BLD20110196_Panera.pdf
CITY OF EDMONDS
th
121 5Avenue North,Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
May 11, 2011
Jennifer Patterson
ArcVision
2350 Airport Frwy –Suite 150
Bedford TX 76022
RE: Planning Division comments for file BLD20110196(Panera Bread Café)
Greetings,
new restaurant building7929 Lake
Thank you for submitting a building permit application for a at
Ballinger WayCG
in thezone. 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.Address:
The address provided on the site plan and plans is “7935” however this is the address for
the business next door to the Barlee’s restaurant site. Please update the plans accordingly (redline is
acceptable).
2.Owner:
Your conditional use permit response letter indicates that SHD Associates is not the owner
and is not affiliated with the project, however you listed them on the building permit application –
please confirm property owner information and update the application accordingly (redline is
acceptable).
3.Parcel Number:
The parcel number provided on the application is for the property next door to the
Barlee’s restaurant site. Please update the application accordingly (redline is acceptable).
4.External Signage:
a.Existing Sign Application:
Please review the Sign Code in ECDC 20.60 (attached). A sign
permit application was submitted by Phoenix Sign Company under file BLD20110286, however
you’re also showing signage on sheet SG-4.3. Signage is typically reviewed during the design
review phase. During the conditional use permit review, you requested to defer your design
review until the building permit stage. Please direct me how to proceed with the signage shown
on the plans (should I ignore sheet SG-4.3and onlyreview the sign package in BLD20110286?).
Please confirm that I am to review the sign permit and that the materials in file BLD20110286
are consistent with your plans.
b.Maximum Sign Area:
Please also note that maximum sign area for this project is one square
foot of signage for each lineal foot of attached wall. Please confirm the length of the wall
containing the primary public entrance because this is the number that will be used in the sign
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area calculation (for example, if it is 50 feet long, then thebuilding is permitted to have up to 50
square feet of sign area).
c.Freestanding Signs:
Please confirm if the existing pole sign will be used (refaced), because this
will calculate into your sign area. Please be aware that the code only allows one freestanding
sign per site.
d.Maximum Number of Signs:
Please be aware that the code only allows up to three signs per
site. If you wish to have additional signs, an application before the Architectural Design Board
(ADB) is required in order to modify any of the requirements in the sign code. Please let me
know how you would like to proceed.
5.Design Review:
a.Submittal:
Please submit the required administrative design review fee ($115) along with
reduced copies (11x17 or smaller) of exterior building elevations(listing colors and materials), a
site plan, landscaping plan, exterior lighting details, and proposed exterior signage. This is a
required land use process and the decision needs to be issued prior to the building permit
issuance.
b.Design Standards:
Please review the design standards in ECDC 16.60.030 (enclosed) and make
sure that your proposal is consistent with these requirements.
6.Landscaping:
a.Plans:
Please provide a detailed landscaping plan.Some landscaping is shown on civil sheet C-
5, however it is only shrubs and grass and does not meet code. Please review ECDC 20.13
(attached) and provide a plan that meets these requirements.The landscaping plan will be
reviewed along with your design review package.
b.Estimate:
Please provide a landscaping estimate (bid) that breaks down the cost of labor and
materials.This is used for your landscaping bond and inspection calculation.
Please submit a written response to the above, along with any revised plansto 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,
gina coccia ::
associate planner
City of Edmonds Development Services Department
th
121 5Avenue North, Edmonds WA 98020
425.771.0220 x 1778 | coccia@ci.edmonds.wa.us
cc:BLD20110196
enc:ECDC 20.13 –Landscaping Requirements
ECDC 20.60 –Sign Code
ECDC 16.60.030 –Design Standards
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Chapter 16.60 CG – GENERAL COMMERCIAL: CG AND CG2 ZONESPage 1of 4
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.
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Chapter 16.60 CG – GENERAL COMMERCIAL: CG AND CG2 ZONESPage 2of 4
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,
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Chapter 16.60 CG – GENERAL COMMERCIAL: CG AND CG2 ZONESPage 3of 4
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
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Chapter 16.60 CG – GENERAL COMMERCIAL: CG AND CG2 ZONESPage 4of 4
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. \[Ord. 3736 § 11, 2009;
Ord. 3635 § 1, 2007\].
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Chapter 20.13 LANDSCAPING REQUIREMENTSPage 1of 5
Chapter 20.13
LANDSCAPING REQUIREMENTS
Sections:
20.13.000 Scope.
20.13.010 Landscape plan requirements.
20.13.015 Plant schedule.
20.13.020 General design standards.
20.13.025 General planting standards.
20.13.030 Landscape types.
20.13.040 Landscape bonds.
20.13.050 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.
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:
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Chapter 20.13 LANDSCAPING REQUIREMENTSPage 2of 5
¤ 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.
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Chapter 20.13 LANDSCAPING REQUIREMENTSPage 3of 5
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.
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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.
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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 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. \[Ord. 3636 § 5, 2007\].
This page of the Edmonds City Code is current through Ord. 3832, City Website: http://www.ci.edmonds.wa.us
passed January 4, 2011.(http://www.ci.edmonds.wa.us)
Disclaimer: The City Clerk's Office has the official version of the Edmonds City. City Telephone: (425) 771-0245
Users should contact the City Clerk's Office for ordinances passed subsequent to Code Publishing Company
the ordinance cited above. (http://www.codepublishing.com/)
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Chapter 20.60 SIGN CODEPage 1of 1
20.60.015 Design review procedures.
A. Staff Approval. Except as referred to the architectural design board pursuant to subsection (A)(1) of this
section, and except as provided in subsection (B) of this section, the planning manager, or designee, shall review
all applications for design review under this chapter, and shall approve, conditionally approve or deny the
application in accordance with the policies of ECDC 20.10.000, the criteria set forth in ECDC 20.10.070, and the
standards and requirements of this chapter; provided, that for murals and artwork the planning manager or
designee shall review the application in accordance with the criteria set forth in subsection (C) of this section.
The decision of the planning manager on any sign permit application shall be final except that signs reviewed by
the architectural design board are reviewable as a Type II appeal (See ECDC 20.01.005) established in Chapter
20.105 ECDC for appeal of staff decisions and signs reviewed under subsection (A)(1) of this section are
appealable as provided therein.
1. The planning manager or designee may refer design review applications to the architectural design board
for the types of signs listed below, where the planning manager determines that the proposed sign has the
potential for significant adverse impacts on community aesthetics or traffic safety:
a. Any sign application for an identification structure as defined by this chapter;
b. Any sign application for a wall graphic as defined by this chapter;
c. Any proposed sign that the planning manager determines to be obtrusive, garish or otherwise not
consistent with the architectural features of the surrounding neighborhood.
B. Review by Architectural Design Board. The architectural design board shall review those signs listed below
and any sign permit referred by the planning manager pursuant to subsection (A)(1) of this section. The
architectural design board shall approve, conditionally approve or deny such sign permit applications in
accordance with the policies of ECDC 20.10.000, the criteria set forth in ECDC 20.10.070, and the standards and
requirements of this chapter. The decision of the architectural design board on any sign permit application may
be appealed to the city council pursuant to the procedure established in ECDC 20.10.080 for appeal of
architectural design board decisions.
1. Any sign permit application that requests a modification to any of the standards prescribed by this
chapter. The ADB shall only approve modification requests that meet all of the following criteria:
a. The request is for signage on a site that has a unique configuration, such as frontage on more than
two streets or has an unusual geometric shape;
b. The subject property, building, or business has site conditions that do not afford it the opportunity to
provide signage consistent with or similar to other properties in the vicinity;
c. The design of the proposed signage must be compatible in its use of materials, colors, design and
proportions with development throughout the site;
d. In no event shall the modification result in signage which exceeds the maximum normally allowed by
more than 50 percent.
http://www.mrsc.org/mc/edmonds/Edmonds20/Edmonds2060.html5/11/2011