KeyBank.pdfCITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.cLedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
.nC. I S9"
Planning Division Pre -Application Notes
Date March 10, 2011
Review By Gina Coccia, Associate Planner
Project Name Key Bank
Site Address 9930 Edmonds Way
Zone Neighborhood Business (BN)
Land Use & Development Standards
Project Description: Removal of the existing gas station and construction of a new 3900 square foot Key Bank
building.
Land Use: Office uses are permitted in the BN zone subject to ECDC 16.45.
Conditional Use: Conditional Use permit is required for the proposed drive through use. See ECDC 20.05 for the
criteria and general requirements, as well as the enclosed handout. Coordinate with the Engineering Division and
WSDOT on queuing and the major issues associated with drive -through uses on SR-104.
Height: 25-foot maximum height limit, as measured from average original grade. See ECDC 21.40.030 for the
definition on height and explanation of how it is calculated. 22-feet from finished floor is shown.
Setbacks: 20-feet from both the north and east property lines.
Lot Orientation: Corner lot.
Floor Area Ratio: 3 square feet per square foot of lot area.
Parking: Banks require one parking space for every 200 square feet of gross building square footage pursuant to
ECDC 17.50.020. For a 3900 square foot building, 20 (19.5) parking stalls are required. Only 13 stalls are shown on
the site plan. All parking must be provided on site, so the building will need to be greatly reduced in size to
accommodate all required parking. The code provides procedures and standards for the review of applications for
joint use of off-street parking facilities as outlined in ECDC 20.30. However, there must be no substantial conflict
between the operating hours of the uses for which the joint use of parking is proposed. Because the adjacent
properties are also open during the daytime hours, the criteria would not be met and staff would not likely be able
to approve such a request. Parking drives many projects in Edmonds due to the specific ratios required in ECDC
17.50.020, so unfortunately a land use that requires less parking (such as retail) may be a more appropriate fit for
the site.
Environmental Regulations
SEPA Review: Required for projects over 4000 square feet, 20 parking stalls, or over 500 cubic yards of cut/fill.
Critical Areas Determination: "Waiver" issued under file CRA19980222.
Design
Design Review: "General" design review required. See ECDC 20.10 and ECDC 20.11 for procedures and criteria. If
SEPA is triggered, then the design review decision is made by the Architectural Design Board (ADB) and the fee is
greater. If SEPA is not triggered, then the design review decision is made by staff. Design review should be
reviewed concurrently with the Conditional Use permit for the drive through — both prior to the building permit
submittal. If reviewed concurrently, staff (or the ADB) would make a recommendation on both the design and
conditional use permit to the Hearing Examiner at an open record public hearing.
Comprehensive Plan Designation: "Community Commercial" within the "Westgate Corridor."
Site Design: Not feasible. Deficit or both landscaping and parking spaces will reduce the building footprint
substantially. See goals/policies in the Comprehensive Plan for the Community Commercial and Westgate Corridor
areas.
Building Design: Distinct base and top and use of multiple materials (including brick) are shown and encouraged.
Landscaping: Required, but none shown. See ECDC 20.13 for landscaping types and requirements. Landscaping
requirements will significantly reduce the amount of site used for the proposed development. See also
Comprehensive Plan goals/policies for site design.
Street Trees: Required, but none shown (see Edmonds Streetscape Plan and coordinate with Planning and Parks &
Recreation on which species to use). Street tree selection and review is done during the land use process.
Si na e: No dimensions provided. See ECDC 20.60 for more information. Signage should be reviewed during
design review. Wall mounted signs are permitted in the Westgate Corridor, but pole signs are not. Sandwich
boards are not permitted, and boxed cabinets have specific requirements.
Anticipated Fees
$15 — City Surcharge
$185 —Sign Posting
$1350—Conditional Use Permit.
$465 — Design Review (if no SEPA and decision is made by staff, otherwise $2530 if decision made by the ADB)
$ 485 — SEPA (if required)
$570 - Joint Use of Parking (if required)
Please be aware that these fees are based on the information provided and many variables could change the
review processes (and fees) required.
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Questions & Comments
• As proposed, because the required parking is not offered onsite, the design of the project will need a major
overhaul in order to meet code.
• How much grading is proposed with the project, including all of the environmental restoration that would
need to happen before any development occurs? Please break this calculation down into both cut and fill
quantities. If review under the State Environmental Policy Act is required, please be aware that the estimated
fees and review processes will change.
• Please review the enclosed brochure on the Westgate neighborhood and be aware that the codes affecting
this site may change in the future. You are encouraged to participate in the public processes affecting this
site, so please contact the Planning Division for details on upcoming meetings.
Attachments
• Land Use application.
• Westgate "ReVisioning" brochure.
• Conditional Use permit handout.
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