555 Main Street.pdf0� ED -4fo CITY OF EDMONDS
,P 1215 1h 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:
January 3, 2008
Review By:
Mike Clugston, Planning Division
Project Name:
NA
Site Address:
555 Main Street
Zone:
Downtown Retail Core (BD I)
Contact:
Mike Perry (425.827.9293)
Description:
Retail, Office, Parking Garage
Use
Proposed Use: Mixed Use — retail and office
Allowed Use(s): Yes
Conditional Use Permit Required: No
Development Standards
Street (South) I Side (North/West) I Street
Setbacks Reauired 1 01 1 01/0, 1 01
Setbacks Shown 1 01 1 01/01, 1 01
Setbacks: There are no setbacks required in the BD1 zone.
Heigh : No elevations were provided. Building may be up to 30 feet to provide for the required minimum height of
the ground floor of 15'. A single decorative architectural element, such as a turret, tower, or clock tower, may
extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of
the roof and/of faqade of the building. The decorative architectural element shall not cover more than five percent
of the roof area of the building.
Ground Floor:
According to ECDC 16.43.030.13, "when a commercial use is located on the ground floor, the elevation of the
ground floor and associated entry shall be within seven inches of the grade level of the adjoining sidewalk.
'Grade' shall be as measured at the entry location." Other options are available but those could affect the layout
of the building.
)0, Only commercial uses shall be on the ground floor.
)0, Ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or
other window coverings intended to obscure the interior from public view from the sidewalk.
Each commercial space located on the ground floor shall be directly accessible by an entry from the
sidewalk.
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0� ED -4fo CITY OF EDMONDS
,P 1215 1h Avenue North Edmonds, WA 98020
Phone: 425.771.0220 Fax: 425.771.0221 - Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
Parking: According to ECDC 16.43.030.D.2, no parking is required for any commercial floor area of permitted uses
located within BDI. That said, parking is proposed to satisfy the requirements listed in ECDC 17.50.020.C.1 — I
space/500 sf of gross building: 26 spaces 'required', 27 proposed.
Historic BuildiW: The existing Bettinger House is eligible to be listed on the Edmonds Register of Historic
Building but is not officially on the list.
Environmental Regulations
SEPA Review Require : Commercial projects over 4,000 square feet require SERA review.
Critical Area Determination: Required.
Design
Architectural DesiLrn Board Review Reauired: Yes.
ADB Process: The subject site is in the Downtown Retail Core (BD1) zone. Because the project triggers a SEPA
threshold, it requires District -Based Design Review consisting of the two-phase public hearing process before the
Architectural Design Board per ECDC 20.12 (see handout for further details and submittal requirements).
In Phase I, the applicant presents a conceptual design of the project. The ADB will make factual findings regarding
the particular characteristics of the property and will prioritize a 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 public testimony and establishment of the design guideline checklist, the public
hearing shall be continued to a future specified date.
The applicant will take the comments received at the Phase I hearing and design or redesign the initial conceptual
plan to address the input of the public and the ADB by complying with the prioritized design guideline checklist
criteria. Once completed, the applicant will submit the updated design to the City where staff will review the
proposal and schedule the project for final review (Phase 11).
The Architectural Design Board reviews the final design of the project and at the conclusion of Phase 11 of the
public hearing, makes the final decision. Staff will issue a SERA Determination at the same time the ADB issues its
final decision. If/when approved, the applicant would later submit a building permit application for the project, and
development standards (such as height and setbacks) would be reviewed by staff.
Comprehensive Plan Designation: "Downtown Retail Core" and it is also located within the "Downtown &
Waterfront Activity Center." The Downtown Design Objectives are described on pages 38-42 of the Plan.
Street Tree: The designated street tree for Main Street is the Primus serrulata 'Kwansan' / Kwansan Flowering
Cherry. Grates are 4' square, spaced 30' to 40' on center, and centered 2.5 feet back from the face of the curb.
&M: None indicated. Signage must meet the requirements for the BD zone found in ECDC 20.60.
Fees
Critical Areas Checklist - $135
ADB - $2,200
Sign posting - $150
Records - $15
SEPA - $420
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0� ED -4fo CITY OF EDMONDS
,P 1215 1h Avenue North Edmonds, WA 98020
Phone: 425.771.0220 Fax: 425.771.0221 - Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICEs DEPARTMENT: PLANNING DIVISION
Applicant's Questions
1. Will awnings be required? Some type weather protection will be required. A street encroachment permit will
be required from Engineering since the building is proposed to be built to the property line.
2. Are any site amenities required? There are no open space requirements for the building due to its size and
location. Some type of historical signage indicating the former use of the site may be appropriate.
3. What are the requirements for screening roof top units? Generally, roof top units may be less than 36" high and
must be screened from view from street level. In this instance, it could be possible to incorporate the roof top
unit(s) into the decorative architectural element as long as the feature is less than 5% of the area of the roof.
4. What is the design review process and what needs to be presented? See above and see ADB handout.
5. Street trees - spacing/species, grate requirement? See above. Street trees must be included in the overall
landscaping plan submitted in accordance with the requirements in ECDC 20.13 and the Edmonds Street Tree
Plan.
6. Can ramp to parking garage be narrower than 24 feet? — Question for Engineering
7. Review timelines? A well -prepared customer with a similar project used the new ADB review process and
from application to ADB approval (including SEPA determination), it took slightly less than 3 months.
Attachments /Enclosures
• Land Use Application.
• Critical Areas Checklist
• Adjacent Property Owner's list handout
• SEPA packet
• ADB handout
• ECDC 20.13 - Landscaping.
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