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BLD20100657_ScottsBar&Grill.pdf CITY OF EDMONDS th 121 5 Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION October 18, 2010 Craig Hanway Comprehensive Architecture th 1905 10 Avenue West #101 Seattle WA 98119 Subject: Planning Division comments for file BLD20100657 (Scott’s Bar & Grill) Greetings, building permitoutdoor dining and parking lot Thank you for submitting a application for th expansion8115 244 Street SW (Scott’s Bar & Grill)CG at in the zone. I have reviewed the above building permit application for the Planning Division and it was found that the following information, corrections, or clarifications will need to be addressed before the Planning Division review can continue. 1.Retaining Walls: Please confirm that the new retaining walls will remain under three (3) feet in height as measured from the top of the wall to original grade for that portion of the wall within the setback area (northern most wall). 2.Mechanical: Is any rooftop mechanical equipment proposed with this addition? What about equipment at grade – if so, please show on plans so that we can make sure it meets code and is adequately screened. 3.SEPA: Review under the State Environmental Policy Act (SEPA) was conducted and a DNS was issued last year on a former project at this site that included up to 1900 cubic yards of cut and 40 cubic yards of fill. Please confirm that the grading quantities for this current project will remain under the grading projections from the withdrawn permit (file BLD20090065). If not, please contact me immediately so that we can discuss the required next steps. The civil plans (C-1) show 150 + 700 cubic yards of cut and 300 cubic yards of fill. 4.Design Review: Any exterior changes, such as landscaping, tree removal, grading, addition of parking spaces, a new structure, etc. require design review. I will administratively take care of the design review for you, but I need to show how the project meets the various applicable codes and ordinances. To begin this process, please submit a statement describing how your proposal meets the various design and landscaping sections, along with the design review fee ($115.00), at your earliest convenience. See especially ECDC 16.60.030 – the general commercial site and building design standards (enclosed). Page 1 of 2 5.Landscaping: a. Please revise landscape plan so that specific plants are proposed for review. Please indicate species, quantity, and location so I can review it against the code to ensure compliance. See ECDC 20.13 for the landscaping requirements. b. Please also include an itemized bid or cost estimate for both the labor and landscaping materials so that the inspection fee can be calculated. c. Type III landscaping is required along the northern property line pursuant to ECDC 20.13.030.C. Please review this section and revise accordingly. I suspect that this will push the parking stalls further south or reconfigure the parking lot area so that the required plantings can adequately fit. d. Type II landscaping is required along the east and west property lines. e. Is there an existing or a proposed perimeter fence? Please submit a written response along with any revised plans to your Permit Coordinator: Theresa Umbaugh . All code citations can be found at: www.ci.edmonds.wa.us. If you have any questions, please do not hesitate to contact me. I look forward to working with you on this project. Sincerely, ŭźƓğĭƚĭĭźğʹʹğƭƭƚĭźğƷĻƦƌğƓƓĻƩ City of Edmonds Development Services Department th Avenue North, Edmonds WA 98020 121 5 425.771.0220 x 1778 | coccia@ci.edmonds.wa.us cc: BLD20100657 and PLN20100066 enc: ECDC 16.60 (CG Zone) and ECDC 20.13 (Landscaping Requirements) Page 2 of 2 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 Type I decision. Regardless of what review process is required, all projects proposed in the CG or CG2 zone must meet the design standards contained in this section. A. Screening and Buffering. 1. General. 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. f. Type I landscaping is required for commercial, institutional and medical uses adjacent to single-family or multifamily zones. The buffer shall be a minimum of 10 feet in width and continuous in length. g. Type I landscaping 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 multifamily projects adjacent to single-family zones. The buffer shall be a minimum of four feet in width and 10 feet in height and continuous in length. i. If there is a loading zone and/or trash compactor area next to a single-family or multifamily 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. j. Landscape buffers, Type I, 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 between uses in the same zone. 2. Parking Lots Abutting Streets. 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. B. Access and Parking. 1. Not more than 50 percent 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. d. 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 percent 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: i. The minimum drive aisle width may be reduced to 22 feet. ii. The maximum ramp slope may be increased to 20 percent. iii. 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. 1. 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 five of the elements were used to vary the design of the site: a. Building massing and unit layout, 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, g. Roof variation in slope, height and/or materials. 2. Individuality for Particular Structures. 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: a. Individual entry design for each building. b. Create variety in arrangement of building forms in relation to site, parking, open spaces, and the street. c. Create variety through facade materials and organization. d. Create variety through roof forms. e. Vary the size/mass of the buildings so they are not uniform in massing and appearance. 3. Lighting. 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. D. Building Design and Massing. 1. 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, attention needs to be given to scale, massing, and facade 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 meet the intent. Note that facade 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 which may substitute for a massing requirement if the space is at least 1,000 square feet 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 reusing 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 facade: 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. e. Projecting metal canopy. f. Decorative tilework. g. Trellis containing planting. h. Medallions. i. Artwork or wall graphics. j. Vertical differentiation. k. Lighting fixtures. l. An architectural element not listed above, as approved, that meets the intent. \[Ord. 3736 § 11, 2009; Ord. 3635 § 1, 2007\]. Chapter 20.13 LANDSCAPING REQUIREMENTS Sections: 20.13.000 Scope. Landscape plan requirements. 20.13.010 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. 20.13.050 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 . The ADB and hearing examiner shall be allowed to interpret hearing examiner in reviewing projects, as set forth in ECDC 20.11.010 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. 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 Î 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 ÐChecklist for Architectural Design ReviewÑ 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; I. 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)). \[Ord. 3636 § 4, 2007\]. 20.13.015 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-inch caliper street trees; one-and-one-half-inch caliper other deciduous trees; ¤ eight feet minimum height Î vine maples and other multistemmed trees; ¤ six feet minimum height Î evergreen trees; ¤ eighteen inches minimum height for medium and tall shrubs: Î small shrub = less than three and one-half feet tall at maturity; Î medium shrub = three and one-half feet to six feet tall at maturity; Î 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 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. I. Berms or mounds should be no steeper than 3(H):1(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 cityÓs 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. O. 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 Î 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. \[Ord. 3636 § 4, 2007\]. 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 II Landscaping. Type II 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. 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 35 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 Î or his designee Î 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. 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 20.10 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 (A). The city clerk and fully as if herein set forth. These criteria shall be applied in accordance with the provisions of ECDC 20.12.070 planning department shall maintain copies for the public and shall make the standards available online. \[Ord. 3636 § 5, 2007\]. This page of the Edmonds City Code is current through Ord. 3792, passed April 20, City Website: http://www.ci.edmonds.wa.us 2010. City Telephone: (425) 771-0245 Disclaimer: The City Clerk's Office has the official version of the Edmonds City. Users should Code Publishing Company contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above.