610-5thAve_RichardsMU.pdfCITY OF EDMONDS
121 5h Avenue North - Edmonds, WA 98020
Phone: 425.771.0220 - Fax: 425.771.0221 - Web: www.ci.edmondsma.us
DEVELOPMENT SERVICEs DEPARTMENT: PLANNING DivisION
Date:
Pre -Application Meeting
August 29, 2007 -*,%A 4&Z
Review By:
Gina Coccia, Planning Division
Project Name:
Mixed Use (PRE-2007-0018)
Site Address:
610 5th Avenue South . (SW corner of 6th & Howell)
Zone:
Downtown Convenience Commercial (BD3)
Contact:
A.D. Shapiro Architects 425.778.5400
Description:
New mixed use building: 4 residential units + 10,000 sq ft commercial
Land Use & Development Standards
Proposed Use: Residential and commercial — permitted uses, and pursuant to ECDC 16.43.030.G, there
is no maximum density for permitted multiple dwelling units.
Heigh : 25 feet, pursuant to ECDC 16,43.030.A and ECDC 16.43.030.C.
Parking: Subject to the parking requirements found in ECDC 17.50.010.0 (Downtown Business Area). All
new buildings shall provide a flat rate of one parking stall for every 500 square feet of gross floor area of
the building. If it is a mixed use building, the portions of the building used exclusively for residential uses
shall only be required to provide parking at one stall per dwelling unit. This amounts to 4 residential stalls
+ 21 commercial stalls (110, 370/500=20.74), so 25 total. 30 stalls are provided on the plans.
Setbacks: North/South/East = 0 feet. The adjacent property to the west is R-zoned so there is a 15'west
side setback required, which is also shown on the plans.
Ground floor commercial: Required, to a minimum depth of 60'feet, pursuant to ECDC 16.43.030.B.3,
and the minimum height of the ground floor is 12 feet, pursuant to ECDC 16.43.030.A.
Prima!y entry: For the purposes of determining where the ground floor entry rules apply, because this is a
corner lot, the primary entry shall be along 51h Avenue, pursuant to ECDC 16.43.030.B.2.c.
Corner lot: Yes — this is important for determining where the step-back(s) would be required.
Screeninq A 6 foot screen (fence/hedge/wall) is required somewhere in the western setback area to
provide a buffer against the adjacent residential use.
What kind of screen would you plan on using? Please see ECDC 16.43.030.H for details...
Open space: For buildings on lots larger than 12,000 square feet (and this lot is around 13,440), 5% of
the lot area shall be devoted to "open space" pursuant to ECDC 16.43.030.E, which is approximately 672
square feet in area, The plans indicate that the courtyard area is 785 square feet,
Step -backs: See ECDC 16.43.030.C.2 for the "step -back rules." For this (corner) lot, a 15'step-back is
required along both street fronts (Howell and 5 th Avenue South) but not required from the property line
opposite each street front.
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Environmental Regulations
SEPA Review Required: Project indicates more than 4,000 square feet of new commercial space — this
would require SEPA review. An Environmental Checklist, along with the $420 review fee, adjacent
property owner (APO) list, and notarized declaration will be required with submittal, This also means that
the project would go before the Architectural Design Board for review as an "ADB Major" project.
Critical Area Determination: There has been a critical areas determination done this site (CRA-1 995-249)
and no critical areas were found on or adjacent to the property. A "waiver"from critical areas
requirements was issued.
Design
Design Review: Design Review by the Architectural Design Board (ADB) is required for projects in the BD
zone that trigger the SEPA threshold. This project is subject to the District -Based Design Review process
outlined in ECDC 20.12 — please see attachments for details. This is a two-phase public hearing process.
Landscaping: None shown. Landscaping requirements can be found in ECDC 20.13.
• The Streetscape Plan designates: Acer rubrum, 'scarsen'l Scarlet Sentinel Maple along 5t�
Avenue South.
• The Streetscape Plan designates: = along Howell — the map is difficult to read, 111 get back to
you on this one...
Signage.- No signage shown, Signs are subject to ECDC 20.60 and require a sign permit.
Attachments
• ECDC 16.43 — BD: Downtown Business.
• ECDC 20.12 — District -Based Design Review.
• ECDC 20.13 — Landscaping.
• Land Use Application.
• Adjacent Property Owner (APO) List.
• Environmental "SEPA" Checklist.
ADB — District Design Review Handout.
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Chapter 16.43 Page I of 10
TOFJ > i
Chapter 16.43
BD — DOWNTOWN BUSINESS
Sections:
16.43.000 Purposes.
16.43.010 Subdistricts.
16.43.020 Uses.
16.43.030 Site development standards.
16.43.040 Operating restrictions.
16.43.000 Purposes.
The BD zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC.
A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated
businesses supported by nearby residents and the larger Edmonds community, and as a
destination for visitors from throughout the region.
B. Define the downtown commercial and retail core along streets having the strongest
pedestrian links and pedestrian -oriented design elements, while protecting downtown's
identity.
C. Identify supporting arts and mixed use residential and office areas which support and
complement downtown retail use areas. Provide for a strong central retail core at downtown's
focal center while providing for a mixture of supporting commercial and residential uses in the
area surrounding this retail core area.
D. Focus development between the commercial and retail core and the Edmonds Center for
the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3624 § 1, 2007].
16.43.010 Subdistricts.
The "downtown business" zone is subdivided into five distinct subdistricts, each intended to
implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront
Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations,
as described in this chapter. The five subdistricts are:
BD1 — Downtown Retail Core;
BD2 — Downtown Mixed Commercial-
e CNm=mercial;
r— BD3---D—owntown Convenienc 0
'---B--D4---D—o—w—nt—o-w—n—ffi—xe—a-7e-s—icen I
Pe n� �1
BD5 — Downtown Arts Corridor. [Ord. 3624 § 1, 2007].
16.43.020 Uses.
A. Table 16,43-1.
Permitted Uses
BDI
I BD2
� BM
BD4
I BD5
Commercial Uses
Retail stores or sales
A
A
A
A
A
Off ices
A
A
A
A
A
Service uses
A
A
A
A
A
Retail sales requiring intensive outdoor display or storage
areas, such as trailer sales, used car lots (except as part of
a new car sales and service dealer), and heavy equipment
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Chapter 16.43 Page 2 of 10
V-1,
storage, sales or services
X
X
X
X
X
Enclosed fabrication or assembly areas associated with
and on the same property as an art studio, art gallery,
restaurant or food service establishment that also provides
an on -site retail outlet open to the public
A
A
A
A
A
Automobile sales and service
X
A
A
X
X
Dry cleaning and laundry plants which use only
nonflammable and nonexplosive cleaning agents
C
A
A
A
X
Printing, publishing and binding establishments
C
A
A
A
C
Community -oriented open air markets conducted as an
outdoor operation and licensed pursuant to provisions in
the Edmonds City Code
A
A
A
A
A
Residential Uses
Single-family dwelling
A
A
A
A
A
Multiple dwelling unit(s)
A
A
A
A
A
Other Uses
Bus stop shelters
A
A
A
A
A
Churches, subject to the requirements of ECDC
17.100.020
A
A
A
A
A
Primary and high schools subject to the requirements of
ECDC 17,-1.00.050(G) through (R)
A
A
A
A
A
Local public facilities subject to the requirements of ECDC
17.100.050
C
C
C
A
C
Neighborhood parks, natural open spaces, and community
parks with an adopted master plan subject to the
requirements of ECDC.17.100.070
A
A
A
A
A
Off-street parking and loading areas to serve a permitted
use
B
B
B
B
8
Commuter parking lots in conjunction with a facility
otherwise permitted in this zone
B
B
B
B
X
Commercial parking lots
C
C
C
C
X
Wholesale uses
X
X
C
X
X
Hotels and motels
A
A
A
A
A
Amusement establishments
C
C
C
C
C
Auction businesses, excluding vehicle or livestock auctions
C
C
C
C
C
Drive-in businesses
C
C
A
C
X
Laboratories
X
C
C
C
X
Fabrication of light industrial products not otherwise listed
as a permitted use
X
X
C
X
X
Day-care centers
C
C
C
A
C
Hospitals, health clinics, convalescent homes, rest homes,
sanitariums
X
C
C
A
X
Museums and art galleries of primarily local concern that
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Chapter 16.43
Page 3 of 10
do not meet the criteria for regional public facilities as
defined in ECDC 21.85,033
A
A
A
A
A
Zoos and aquariums of primarily local concern that do not
meet the criteria for regional public facilities as defined in
ECDC 21.85.033
C
C
C
C
A
Counseling centers and residential treatment facilities for
current alcoholics and drug abusers
X
C
C
A
X
Regional parks and community parks without a master
plan subject to the requirements of ECDC 17.100.070
C
C
C
C
C
Outdoor storage, incidental to a permitted use
D
D
D
D
D
Aircraft landings as reguiated by Chapter 4.80 ECC
D
D
D
D
D
A = Permitted primary use
B = Permitted secondary use
C = Primary uses requiring a conditional use permit
D = Secondary uses requiring a conditional use permit
X = Not permitted
For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets
the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria
are met:
1. Access and Parking. Pedestrian access shall be provided from the sidewalk.
Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is
necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall
be located and designed to be as unobtrusive as possible.
2. Design and Landscaping. The project shall be designed so that it is oriented to the
street and contributes to the pedestrian streetscape environment. Fences more than four feet
in height along street lot lines shall only be permitted if they are at least 50 percent open, such
as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature
of the use, shall be decorated by a combination of at least two of the following:
a. Architectural features or details;
b. Artwork;
c. Landscaping. [Ord. 3624 § 1, 2007].
16.43.030 Site development standards.
A. Table 16.43-2.
IK
Minimum
Minimum
Minimum
Minimum
Minimum
Minimum
Maximum
Height of
Sub
Lot
Lot
Street
Side
Rear
2
Ground
District
Area
Width
Setback
Setbacko
SetbackI
Height
Floor4
BD15
0
0
0
0
0
25'
15,
BD25
0
0
0
0
0
25'
12'
BD35
0
0
0
0
0
25'
12'
BD43,5
0
0
0
0
0
25'
12'
BD55
0
0
0
0
0
25'
12'
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p Z)
Chapter 16.43
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1 The setback for buildings and structures located at or above grade (exempting buildings and
structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to
residentially (R) zoned property. Vro pCV-ty +V -Mt, Wt c�7+ i5; 7--V V) e-Ot -2 L�
V 2 Specific provisions regarding building heights are contained in EDCD 16.43.030(C).
3 Within the BN zone, site development standards listed in Table 16.43-2 apply when a
building contains a ground floor consisting of commercial space to a depth of at least 60 feet
measured from the street front of the building. If a proposed building does not meet this ground
floor commercial space requirement (e.g., an entirely residential building is proposed), then the
building setbacks listed for the RM-1.5 zone shall apply. See ECDC 16.43.030(B)(4) for further
details.
4 "Minimum height of ground floor" means the vertical distance from top to top of the
successive finished floor surfaces; and, if the ground floor is the only floor above street grade,
from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to
the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings
applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall
carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows a ground floor
height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this
example. Existing buildings may be added onto or remodeled without adjusting the existing
height of the ground floor to meet the specified minimum height so long as the addition or
remodel does not increase the building footprint or its frontage along a street by more than 25
percent.
5 Site development standards for single-family dwellings are the same as those specified for
the RS-6 zone.
Figure 16.43-1: Ground Floor Height Measurement
5 ftv
B. Ground Floor. This section describes requirements for development of the ground floor of
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Chapter 16.43
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buildings in the BID zones.
) I. 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,
2. When the street frontage of a building is on a slope which does not allow both the
elevation of the entry and ground floor to be entirely within seven inches of the grade level of
the sidewalk, the building may be designed so that either:
a. The entry for the commercial portion of the ground floor is located within seven
inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor is
within seven inches of the grade level of the entry; or
b- The building may be broken up into multiple frontages, so that each
entry/ground floor combination is within seven inches of the grade of the sidewalk.
c. For corner lots, a primary entry shall be established for the purposes of
determining where the ground floor entry rules detailed in this section shall apply. The first
choice for the primary entry shall be eithe �)_th �Aven�uer Main Street. In the case of the BD5
zone, the primary entry shall always be on
3. Within the BD1 zone, developmeDLon the ground floor shall consist of only
commercial uses. Within the BD2 andQ�on�esevelopment on the ground floor shall
consist of only commercial uses to a minimum building depth of 60 feet, as measured from the
street front of the building.
4. Within the BD4 zone, there are two options for developing the ground floor of a
building. One option is to develop the ground floor with commercial space, meeting the same
requirements detailed for the BD2 and BD3 zones in subsection (13)(3) of this section. As a
second option, if more residential space is provided so that the ground floor does not meet the
commercial use requirements described in subsection (13)(3) of this section, then the building
setbacks listed for the RM-1.5 zone shall apply, In the case where RM-1.5 setbacks are
required, the required street setback shall be landscaped and no fence or wall in the setback
shall be over four feet in height above sidewalk grade unless it is at least 50 percent open,
such as in a lattice pattern.
5. Within the BD5 zone, one option is to develop the ground floor with commercial
space, meeting the same requirements detailed for the BD2 zone in subsection (13)(3) of this
section. When development of the ground floor does not conform to these requirements, then
development within the BD5 zone shall meet the following requirements:
a. The building shall be oriented to 4th Avenue. "Orientation to 4th Avenue" shall
mean that:
i. At least one building entry shall face 4th Avenue.
ii. If the building is located adjacent to the public right-of-way, architectural
details and/or applied art shall be incorporated into the building design to add interest at the
pedestrian (i.e., ground floor) level.
iii. If the building is set back from the street, landscaping and/or artwork shall
be located between the building and the street front.
b. Live/work uses are encouraged within the BD5 zone, and potential live/work'
space is required for new residential buildings if no other commercial use is provided on -site.
i. If multiple residential uses are located on the ground floor, the building shall
incorporate live/work space into the ground floor design in such a way as to enable building
occupants to use portion(s) of their space for a commercial or art/fabrication use. Live/work
space means a structure or portion of a structure that combines a commercial or
manufacturing activity that is allowed in the zone with a residential living space for the owner of
the commercial or manufacturing business, or the owner's employee, and that person's
household. The live/work space shall be designed so that a commercial or fabrication or home
occupation use can be established within the space.
Figure 16.43-2: BD5 Development
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Chapter 16.43
Page 6 of 10
Building at right (foreground) shows landscaping located between building and street.
Building at left (background) shows commercial space integrated with residential uses, and the entry oriented to
the street.
6. Exceptions and Clarifications. The regulations for the ground floor contained in
subsections (B)(1) through (5) of this section apply with the following exceptions or
clarifications.
a. That in all areas the provision of pedestrian access to permitted residential uses
is allowed as a permitted secondary use.
b. The restrictions on the location of residential uses shall not apply when a single-
family use is the only permitted primary use located on the property.
c. Parking is not considered to be a commercial use for the purposes of satisfying
the ground floor commercial use requirement (i.e., when the first 60 feet of the building, as
measured perpendicular to the street, is required to be in commercial use, parking may not be
located within that 60 feet). However, for properties with less than 90 feet of depth measured
from the street front, parking may be located in the rearmost 30 feet of the property, even if a
portion of the parking extends into the first 60 feet of the building. In no case shall the depth of
commercial space as measured from the street front of the building be less than 30 feet.
d. Within the BID2, BID3 and BD4 zones, if the first 60 feet of the building as
measured perpendicular to the street consists only of commercial uses and permitted
secondary uses, then permitted multiple -family residential unit(s) may be located behind the
commercial uses.
e. Within the BID1 zone, 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. This provision does not apply to any
residential uses located behind commercial uses.
f. Within the BID1 zone, each commercial space located on the ground floor shall
be directly accessible by an entry from the sidewalk.
C. Building Height Regulations.
1. The basic height limit is 25 feet (see definition of "height" detailed in ECDC
Zi-A-0-030).
2. Step -Back Rules. The following rules apply when calculating the maximum building
height for any building in the specified zone(s) (see Figures 16.43-3 and 16.43-4 for illustrated
examples).
a. Within the BD2(BD3 or BID4 zones, an additional five feet of building height,
oPa i n
not to exceed 30 feet, may be o ed if the building is designed to meet all of the following
conditions:
i. A building step -back is provided within 15 feet of any street front. Within the
15-foot step -back, the maximum building height is the lesser of 25 feet above grade at the
property line (e.g., normally the back of the sidewalk) or 30 feet above the "average level" as
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Chapter 16.43
Page 7 of 10
defined in ECDC 21.40.030. For corner lots, a 15-foot step -back is required
alo
4[on2 I?cth str� t frc If a building located on a corner lot has insufficient lot width (i.e., less
than 40 feet of lot width) to enable it to provide the required step -back on both street fronts,
then the step -back may be waived facing the secondary street. This waiver may not be granted
for building step -backs required from Fifth Avenue, Dayton Street, or Main Street.
ii. A 15-foot step -back is provided from the property line opposite the street
front. Within the 15-foot step -back, the maximum building height is the lesser of 25 feet above
grade or 30 feet above the "average level" as defined in ECDC 21.40.030, For corner lots for
which a 15-foot step -back is required on more than one street front. there as no
back required from the property line opposite each street front. For the purpose of determining
step -back requirements, alleys are not considered to be streets.
iii. A building setback, in which the entire building is set back from the
property line, may be substituted on a foot -for -foot basis for the required building step -back.
For example, a five-foot building setback can be combined with a 10-foot building step -back to
meet the 15-foot step -back requirement.
b. Within the BDII zone, building height may be a maximum of 30 feet in order to
provide for a minimum height of 15 feet for the ground floor. The allowable building height is
measured from the "average level" as defined in ECDC 21-40-030.
F�g,w-e 16.43-3: Uphill Example
Raquired building step -backs
321-6m 3iD-(r
-jr-
Street]Row
Depth r# Prrjyw�n�
Avefop Leyet for height calvilation
Origina[Grade
------ 30'Height Limit from'average iever
A40wed bLoilding height erwalopa
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Chapter 16.43
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F7,giwe 16.43-4: Downhill Example.
No reqt;ked buildft ste~ at street,
since height Wi0t.00Wabove average
level it lower thart IT above suftt
Required buikfirvq step�bac* 26
30i-o"
37"-6"
25�4`
SlieeVROW
----- - - .........
IN744 oj'prxjw�r
Average Laval for beight calculation
Original &ade
------- X Height Limit ftm 'average lever
AADwed building height envelope
3. Within the BID5 zone, the maximum height may be increased to 30 feet if the building
meets one of the following conditions. In addition, if the building is located within 15 feet of the
public right-of-way, architectural details and/or applied art shall be incorporated into the
building design, and the ground floor shall be distinguished from the upper portions of the
building through the use of differences in materials, windows, and/or architectural forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the
pitch of all portions of the roof are at least six-in-12 and the roof includes architectural features,
such as dormers or gables of a steeper pitch, that break up the roof line into distinct segments.
b. If the building does not make use of a pitched roof system as described in
subsection (C)(3)(a) of this section, step -backs shall be required the same as for the BD2
zone, as described in ECDC 16.43.030(C)(2).
4. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40,030, the
following architectural features are allowed to extend above the height limits specified in this
chapter.
a. 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/or facade of the building. The decorative
architectural element shall not cover more than five percent of the roof area of the building.
b. Roof or deck railings may extend a maximum of 42 inches above the specified
height limit within any building step -back required under ECDC 16.43.030(C)(2); provided, that
the railing is constructed so that it has the appearance of being transparent. An example
meeting this condition would be a railing that is comprised of glass panels.
D. Off -Street Parking and Access Requirements. The parking regulations included here
apply specifically within the BID zone, Whenever there are conflicts between the requirements
of this chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking
Regulations, the provisions of this chapter shall apply.
1. Within the BID1 zone, no new curb cuts are permitted along 5th Avenue or Main
Street.
2. No parking is required for any commercial floor area of permitted uses located within
the BDII, BD2, BID4, and BD5 zones.
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Chapter 16.43 Page 9 of 10
3. No parking is required for any floor area in any building with a total building footprint
of less than 4,800 square feet.
E. Open Space Requirements.
1. For buildinqs on lots larger than 12,000 sguare feet or having an overall building
width of more tFa—n-120 feet (as measured parallel to the street lot line), at least five percent of
the lot area shall be devoted to open space. Open space shall not be required for additions to
existing buildings that do not increase the building footprint by more than 10 percent. Open
space shall be provided adjacent to the street front (street lot line). Such open space may be
provided as any combination of:
a. Outdoor dining or seating areas (including outdoor seating or waiting areas for
restaurants or food service establishments);
b. Public plaza or sidewalk that is accessible to the public;
c. Landscaping which includes a seating area that is accessible to the public.
2. Required open space shall be open to the air and not located under a building story,
3. In overall dimension, the width of required open space shall not be less than 75
percent of the depth of the open space, measured relative to the street (i.e., width is measured
parallel to the street lot line, while depth is measured perpendicular to the street lot line).
Fignwe 16.43-5: Building Size, Width and Open Space
Example:
�_W-0'---�
• Building is
tols. ewA
feet-
• Building wi
120 feel.
• Open spac
required dt
building wii
due to lot F
• Open spac
provided e:
ft 5% Of I
Mquiremer
Lo
F. Historic Buildings. The exceptions contained in this section apply only to buildings listed
on the Edmonds register of historic buildings.
1. If a certificate of appropriateness is issued by the Edmonds historic preservation
commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff
may modify or waive any of the requirements listed below that would otherwise apply to the
expansion, remodeling, or restoration of the building. The decision of staff shall be processed
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Chapter 16.43
Page 10 of 10
as a staff decision, notice required, as provided for in ECDC 20.95.050.
a. Building step -backs required under subsection (C)(2) of this section.
b. Open space required under subsection (E) of this section.
2. No off-street parking is required for any permitted uses located within a building
listed on the Edmonds register of historic buildings. Note that additional parking exceptions
involving building expansion, remodeling or restoration may also apply, as detailed in ECDC
3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings
is retained on -site, no off-street parking is required for any additional buildings or uses located
on the same property. To obtain this benefit, an easement in a form acceptable to the city shall
be recorded with Snohomish County protecting the exterior of the historic building and
ensuring that the historic building is maintained in its historic form and appearance so long as
the additional building(s) obtaining the parking benefit exist on the property. The easement
shall continue even if the property is subsequently subdivided or any interest in the property is
sold.
G. Density, There is no maximum density for permitted multiple dwelling units.
H. Screening. The required setbaEk from R-zoned property shall be landscaped with trees
and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum
height fence, wall or solid hedge shall be provided at some point in the setback, except for that
portion of the BD zone that is in residential use.
1. Signs, Parking and Design Review, See Chapters 17.50, 20.10, and 20.60 ECDC. Sign
standards shall be the same as those that apply within the BC zone.
J. Satellite Television Antennas. In accordance with the limitations established by the
Federal Communications Commission, satellite television antennae greater than two meters in
diameter shall be reviewed in accordance with the provisions of ECDC 16.20.050. [Ord. 3624
§ 1, 2007].
16.43.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed
building, except:
1. Public uses such as utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers' markets;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040:
S. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
B. Nuisances, All uses shall comply with Chapter 17.60 ECDC, Performance Standards.
[Ord. 3624 § 1, 2007].
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00
Chapter 20.12
DISTRICT -BASED DESIGN REVIEW
Sections:
20.12.005
Outline of process and statement of intent.
20.12.- 01 - 0.
Applicability.
20.12.020
Design review by the architectural design board.
20.12.030
Design review by city staff.
20.12.070
Design guidelines, criteria and checklist.
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, Chapter 20. 10 ECDC and this chapter 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 AD13 hearing within 30 days of staffs
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 certain 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 1 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
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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 staffs ministerial decisions on the building permit is allowed.
D. The process is schematically represented by the following flow chart:
.Design Review for Major ProJects
Proposed New Review Process.
[Ord. 3636 § 3, 2007].
20.12.010 Applicability.
A. 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, All other developments may be approved by staff
using the process set forth in ECDC 20.12.030. 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. [Ord. 3636 § 3, 2007].
20.12.020 Design review by the architectural design board.
A. Public Hearing — Phase 1. Phase 1 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 1 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 this chapter. 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 this chapter and Chapter 20.13 ECDC, 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 1 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 1 of the public hearing:
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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 two -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 1 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 1 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 1 of the public hearing, the ADS 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 this chapter, the applicant shall be responsible for identifying how the
proposed project meets the specific criteria identified by the ADB during Phase 1 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 1 of the public
hearing, The continuance is intended to provide the applicant with sufficient time to prepare the
material required for Phase 1 of the public hearing, including any design or redesign needed to
address the input of the public and ADS during Phase 1 of the public hearing by complying
with the prioritized checklist.
6. Because Phase 1 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.
1. 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 1 of the public hearing
described in subsection (A) of this section. 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 two -foot 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 ADS.
g. 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
subsection (B)(1)(f) of this section, as appropriate. The report shall be mailed to the applicant
and ADS 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 of the
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Phase 1 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 subsection (A) of this section. 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 Edmonds Community Development Code.
C. Effect of the Decision of the ADB. The decision of the ADB described in subsection (B) of
this section 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 staffs 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 Phases 1 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. [Ord. 3636 § 3, 2007].
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.
1. 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
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on an ad hoc basis. [Ord. 3636 § 3, 2007],
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.
1. 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 the downtown waterfront activity center contained in the
Edmonds comprehensive plan.
b. (Reserved).
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 Chapter 16-60 ECDC 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. [Ord, 3636 § 3, 2007].
20.12.080 Appeals.
A. Design review decisions by the ADB pursuant to ECDC 20.12.020(B) 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(B); or (3) anyone testifying on the application at the hearing identified in
ECDC 20.12.020(B). [Ord. 3636 § 3, 2007].
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.
1. 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
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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).
[Ord. 3636 § 3, 2007].
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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 Landscapetypes.
20,13.040 Landscape bonds.
20.13.050 Urban design chapter adopted.
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. 10.000. (Ord. 3636 § 4, 2007].
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.
I 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;
13� 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 1 30' or larger (e.g., 1 20', 1
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)). [Ord. 3636 § 4, 2007].
20.13.016 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.
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The final plan must show individual shrubs and quantities.
B. Minimum sizes at installation are as follows:
-one-and-three-quarters-inch caliper street trees; one -and -one -half -inch caliper other
deciduous trees;
-eight feet minimum height — vine maples and other multisternmed 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 feet 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 pots 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. [Ord. 3636 § 4, 2007].
20.13.020 General design standards.
A. Preference shall be given to an informal 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 formal 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 of parking stalls. Where possible, coniferous trees should be planted at least
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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): 1 (V). Any slopes steeper than 3:1 (2:11 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. [Ord. 3636 § 4, 2007].
20.13.025 General planting standards.
A. Blank Building Walls.
1. 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. [Ord. 3636 § 4, 20071.
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 10 feet in height and planted at intervals
of no greater than 20 feet on center. The trees must be backed by a sight -obscuring fence a
minimum of five feet high or the required width of the planting area must be increased by 10
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
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streets, parking areas and building elevations.
1. 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 area.
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 shall be deciduous and planted 25 feet on center 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.
1. Required Amount.
a. If the parking area contains no more than 50 parking spaces, at least 17.5
square feet of landscape development must be provided as described in subsection (E)(2) of
this section for each parking stall proposed.
b, If the parking area contains more than 99 parking spaces, at least 85 square
feet of landscape development must be provided as described in subsection (E)(2) of this
section 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 subsection (E)(2) of this section.
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 square feet for parking lots greater than
12,000 square feet, Planters shall be spread throughout the parking lot.
g. Shade trees are required at the rate of a minimum of one per planter and/or one
per 150 square feet of planter. [Ord. 3636 § 4, 2007].
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.
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Chapter 20.13
Page 5 of 5
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. [Ord. 3636 § 4, 2007].
20.13.050 Urban design chapter adopted.
In aid of the design review criteria established pursuant to Chapters 20.j...0 ECDC, et seq.,
the urban design chapter is hereby adopted in that form shown on, Exhibit A attached to the
ordinance codified in this chapter. Such exhibit is incorporated by this reference as fully as if
herein set forth. These criteria shall be applied in accordance with the provisions of ECDC
20.12.070(A). The city clerk and planning department shall maintain copies for the public and
shall make the standards available online. [Ord. 3636 § 5, 2007].
<
www.ci.edmonds.wa.us
Code Publishing Company
Voice: (206) 527-6831
Fax: (206) 527-8411
Email: codepublishin_qCcD_qwest. net
http://www.mrsc.org/me/edmonds/edmonds20/edmonds2Ol3.html 8/29/2007
District -Based Design Review
Application Checklist
APPLICATION ITEM
REQUIRED FOR
REQUIRED FOR
MAJOR PROJECTS
STAFF REVIEW
. .............
----------
..... . - -------
1. CRITICAL AREAS DETERMINATION. This may have
REQUIRED
REQUIRED
!Ai;
been completed for the property already. A staff member can
check for you.
2. LAND USE APPLICATION FORM. This form must be
REQUIRED
REQUIRED
completed in ink and include the owner's signature.
(only if not
accompanying a
..........
building per
3. FEE. According to the current fee schedule.
REQUIRED
REQUIRED
4. ENVIRONMENTAL CHECKLIST. Many projects
REQUIRED
Required only if
require additional information with the Environmental
project exceeds a
Checklist such as traffic studies, wetland reports, habitat
SEPA threshold
management plans and other environmental information
needed to review the project. Please discuss this issue with
planning staff before submitting your ppp�lication.
5. ADJACENT PROPERTY OWNER (APO) LIST. The
REQUIRED
NIA
names and addresses of owners as shown on the records of
the Snohomish County Assessor, and street addresses of
[Note: APO list is
property, within 300 feet of any point of the property where
ONLY needed if
the project is located. (Handout on Obtaining Adjacent
SEPA is required]
Propert y Owner List.).
6. PROJECT PLANS.
REQUIRED
REQUIRED
[Note: Seethe 'Plan Elements' sheet for specifics.]
p
6.a REPRODUCIBLE COPY OF ALL PLANS. This set
1 SET
I SET
must be no largerthan 11" b 17."Allwaysir�qulred.
y
2. 7
.13 .
6.b OVERSIZE PLANS (Required only if you are providing
6 SETS
5 SETS
plans larger than 11 " by 17'). These should be folded to fit in
If the reproducible
a standard legal size folder when submitted. Five (5) sets of
plans are not legible,
oversize plans must be submitted if the reproducible plans are
then (12) full size sets
legible (all numbers and text are readable with the unaided
will be required rather
y e)..
than (5).
6.c SETS OF ALL COLOR DRAWINGS (Required only for
8 SETS
I SET
projects in which color. is, an el.emen't-ofth.e. design.)
....... .
7. TRAFFIC IMPACT ANALYSIS MAY BE REQUIRED MAY BE REQUIRED
Consult with Consult with
Engineer�n Engineen
8. CONCEPTUAL UTILITY PLAN AND/OR MAY BE REQUIRED MAY BE REQUIRED
DRAINAGE PLAN Consult with Consult with
En ineering Engineering
9
Design Review Checklist ADB-DistriciDesignReview-2007.doc
PLAN ELEMENTS - STAFF REVIEW PROJECTS
CONCEPTUAL SITE PLAN(S)
Conceptual site plan showing topography (minimum 2-foot intervals), general layout of
building, parking, streets and access, and proposed open space.
I Conceptual Landscape plan
Conceptual landscape plan, showing locations of planting areas identifying landscape
�ypes, including general plant species and characteristics.
Conceptual Utifitj Plan
Conceptual Utility plan, showing access to and areas reserved for water, sewer, storm,
electrical power, and fire connections and/or hydrants.
Conceptual Building Elevations
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).
Note: 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.
p ional: Generalized building floor plans may be provided.
Plan Elements ADB-DistrictDesignReview-2007.doc