Edmonds Yacht Club _PRE-08-0009_.pdf
CE
ITY OF DMONDS
th
121 5 Avenue North Edmonds, WA 98020
Phone: 425.771.0220 Fax: 425.771.0221 Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNING IVISION
Pre-Application Meeting
Pre-Application Meeting
Date: July 10, 2008
Review By: Mike Clugston, AICP
Project Name: Edmonds Yacht Club
Site Address: 326 Admiral Way
Zone: Commercial Waterfront (CW)
Contact: Mr. Taylor (425.778.1530)
Description: Mixed Use retail/office
Use
Use
Proposed Use: The applicant is proposing to construct a two-story, 7,387 square foot restaurant/office
building located at the newly addressed 326 Admiral Way, just north of the Port of Edmonds
Administration Building. The site is zoned Commercial Waterfront (CW) and is designated as a Master
Planned Development within the Downtown/Waterfront Activity Center in the Comprehensive Plan. As a
result, the development must comply with the Port of Edmonds Master Plan which is adopted by
reference in the Comprehensive Plan. The Master Plan identifies a Mixed Use - Waterfront space on the
west side of Admiral Way in the area between Arnies and Anthonys restaurants. The Edmonds Yacht
Club is currently located on the first floor of the Anthonys building and would relocate to the proposed
building.
Use Allowed: Yes. Commercial Waterfront requirements are found in ECDC Chapter 16.55.
Existing Use: The site is currently a paved parking area owned by the Port of Edmonds.
Development Standards
Development Standards
Setbacks: Per ECDC 16.55.020.A, the CW zone requires a minimum 15 landward setback from
bulkheads for buildings and a 60 landward setback from bulkheads for parking. The new building is
setback approximately 19 from the western edge of the existing boardwalk. The area is currently a
surface parking lot. The project, as proposed, would meet zoning setback requirements.
Parking: Because the building will be in the Downtown Business Area, ECDC 17.50.010.C indicates that
parking must be provided at a flat rate of 1 space per 500 square feet of gross floor area. The site plan
provided shows the proposed building to be 7,387 square feet. As a result, 15 parking spaces must be
provided (7,387/500). From the aerial photo provided, it appears that approximately 66 stalls will be
removed from the existing Port parking area as a result of this project while about 31 stalls will be
replaced. How the proposed arrangement works relative to the existing Port uses/allocations is unclear
so it is up to the applicant to show how the proposal complies with the Citys parking requirement.
Lot Coverage: There is no maximum lot coverage in the CW zone.
Height: The maximum allowed height is 30 feet, as measured from the average original grade to the peak
of the roof. The elevation provided indicates the maximum height of the building to be about 28.5 feet,
which satisfies the height requirement. This will be verified at building permit.
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Environmental Regulations
Environmental Regulations
SEPA Review: All commercial projects that are more than 4,000 square feet in size require SEPA review.
Based on the dimensions shown on the site plan (7,387 square feet), the proposed development will
require a SEPA checklist and determination.
Shoreline Master Program: A Shoreline Substantial Development Permit (SDP) is required for any type of
improvement on property within 200 feet of the shoreline of Puget Sound which exceeds $5,718 in fair
market value for labor and materials. The site is within the Urban Mixed Use I area as defined in the
Shoreline Master Program, ECDC 23.10. Since the site of the proposed building is within 200 feet of
Puget Sound and will exceed the minimum cost threshold, a Shoreline permit will be required.
Critical Area Determination: A critical areas determination was performed in 2002 for the entire Port
parcel addressed as 300 Admiral Way (CRA-2002-0139). Further study was required since the parcel is
adjacent to Puget Sound. Satisfying the Shoreline Master Program requirements will fulfill the study
requirements for critical areas for this project.
Design
Design
Design Review Required: Yes.
Design Review Process: Per ECDC 20.11.010.A, the proposed project is subject to general design
review by the Architectural Design Board (ADB). The proposal must meet the criteria provided in ECDC
20.11.030 as well as the Urban Design: General Objectives located on pages 73 to 81 of the
Comprehensive Plan.
Landscaping: Specific landscaping is not shown on the proposed plans. Landscaping must meet the
requirements of ECDC 20.13 and the Edmonds Streetscape Plan and will be reviewed by the ADB during
the design review of the project. Automatic irrigation will be required and the designated street tree for
Admiral Way is /Amanogawa Cherry.
Prunus serrulata Amanogawa
Signage: Signage requirements are defined in ECDC Chapter 20.60.
Project Review Timelines
Project Review Timelines
Project review could occur one of two ways. The Shoreline permit and the ADB review could be done
separately. In this scenario, separate staff reports would be generated and two public hearings would
occur one for the Shoreline permit and one for ADB. Total time spent on reviews would probably be six
to eight months.
On the other hand, the Shoreline permit and the ADB review can be processed by staff concurrently as a
consolidated review. The ADB would review the project for design and compliance with the
Comprehensive Plan and make recommendations to the Hearing Examiner. The Hearing Examiner
would then hold a public hearing and issue findings on both design and the projects compliance with the
Shoreline Master Program. Processing the consolidated permit takes approximately four months.
Fees
Fees
- $15 City Surcharge
- $420 SEPA Review
- $2,200 ADB Major (SEPA required)
- $1,600 Shoreline Substantial Development Permit
- $150 Sign Posting fee
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References
References
ECDC Chapter 16.55 Commercial Waterfront
·
ECDC Chapter 23.10 Shoreline Master Program
·
ECDC Chapter 20.11 General Design Review
·
ECDC Chapter 20.13 Landscaping Requirements
·
ECDC Chapter 17.50 Parking
·
ECDC Chapter 20.60 Signs
·
General Design Review Handout
·
Comprehensive Plan Urban Design: General Objectives
·
Instructions on How to Compile an Adjacent Property Owner List
·
Shoreline Permit Handout
·
SEPA Checklist
·
All handouts along with the Edmonds Community Development Code and Comprehensive Plan are
available through the Citys website: www.ci.edmonds.wa.us.
Submittal Requirements
Submittal Requirements
1. Land Use Application
2. SEPA checklist
3. Adjacent Property Owner labels
4. Project Plans (see Design Review and Shoreline Permit handouts)
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