous
areas) on or adjacent to this property that could impact development (attached).
L:\TEMP\Gina\Pre App\23330-Hwy99-3Retai]Bldgs.doc Page I of 2
Design
Architectural Design Board (ADB) Review Required: Design Review by the ADB is required if the project
exceeds the 60' height limit, pursuant to ECDC 16.60.030 and 20.12 and requires a two phase public
hearing process — otherwise, it would be an "Administrative Design Review"done by staff prior to or with
the building permit, pursuant to ECDC 16.60. Please review ECDC 20.12 (District Based Design
Review), 20.13 (Landscaping), and ECDC 16.60 (General Commercial) for the land use requirements.
The staff review would be an administrative "Staff Decision." No elevations have been provided for
review.
Comprehensive Plan Designation: "Highway 99 Corridor."
Landscaping: - Pursuant to the new requirements set forth in ECDC 20.13 and also ECDC 16.60.030
(attached). The Designated Street Tree for Highway 99 can be any of the following (refer to page 123 of
the Edmonds Streetscape Plan for more information):
• Acerrubrum 'Armstrong'l Armstrong Maple
• Acerplatanoides'Columnare'l Columnar Norway Maple
• Nyssa sylvatica I Tupelo
Signage: No signage shown. Signs are subject to ECDC 20.60 and require a sign permit.
Questions / Notes
0 Please verify that the height of the buildings will remain under 60'.
Please submit a Landscape Plan for review — note that there is a 4' "fully landscaped" street setback,
the parking lots require "Type W landscaping, "Type //1" is required along the north, etc (ECDC
16,60.030.A),
• Note pedestrian pathway requirements in ECDC 16.60.030.B.3.
• I've marked up the attached CG zone language that you'll especially need to review for your project
(see especially site design and layout, and building design and massing).
Attachments
• ECDC 16.60 — General Commercial (CG) Zone.
• ECDC 20.12 — District -Based Design Review.
• ECDC 20.13 — Landscaping Requirements.
• Land Use Application.
• Adjacent Property Owner (APO) list.
• Environmental (SEPA) Checklist.
• Critical Areas Checklist.
L:\TEMP\Gina\Pre App\23330-Hwy99_3RetailBldgs.doc Page 2 of 2
0006,900000
WSS/gjz
1/3/07
ORDINANCE NO. *6 (0 2-P57*
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE PROVISIONS OF THE
EDMONDS COMMUNITY DEVELOPMENT CODE TO
REPEAL CHAPTER 16.60 RELATING TO GENERAL
COMMERCIAL ZONES, AND FIXING A TIME WHEN THE
SAME SHALL BECOME EFFECTIVE.
WHEREAS, the City Council has reviewed suggested changes to the CG and
CG2 Zones; and
WHEREAS, following public hearing and with the recommendation of its
Planning Board, the City Council finds it to be in the public interest to amend the requirements
applicable to the General Commercial zones; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. The Edmonds Community Development Code Chapter 16.60 General
Commercial: CG and CG2 Zones is hereby repealed and reenacted to read as follows:
Chapter 16.60
CG — GENERAL COMMERCIAL: CG AND CG2 ZONES
Sections:
16.60.000
CG and CG2 zones.
16.60.005
Purposes.
16.60.010
Uses.
16.60.015
Location standards for sexually oriented
businesses.
16.60.020
Site development standards — General.
16.60.030
Site development standards — Design Standards.
16.60.040
Operating restrictions.
(WSS649269.DOC, I /00006.900DO0/)
16.60.000 CG and CG2 zones.
This chapter establishes the general commercial zoning district
comprised of two distinct zoning categories which are identical in
all respects except as specifically provided for in ECDC
16.60.020(A).
16.60.005 Purposes.
The CG and CG2 zones have the following specific purposes in
addition to the general purposes for business and commercial
zones listed in Chapter 16.40 ECDC:
A. Encourage the development and retention of commercial
uses which provide high economic benefit to the city. Mixed use
and transit -oriented developments are encouraged which provide
significant commercial uses as a component of an overall mixed
development scheme.
B. Improve access and circulation for people by encouraging a
development pattern that supports transit and pedestrian access.
Improve vehicular circulation and access to support business and
economic development.
C. Provide and encourage the opportunity for different
sections along the Highway 99 corridor to emphasize their unique
characteristics and development opportunities rather than require
the corridor to develop as an undifferentiated continuum. New
development should be high -quality and varied — not generic — and
include amenities for pedestrians and patrons.
D. Encourage a variety of uses and building types. A variety
of uses and building types is appropriate to take advantage of
different opportunities and conditions, Where designated in the
Comprehensive Plan, the zoning should encourage mixed use or
taller high-rise development to occur.
E. Encourage development that is sensitive to surrounding
neighborhoods, Protect residential qualities and connect businesses
with the local community, Pedestrian connections should be made
available as part of new development to connect residents to
appropriate retail and service uses.
F. New development should be allowed and encouraged to
develop to the fullest extent possible while assuring that the design
quality and amenities provided contribute to the overall character
and quality of the corridor. Where intense development adjoins
residential areas, site. design (including buffers, landscaping, and
(WSS649269.DOC, 1 /00006.900000/)
-2-
the arrangement of uses) and building design should be used to
minimize adverse impacts on residentially -zoned properties.
G. Upgrade the architectural and landscape design qualities of
the corridor. Establish uniform signage regulations for all
properties within the corridor area which provide for business
visibility and commerce while minimizing clutter and distraction to
the public. Make the corridor more attractive and pedestrian -
friendly (e.g., add trees and landscaping) through a combination of
development requirements and — when available — public
investment,
H. Within the Corridor, highrise nodes designated in the
Comprehensive Plan should provide for maximum economic use
of suitable commercial land. Highrise nodes should be:
Supported by adequate services and facilities;
Designed to provide a visual asset to the community through the
use of distinctive forms and materials, differentiated facades,
attractive landscaping, and similar techniques.
Designed to take advantage of different forms of access, including
automobile, transit and pedestrian access.
Designed to provide adequate buffering from lower intensity uses
and residential neighborhoods.
16.60.010 Uses.
A. Permitted Primary Uses.
I , All pen-nitted or conditional uses in any other zone in this
title, except as specifically prohibited by subsection C of this
section or limited by subsection D of this section;
2. Any additional use except as specifically prohibited by
subsection C of this section or limited by subsection D of this
section;
3. Halfway houses;
4. Sexually oriented businesses, which shall comply with the
location standards set forth in ECDC 16.60.015, 16.60.015, the
development regulations set forth in Chapter 17.50 ECDC, and the
licensing regulations set forth in Chapter 4.52 ECC.
fWSS649269.DOC; 1 /00006,900000/1
-3-
B. Permitted Secondary Uses,
I . Off-street parking and loading areas to serve a permitted
use.
2. Storage facilities or outdoor storage areas secondary or
integral to a permitted primary use, such as storage or display areas
for automobile sales, building materials or building supply sales, or
garden/nursery sales. Such outdoor storage or display areas shall
be designed and organized to meet the design standards for parking
areas for the CG zone, contained in this Chapter.
C. Prohibited Uses.
1. Residential Uses located within the first or second story of
any structure, in areas designated "Highway 99 Corridor" or
"High-rise Node" on the comprehensive plan map. There are two
exceptions to this prohibition:
a. Residential uses may be allowed as part of large-scale
mixed use developments, as described in Section 16.60.020.13; and,
b. Residential uses are allowed on the second floor of
buildings that are not located in areas designated as "High-rise
Node" on the comprehensive plan map and which are not located
on lots that have frontage on Highway 99.
2. Mobile Home parks.
3. Storage facilities or outdoor storage areas intended as a
primary use, not secondary to a permitted commercial or
residential use. Automobile wrecking yards, junk yards, or
businesses primarily devoted to storage or mini storage are
examples of this type of prohibited use.
D. Uses Requiring a Conditional Use Permit.
I . Aircraft landings as regulated by Chapter 4.80 ECC;
16.60.015 Location standards for sexually oriented
businesses.
All sexually oriented businesses shall comply with the
requirements of this section, the development regulations set forth
in Chapter 17.50 ECDC, and Chapter 4.52 ECC. The standards
established in this section shall not be construed to restrict or
prohibit the following activities or products: (a) expressive dance;
(b) plays, operas, musicals, or other dramatic works; (c) classes,
(WSS649269. DOC; 1/00006.900000/)
-4-
seminars, or lectures conducted for a scientific or educational
purpose; (d) printed materials or visual representations intended for
educational or scientific purposes; (e) nudity within a locker room
or other similar facility used for changing clothing in connection
with athletic or exercise activities; (f) nudity within a hospital,
clinic, or other similar medical facility for health -related purposes;
and (g) all movies and videos that are rated G, PG, PG-13, R, and
NC- 17 by the Motion Picture Association of America.
A. Separation Requirements. A sexually oriented business
shall only be allowed to locate where specifically permitted and
only if the following separation requirements are met:
I . No sexually oriented business shall be located closer than
300 feet to any of the following protected zones whether such
protected zone is located within or outside the city limits:
a. A residential zone as defined in Chapter 16.10 ECDC;
b. A public use zone as defined in Chapter 16.80 ECDC.
2. No sexually oriented business shall be located closer than
300 feet to any of the following protected uses whether such
protected use is located within or outside the city limits:
a. A public park;
b. A public library;
C. A nursery school or preschool;
d. A public or private primary or secondary school;
e.. A church, temple, mosque, synagogue, or other similar
facility used primarily for religious worship; and
f. A community center such as an amusement park, public
swimming pool, public playground, or other facility of similar size
and scope used primarily by children and families for recreational
or entertainment purposes;
9. A permitted residential use located in a commercial zone;
h. A museum; and
i. A public hospital or hospital district.
(WSS649269.DOC� 1/00006.900000/)
-5
3. No sexually oriented business shall be located closer than
500 feet to any bar or tavern within or outside the city limits.
B. Measurement. The separation requirements shall be
measured by following a straight line from the nearest boundary
line of a protected zone specified in subsection (A) of this section
or nearest physical point of the structure housing a protected use
specified in subsection (A) of this section, to the nearest physical
point of the tenant space occupied by a sexually oriented business.
C. Variance From Separation Requirements. Variances may
be granted from the separation requirements in subsection (A) of
this section if the applicant demonstrates that the following criteria
are met:
I . The natural physical features of the land would result in an
effective separation between the proposed sexually oriented
business and the protected zone or use in terms of visibility and
access;
2. The proposed sexually oriented business complies with the
goals and policies of the community development code;
3. The proposed sexually oriented business 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 conditions which would
minimize the adverse secondary 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,
16.60.020 Site development standards — General.
A. Table. Except as hereinafter provided, development
requirements shall be as follows:
WSS649269.DOC� 1/00006.9000001)
-6-
Minimum
LotArea
Minimum
LotWidth
Minimum
Street
Setback
Minimum
Side/Rear
Setback
Maximum
Height
Maximum
Floor
Area
CG
Nono
None
4 2
None'
60 0
None
[662—��4ene__�
- None
f— 'r,
jNjullv,
1 [5-
1-4131lu
---)0 ' Fifteen feet from all lot lines adjacent to RM or RS zoned property regardless of the
setback provisions established by any other provision 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.
I . A mixture of commercial and residential uses, including
residential uses located on the first or second floors of buildings,
may be permitted for developments meeting the following
requirements:
a. The proposed development's combined site area is at least
two (2) acres.
b. Floor area equivalent to the combined total leaseable 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 area(s) are excluded from this calculation. This
requirement is not intended to require commercial uses facing
service drives, alleys, or other minor access casements that are not
related to the main commercial streets serving the site.
-*0 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, AILI
proigets proposed in the CG or CG2 zone must meet the design
standards contained in this section (16.60.030).
A. Screening and Buffering
I . General
I WSS649269.DOC; 1100006.900000/)
-7-
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 setback.
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 integrated 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.
1. f, Type I landscaping is required for commercial, institutional
dr and medical uses adjacent to single-family or multi -family zones. (Wes+)
The buffer shall be a minimum of ten feet in width and continuous
in length.
9. Type I 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 multi -family
projects adjacent to single-family zones. The buffer shall be a
minimum of four feet in width and ten feet in height and
continuous in length.
i. If there is a loading zone and/or trash compactor area next W
to a single-family or multi -family 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 permitted to encroach within street setbacks or within setbacks
adjacent to single family zones. Mechanical equipment, including
heat pumps and other mechanical elements, shall not be placed in
the setbacks.
i. 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 (YX'Dyt'VN)
between uses in the same zone.
2. Parking Lots Abutting Streets.
WSS649269.DOC; 1 100006.900000/�
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. Grill work that is at least 80 percent opaque, or
iv. Type III landscaping.
13., Access and Parking
I . Not more than 50% 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 accessibility
requirements and that use a variation in textures and/or colors as
well as landscape barriers.
b. Pedestrian access routes shall be provided at least every
180 feet within parking lots. These shall be designed to provide
access to on -site buildings as well as pedestrian walkways 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 planting on the second side,
i. Parking lots shall have pedestrian connections to the main
sidewalk at a minimum of every 100 feet.
4. Bonus for Parking Below Grade
a. For projects where at least 50% 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.
— The minimum drive aisle width may be reduced to 22 feet.
(WSS649269DOC� 1/00006.900000/)
The maximum ramp slope may be increased to 20%
— 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 stacking 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. Potential
future connections shall also be identified such that pedestrian
access between developments can occur without walking in the
parking 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.
C. Site Design and Layout
I . 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 demonstrate how at least
5 of the elements were used to vary the design of the site:
a. building massing and unit layout,
(WSS649269. DOC; 1/00006.900000/)
_10-
b. placement of structures and setbacks,
C. location of pedestrian and vehicular 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
h. roof variation in slope, height and/or materials.
2. Individuality for Particular Structures
a. If a project contains several new or old buildings of similar
uses or massing, incorporate two of the following options to create
identity and promote safety and feeling of ownership:
i. Individual entry design for each building.
ii. Create variety in arrangement of building forms in relation
to site, parking, open spaces, and the street.
iii. Create variety through facade materials and organization.
iv. Create variety through roof forms,
V. Vary the size/mass of the buildings so they are not uniform
in massing and appearance.
3. Lighting
A
a. All lighting shall be shielded and directed away from
adjacent parcels. This may be achieved through lower poles at the
property lines and/or full "cut off' fixtures.
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 building/canopy.
(WSS649269.DOC, 1/00006.900000/)
A Building Design and Massing
I . Buildings shall convey a visually distinct '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 architectural elements not listed above, as
approved, that meet the intent.
2. In buildings with footprints of over 10,000 square feet,
attentio; needs to be given to scale, massing, and fh�ade design so
as to reduce the effect of large single building masses. Ways to
accomplish this can include articulation, changes of materials,
offsets, setbacks, 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 meets the
intent. Note that fagade 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 may
substitute for a massing requirement if the space is at least 1,000
sq. ft. in area. In commercial zones, this public space shall be a
public plaza with amenities such as benches, tables, planters and
other elements.
b. Retaining or re -using an historic structure listed on the
National Register or the Edmonds Register of Historic Places. Any
addition or new building on the site must be designed to be
compatible with the historic structure.
4. To ensure that buildings do not display blank, unattractive
walls to the abutting streets or residential properties, walls or
portions of walls abutting streets or visible from residentially -
zoned properties shall have architectural treatment applied by
incorporating at least four of the following elements into the design
of the fagade:
a. Masonry (except for flat concrete block)
b. Concrete or masonry plinth at the base of the wall
C. Belt courses of a different texture and color
d. Projecting cornice
(WSS649269.DOC; 1100006.90000011
12-
--W)- N/1A_
e. Projecting metal canopy
f, Decorative tilework
9. Trellis containing planting
h. Medallions
i, Artwork or wall graphics
j. Vertical differentiation
k. Lighting fixtures
in. An architectural element not listed above, as approved, that
meets the intent.
16.60.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely
within a completely enclosed building, except the following:
I . Public utilities;
2. Off-street parking and loading areas;
3. Drive-in business;
4. Secondary uses permitted under ECDC 16.60.0 103;
5. Limited outdoor display of merchandise meeting the
criteria of Chapter 17.65 ECDC.
6. Community -oriented Open Air Markets or Seasonal
Farmers Markets.
7. Outdoor dining meeting the criteria of Chapter 17.75
ECDC.
Section 2. Effective Date. This ordinance, being an exercise of a power specifi-
cally delegated to the City legislative body, is not subject to referendum, and shall take effect
five (5) days after passage and publication of an approved summary thereof consisting of the
title.
WSS649269.DOC, 1 /00006.900000/)
- 13-
Chapter 20.12
DISTRICT -BASED DESIGN REVIEW
Sections:
20.12.005
Outline of Process and Statement of Intent.
20.12.010
Applicability.
20.12.020
Design Review by the Architectural Design
Board.
20.12.030
Design Review by Staff.
20.12.040
Findings.
20.12.050
Criteria.
20.12.080
Appeals.
20.12.090
Lapse of approval.
20.12.005 Outline of Process and Statement of Intent.
The Architectural Design Board (ADB) process has been
developed in order to provide for public and design
professional input prior to the expense incurred by a
developer in preparation of detailed design. In combination,
Chapters 20.10 and 20.12 are intended to permit public and
ADB input at an early point in the process while providing
greater assurance to a developer that his general project
design has been approved before the final significant expense
of detailed project design is incurred. In general, the process
is as follows:
A. Public hearing (Phase 1). The applicant shall submit a
preliminary conceptual design to the City. Staff shall
schedule the first phase of the ADB hearing within 30 days of
staff s determination that the application is complete. Upon
receipt, staff shall provide full notice of a public hearing,
noting that the public hearing shall be conducted in two
phases. The entire single public hearing on the conceptual
design shall be on the record. At the initial phase, the
applicant shall present facts which describe in detail the tract
of land to be developed noting all significant characteristics.
The ADB shall make factual findings regarding the particular
characteristics of the property and shall prioritize the design
guideline checklist based upon these facts, the provisions of
the City's design guideline elements of the Comprehensive
Plan and the Edmonds Community Development Code.
Following establishment of the design guideline checklist, the
public hearing shall be continued to a date-ccrtain requested
by the applicant, not to exceed 120 days from the meeting
date. The 120-day city review period required by RCW
36.70B.080 commences with the application for Phase I of
the public hearing. The 120-day time period is suspended,
however, while the applicant further develops their
application for Phase 2 of the public hearing. This suspension
is based upon the finding of the City Council, pursuant to
RCW 36.70B.080, that additional time is required to process
this project type. The City has no control over the length of
time needed or taken by an applicant to complete its
application.
B. Continued public hearing (public hearing, Phase 2).
The purpose of the continuance is to permit the applicant to
design or redesign his initial conceptual design to address the
input of the public and the ADB by complying with the
prioritized design guideline checklist criteria. When the
applicant has completed his design or redesign, he shall
submit that design for final review. The matter shall be set
for the next available regular ADB meeting date. If the
applicant fails to submit his or her design within 180 days, the
staff shall report the matter to the ADB who shall note that
the applicant has failed to comply with the requirements of
the code and find that the original design checklist criteria
approval is void. The applicant may reapply at any time.
Such reapplication shall establish a new 120-day review
period and establish a new vesting date.
C. After completing the hearing process, the final detailed
design shall be presented to the City in conjunction with the
applicable building permit application. The City staff s
decision on the building permit shall be a ministerial act
applying the specific conditions or requirements set forth in
the ADB's approval, but only those requirements. A staff
decision on the building permit shall be final and appealable
only as provided in the Land Use Petition Act. No other
internal appeal of the staff s ministerial decisions on the
building permit is allowed.
D. The process is schematically represented by the
following flow chart.
Proposed New Review Process
I determination
Application to
City
Conceptual I Detailed
Design Design
A t
t Rede�itin I
------------
(Optional)
— — — — — — — — — — — — — — — — —
Project Project
Denied 111iApproved
20.12.010 Applicability.
Review. The architectural design board (ADB) shall review
all proposed developments that require a threshold
determination under the State Environmental Policy Act
(SEPA) using the process set forth in ECDC 20.12.020,
below. All other developments may be approved by staff
using the process set forth in ECDC 20.12.030, below, When
design review is required by the ADB under ECDC
20.12.020, the staff shall review the application as provided
in ECDC 20.95.030, and the director of development services
or his designee — shall schedule the item for a meeting of
the ADB.
20.12.020 Design Review by the Architectural Design
Board.
A. Public hearing — Phase 1. Phase I of the public
hearing shall be scheduled with the Architectural Design
Board (ADB) as a public meeting. Notice of the meeting shall
be provided according to the requirements of ECDC
20.91.010. This notice may be combined with the formal
Notice of Application required under ECDC 20.90.010, as
appropriate.
1. The purpose of Phase I of the public hearing is for the
ADB to identify the relative importance of design criteria that
will apply to the project proposal during the subsequent
design review. The basic criteria to be evaluated are listed on
the Design Guidelines Checklist contained within the design
guidelines and ECDC 20.12. The ADB shall utilize the urban
design guidelines and standards contained in the relevant city
zoning classification(s), any relevant district -specific design
objectives contained in the Comprehensive Plan, and the
relevant portions of ECDC 20.12 and 20.13, to identify the
relative importance of design criteria; no new, additional
criteria shall be incorporated, whether proposed in light of the
specific characteristics of a particular tract of land or on an ad
hoc basis.
2. Prior to scheduling Phase I of the public hearing, the
applicant shall submit information necessary to identify the
scope and context of the proposed development, including
any site plans, diagrams, and/or elevations sufficient to
summarize the character of the project, its site, and
neighboring property information. At a minimum, an
applicant shall submit the following information for
consideration during Phase I of the public hearing:
a. Vicinity Plan showing all significant physical
structures and environmentally critical areas within a 200 foot
radius of the site including, but not limited to, surrounding
building outlines, streets, driveways, sidewalks, bus stops,
and land use. Aerial photographs may be used to develop this
information.
b. Conceptual site plan(s) showing topography
(minimum 2-foot intervals), general location of building(s),
areas devoted to parking, streets and access, existing open
space and vegetation. All concepts being considered for the
property should be submitted to assist the ADB in defining all
pertinent issues applicable to the site.
C. Three-dimensional sketches, photo simulations,
or elevations that depict the volume of the proposed structure
in relation to the surrounding buildings and improvements.
3. During Phase I of the public hearing, the applicant
shall be afforded an opportunity to present information on the
proposed project, The public shall also be invited to address
which design guidelines checklist criteria from ECDC
20.12,070 they feel are pertinent to the project. The Phase I
meeting shall be considered to be a public hearing and
information presented or discussed during the meeting shall
be recorded as part of the hearing record.
4. Prior to the close of Phase I of the public hearing, the
ADB shall identify the specific design guidelines checklist
criteria — and their relative importance — that will be applied
to the project during the project's subsequent design review.
In submitting an application for design review approval under
Chapter 20.12 ECDC, the applicant shall be responsible for
identifying how the proposed project meets the specific
criteria identified by the ADB during Phase I of the public
hearing.
5. Following establishment of the design guidelines
checklist, the public hearing shall be continued to a date
certain, not exceeding 120 days from the date of Phase I of
the public hearing. The continuance is intended to provide the
applicant with sufficient time to prepare the material required
for Phase I of the public hearing, including any design or
redesign needed to address the input of the public and ADB
during Phase I of the public hearing by complying with the
prioritized checklist.
6. Because Phase I of the public hearing is only the first
part of a two-part public hearing, there can be no appeal of
the design decision until Phase 2 of the public hearing has
been completed and a final decision rendered.
B. Continued public hearing — Phase 2.
I . An applicant for Phase 2 design review shall submit
information sufficient to evaluate how the project meets the
criteria identified by the ADB during Phase I of the public
hearing described in Chapter 20.12.020.A, above. At a
minimum, an applicant shall submit the following
information for consideration during Phase 2 of the public
hearing:
a. Conceptual site plan showing topography
(minimum Moot intervals), general layout of building,
parking, streets and access, and proposed open space.
b. Conceptual landscape plan, showing locations
of planting areas identifying landscape types, including
general plant species and characteristics.
C. Conceptual Utility plan, showing access to and
areas reserved for water, sewer, storm, electrical power, and
fire connections and/or hydrants.
d. Conceptual Building elevations for all building
faces illustrating building massing and openings, materials
and colors, and roof forms. A three-dimensional model may
be substituted for the building elevation(s).
e. If more than one development concept is being
considered for the property, the submissions should be
developed to clearly identify the development options being
considered.
f. An annotated checklist demonstrating how the
project complies with the specific criteria identified by the
ADB.
9. Optional: Generalized building floor plans may
be provided.
2. Staff shall prepare a report summarizing the project
and providing any comments or recommendations regarding
the annotated checklist provided by the applicant under
20.12.0203.11, as appropriate. The report shall be mailed to
the applicant and ADB at least one week prior to the public
hearing.
3. Phase 2 of the public hearing shall be conducted by the
ADB as a continuation the Phase I public hearing. Notice of
the meeting shall be provided according to the requirements
of Chapter 20.91 ECDC. During Phase 2 of the public
hearing, the ADB shall review the application and identify
any conditions that the proposal must meet prior to the
issuance of any permit or approval by the city. When
conducting this review, the ADB shall enter the following
findings prior to issuing its decision on the proposal:
a. Zoning Ordinance. The proposal meets the bulk
and use requirements of the zoning ordinance, or a variance
or modification has been approved under the terms of this
code for any duration. The finding of the staff that a proposal
meets the bulk and use requirements of the zoning ordinance
shall be given substantial deference and may be overcome by
clear and convincing evidence.
b. Design Objectives. The proposal meets the relevant
district -specific design objectives contained in the
Comprehensive Plan.
c. Design Criteria. The proposal satisfies the specific
checklist criteria identified by the ADB during Phase I of the
public hearing under Chapter 20.12.020.A, above. When
conducting its review, the ADB shall not add or impose
conditions based on new, additional criteria proposed in light
of the specific characteristics of a particular tract of land or on
an ad hoc basis.
4. Project consolidation. Projects may be consolidated in
accordance with RCW 36.70B.110 and the terms of the
Community Development Code.
C. Effect of the decision of the ADB. The decision of the
ADB described above in ECDC 20.12.020(B) shall be used
by staff to determine if a project complies with the
requirements of these chapters during staff review of any
subsequent applications for permits or approvals. The staff s
determination shall be purely ministerial in nature and no
discretion is granted to deviate from the requirements
imposed by the ADB and the Edmonds Community
Development Code. The staff process shall be akin to and
administered in conjunction with building permit approval, as
applicable. Written notice shall be provided to any party of
record (as developed in Phase I and 2 of the public hearing)
who formally requests notice as to:
1. Receipt of plans in a building permit application or
application for property development as defined in ECDC
20.10.020, and
2. Approval, conditioned approval or denial by staff of
the building permit or development approval.
20.12.030 Design Review by city staff.
A. Optional pre -application meeting. At the option of the
applicant, a pre -application meeting may be scheduled with
city staff. The purpose of the meeting is to provide
preliminary staff comments on a proposed development to
assist the applicant in preparing an application for
development approval. Submission requirements and rules of
procedure for this optional pre -application meeting shall be
adopted by city staff consistent with the purposes of this
Chapter.
B. Application and staff decision.
I . An applicant for design review shall submit
information sufficient to evaluate how the project meets the
criteria applicable to the project. Staff shall develop a
checklist of submission requirements and review criteria
necessary to support this intent. When design review is
intended to accompany and be part of an application for
another permit or approval, such as a building permit, the
submission requirements and design review may be
completed as part of the associated permit process.
2. In reviewing an application for design review, Staff
shall review the project checklist and evaluate whether the
project has addressed each of the applicable design criteria,
Staff shall enter the following findings prior to issuing a
decision on the proposal:
a. Zoning Ordinance. That the proposal meets the
bulk and use requirements of the zoning ordinance, including
the guidelines and standards contained in the relevant zoning
classification�s).
b. Design Guidelines. That the proposal meets the
relevant district -specific design objectives contained in the
Comprehensive Plan
When conducting its review, city staff shall not add or impose
conditions based on new, additional criteria proposed in light
of the specific characteristics of a particular tract of land or on
an ad hoc basis.
20.12.070 Design Guidelines, Criteria and Checklist.
A. In conducting its review, the ADB shall use the design
guidelines and design review checklist as contemporaneously
adopted in the Design Guidelines.
B. Additional Criteria. Design review shall reference the
specific criteria adopted for each area or district.
I . Criteria to be used in design review for the downtown
Edmonds business districts (BD zones) located within the
Downtown/Waterfront Activity Center as shown on the City
of Edmonds Comprehensive Plan Map include the following:
a. Design objectives for
Waterfront Activity Center contained
Comprehensive Plan.
b. (Reserved.)
the Downtown
in the Edmonds
2. Criteria to be used in design review for the general
commercial (CG and CG2) zones located within the
Medical/Highway 99 Activity Center or the Highway 99
Corridor as shown on the City of Edmonds Comprehensive
Plan Map include the following:
a. Design standards contained in ECDC 16.60 for
the General Commercial zones.
b. Policies contained in the specific section of the
Comprehensive Plan addressing the Medical/Highway 99
Activity Center and Highway 99 Corridor.
20.12.080 Appeals.
A. Design review decisions by the ADB pursuant to
ECDC 20.12.0203 are appealable to the city council as
provided in ECDC 20,105,040(B) through (E) except that all
references to the hearing examiner in ECDC 20.105.040(B)
through (E) shall be construed as references to the ADB.
These are the only decisions by the ADB that are appealable.
B. All design review decisions of the hearing examiner
are appealable to the city council as provided in ECDC
20.105.040(B) through (E).
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.
D. Persons entitled to appeal are (1) the applicant; (2)
anyone who has submitted a written document to the City of
Edmonds concerning the application prior to or at the hearing
identified in ECDC 20.12.020.13; or (3) anyone testifying on
the application at the hearing identified in ECDC
20.12.020.13.
20.12.090 Lapse of approval.
A. Time Limit. Unless the owner submits a fully
completed building permit application necessary to bring
about the approved alterations, or if no building permit
application is required, substantially commences the use
allowed within 18 months from the date of approval, ADB or
hearing examiner approval shall expire and be null and void,
unless the owner files a fully completed application for an
extension of time prior to the expiration date. For the
purposes of this section the date of approval shall be the date
on which the ADB's or hearing examiner's minutes or other
method of conveying the final written decision of the ADB or
hearing examiner as adopted are mailed to the applicant. In
the event of appeal, the date of approval shall be the date on
which a final decision is entered by the city council or court
of competent jurisdiction.
B. Time Extension.
I . Application. The applicant may apply for a one time
extension of up to one year by submitting a letter, prior to the
date that approval lapses, to the planning division along with
any other supplemental documentation which the planning
manager may require, which demonstrates that he/she is
making substantial progress relative to the conditions adopted
by the ADB or hearing examiner and that circumstances are
beyond his/her control preventing timely compliance. In the
event of an appeal, the one-year extension shall commence
from the date a final decision is entered in favor of such
extension.
2. Fee. The applicant shall include with the letter of
request such fee as . is established by ordinance. No
application shall be complete unless accompanied by the
required fee.
3. Review of Extension Application. An application for
an extension shall be reviewed by the planning official as
provided in ECDC 20.95.040 (Staff Decision — No Notice
Required).
Chapter 20.13
LANDSCAPING REQUIREMENTS
Sections:
20.13.000
Scope.
20.13.010
Landscape plan requirements.
20.13.015
Plant schedule.
20.13.020
General design standards.
20.13.025
General planting standards.
20.13.030
Landscape types
20.13.040
Landscape bonds.
20.13.000 Scope.
The landscape requirements found in this chapter are intended
for use by city staff, the architectural design board (ADB) and
the hearing examiner, in reviewing projects, as set forth in
ECDC 20.11.010. The ADB and hearing examiner shall be
allowed to interpret and modify the requirements contained
herein; provided such modification is consistent with the
purposes found in ECDC 20.11.000.
20.13.010 Landscape plan requirements.
The applicant has the option of submitting a preliminary
landscape plan to the architectural design board prior to final
approval. The preliminary landscape plan need not include
the detail required for final approval, although areas of
proposed landscaping should be shown. Final project
approval cannot be given until the final landscape plan is
submitted and approved.
The following items shall be shown on any final landscape
plan submitted to the ADB for review:
A. Name and address or location of the project;
B. All plant material identified by botanical and common
name — genus, species and variety (see ECDC 20.13.015);
C. Location of all trees and shrubs to be planted;
D. Three sets of landscape plans drawn to a scale of I" =
30' or larger (e.g., III = 20', V = 10', etc.). Plan should
include a bar scale for reference. See "Checklist for
Architectural Design Review" items (on architectural design
board brochure) for required number of other plans;
E. Scale of the drawing, a north arrow and date of the
plan;
F. All property lines, as well as abutting streets and
alleys;
G. Locations, sizes and species of existing trees (six
inches in caliper or more) and shrubs. Trees and shrubs to be
removed must be noted. Natural areas should be designated as
such;
H. Any proposed or existing physical elements (such as
fencing, walls, building, curbing, and signs) that may affect
the overall landscape;
1. Parking layout, including circulation, driveway
location, parking stalls and curbing (see ECDC
20.13.020(D));
J. Grading shown by contour lines (minimum five-foot
intervals), spot elevations, sections or other means;
K. Location of irrigation system (see ECDC
20.13.020(E)).
20.13.015 Plant schedule.
A. The plant schedule shall indicate for all plants the
scientific and common names, quantities, sizes and spacing.
Quantities are not required on a preliminary landscape plan.
A preliminary plan may also indicate shrubs as masses rather
than showing the individual plants. The final plan must show
individual shrubs and quantities.
B. Minimum sizes at installation are as follows:
one and three quarters inches caliper street trees; one
�d one-half inches caliper other deciduous trees;
0 eight feet minimum height vine maples and other
multi -stemmed trees;
six feet minimum height — evergreen trees
eighteen inches minimum height for medium and tall
shrubs
small shrub = less than three and one-half feet tall at
maturity
— medium shrub = three and one-half to six feet tall at
maturity
— large shrub = more than six feet tall at maturity
C. Maximum size:
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.
D. Maximum spacing:
— large shrubs = six feet on center
— medium shrubs = four and one-half feet on center
— small shrubs = three feet on center
E. Groundcover is required in all planting bed areas as
follows:
— one gallon 30 inches on center
— four -inch pots 24 inches on center
— two and one -quarter -inch pots 15 inches on center
— rooted cuttings 12 inches on center
All groundcover shall be living plant material approved by
the ADB.
20.13.020 General design standards.
A. Preference shall be given an infon-nal arrangement of
plants installed in a variety of treatments that will enhance
building designs and attractively screen parked vehicles and
unsightly areas, soften visual impact of structures and
enhance views and vistas.
B. A fort-nal arrangement may be acceptable if it has
enough variety in layout and plants. Avoid continuous, long,
unbroken, straight rows of a single plant where possible.
C. Existing vegetation that contributes to the
attractiveness of the site should be retained.
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
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.
1. Berms or mounds should be no steeper than 3 (H): I (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).
J. Landscaping must be provided in adjacent 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.
N. Trees and very large shrubs should be planted at least
five feet from any water/sewer lines. Landscape plantings
shall reflect consideration of plantings in relation to utility
lines.
0. 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.
20.13,025 General planting standards
A. Blank Building Walls.
I . Blank building walls should be softened 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.
1 . 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 formal 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.
20.13.030 Landscape types
A. Type I Landscaping. Type I landscaping is intended to
provide a very dense sight barrier to significantly separate
uses and land use districts.
1 . Two rows of evergreen trees, a minimum of ten -feet in
height and planted at intervals of no greater than 20 feet on
center. The trees must be backed by 4 sight obscuring fence, a
minimum of five feet high or the required width of the
planting area must be increased by ten feet; and
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 11 Landscaping. Type 11 landscaping 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 landscaping is intended
to provide visual separation of uses from streets, and visual
separation of compatible uses so as to soften the appearance
of streets, parking areas and building elevations.
I . 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 elevation, 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 building, 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 covered 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 ground will be covered within three years. This
alternative may not be used in a Downtown or Waterfront
areas.
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 landscaping is
intended to provide visual relief where clear sight is desired
to see signage or into adjacent space for safety concerns.
1. Trees are 25 feet on center and deciduous also required
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 exceed three and one-half feet
in height.
E. Type V Landscaping, Type V landscaping is intended
to provide visual relief and shade in parking areas.
I . Required Amount,
a. If the parking area contains no more than 50
parking spaces, at least 17.5 square feet of landscape
dcvelopment must be provided as described in paragraph B
below 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 paragraph B
below 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
interpolating between 17.5 and 35 square feet for each
parking stall proposed. The area must be landscaped as
described in paragraph B below.
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 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 proposed 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 for
parking lots greater than 12,000 square feet. Planters shall be
spread throughout the parking lot,
91 Shade trees are required at the rate of a
minimum of one per planter and/or one per 150 square feet of
planter.
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 landscaping, fences or screening for service areas.
C. Landscaping must be installed prior to issuance of
certificate of occupancy (for multiple 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.