BLD20141275Commentswithattachments.pdfCITY OF EL1V ONDS ® 1215"' AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 • FAx: 425.771.0221 ® WEB: w<vw.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® ENGINEERING ® BUILDING
January 13, 2015
Jeff Humann
744 151h Way SW
Edmonds, WA 98020
Dear Mr. Humann:
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 review can
continue:
Landscaping: Due to the change in use on the property, from primarily residential to using the
building entirely for a commercial use (a spa and message business), the parking and
landscaping will need to be brought up to current zoning code standards. The property is zoned
Planned Business (BP) with a residential zoning district (RS -6) immediately adjacent to the
property. Pursuant to section 16.53.020 (Site development standards) of the Edmonds
Community Development Code (ECDC), a minimum 15 -foot landscape buffer is required
between the business at 74115 th Way SW and the residential property located at 745 15th Way
SW. The landscape buffer will need to incorporate trees, ground cover, and a six-foot minimum
height fence, wall or dense, continuous hedge.
The required landscaping needs to meet the standards of Type I landscaping described as
follows:
Type 1 Landscaping. Type 1 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 maybe planted on an earthen berm at least 15 feet in
width and an average of five feet high along its midline.
(ECDC Section 20.13.030 Landscape Types)
I have attached a copy of your site plan identifying the approximate area where the landscaping
is needed and a copy of section 20.13.010 ECDC describing the requirements of a landscape
plan. Based on your current landscaping and off-street parking configuration, the landscaping in
front of the building will need to be relocated to the property line adjacent to 745 15th Way SW.
2. Off-street parking: Based on the proposed use of the property and the square footage of the
building, you will need to provide a minimum of 4 off-street parking spaces. As I discussed
above, the existing parking spaces will need to be shifted towards Edmonds Way to
accommodate the minimum 15 -foot landscaping setback. Please be aware that a minimum of
one, possibly two, of the 4 required off-street parking spaces will need to be handicap parking.
The exact number of handicap spaces will be determined by the building division.
3. Parking reconfiguration: Based on the Engineering Division's review of your project you cannot
locate the four required parking spaces in a row, perpendicular to the street. By configuring the
off-street parking this way, the curb cut to accommodate the parking spaces will exceed the
maximum allowable curb cut width of 30 feet. Please see the comments below:
ECDC Chapter 18.80.060 states that the maximum curb cut for a commercial property is 30
ft. in width. In order to meet this requirement, the parking stalls will need to be
reconfigured on site to meet this requirement.
Removal and replacement of curbing and driveway cuts will be required to match the
reconfiguration.
To address the Engineering Division's comments one option to explore would be to locate the
off-street parking spaces parallel to 15`h Way SW. This configuration may work however the
parking spaces will need to be located entirely on the property, outside of the street right-of-
way.
4. Site Plan: Please submit a revised site plan in addition to the landscaping plan to address the
above cited comments regarding parking.
Please Dote: Additional comments from the Building Division and Fire Marshal may require additional
changes to the site plan beyond those discussed above. A revised site plan addressing landscaping
and parking should be completed once you have received comments from the other reviewing
divisions.
Once you have updated plans, please submit three copies of your revised site plan and landscape plan
(including one reduced copy) to a Development Services Permit Coordinator. Our office hours are
Mondays, Tuesdays; Thursdays, and Fridays between 8:00 am and 4:30 pm, and Wednesdays between
8:00 am and noon.
If you have any questions, feel free to contact me at (425) 771-0220 or sean.conrad@edmondswa.gov.
Sincerely,
Development Services Department - Planning Division
.Sean Conrad
Associate Planner
Attachments
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20.13.010 Landscape plan requirernents.01 SHARE
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The applicant has the option of submitting a preliminary landscape plan to the architectural design board prior
to final approval. The preliminary landscape plan need not include the detail required for final approval,
although areas of proposed landscaping should be shown. Final project approval cannot be given until the final
landscape plan is submitted and approved.
The following items shall be shown on any final landscape plan submitted to the ADB for review:
A. Name and address or location of the project;
B. All plant material identified by botanical and common name — genus, species and variety (see ECDC
20.13.015);
C. Location of all trees and shrubs to be planted;
D. Three sets of landscape plans drawn to a scale of 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;
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;
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K. Location of irrigation system (see ECDC 20.13.020(E)). [Ord. 3636 § 4, 2007].
20.13.015 Plant schedule C! SHARE
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 — vine maples and other multistemmed 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;
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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 C' SHORE
............................... ................................
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.
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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.
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].
M