Park Edmonds Apartments _PRE-08-15_.pdf
CE
ITY OF DMONDS
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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: November 6, 2008
Review By: Mike Clugston, AICP
Project Name: Park Edmonds Apartments LLC
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Site Address: 8121 236 Avenue West
Zone: Residential Multifamily (RM-1.5)
Contact: Mark Travers, AIA (206-763-8496)
Description: New Mixed Use and new Multifamily Building
Use
Use
Existing Use: The 4.55 acre site is currently developed with three multifamily buildings with a total of 131
units. The parcel is currently zoned Residential Multifamily (RM-1.5) and at that density, a total of 132
multifamily units are the maximum possible on the site.
Proposed Use: The applicant is proposing several things:
1) Subdividing off a 28,800 square foot parcel from the existing lot, leaving a home parcel of 169,398 sf
2) Seeking a rezone of the newly created parcel to General Commercial (CG)
3) Constructing a 14,000 sf, 4-story mixed use building with two floors of residential over two floors of
commercial space, with an attached parking structure
4) Constructing an additional 24-unit multifamily building on the remaining multifamily lot
Use Allowed: As proposed, there are several problems with the proposal. First, by subdividing off nearly
29,000 sf, the existing RM parcel becomes nonconforming relative to the number of units that are already
there. Second, the proposed 24-unit multifamily building could not go on the parcel as it is (132 units are
possible, 131 exist), nor as it is proposed since the subdivision would make the multifamily parcel
nonconforming due to density. Finally, the 4-story mixed use building may not satisfy the commercial
space requirement for development in a CG zone (see Options below).
Comprehensive Plan
Comprehensive Plan
The Edmonds Comprehensive Plan designates the site as Highway 99 Corridor.
Options
Options
Development opportunities are limited at this site given its location and since it is essentially built-out at
the current zoning. As described above, the current proposal as described could not be approved.
Another option could be rezoning the entire parcel to CG. Such a proposal would have to go the Planning
Board for a recommendation and then to City Council for a decision. Given the proximity of single family
development immediately to the west and the desire to have multifamily development buffer single family
and commercial parcels, a rezone may be difficult to obtain.
If the rezone were approved, CG zoning prohibits residential development in certain situations (ECDC
16.60.010):
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C. Prohibited Uses.
1. Residential uses located within the first or second story of any structure in areas
designated Highway 99 Corridor or High-Rise Node on the comprehensive plan map. There
are two exceptions to this prohibition:
a. Residential uses may be allowed as part of large-scale mixed-use developments,
as described in ECDC 16.60.020(B);
b. Residential uses are allowed on the second floor of buildings that are not located
in areas designated as High-Rise Node on the comprehensive plan map and which are not
located on lots that have frontage on Highway 99.
In the Park Edmonds case, the development is located within an area designated Highway 99 Corridor so
sub(a) from above would apply. Per 16.60.020(B), mixed use developments must meet certain
thresholds:
B. Mixed-Use Developments.
1. A mixture of commercial and residential uses, including residential uses located on the
first or second floors of buildings, may be permitted for developments meeting the following
requirements:
a. The proposed development's combined site area is at least two acres.
b. Floor area equivalent to the combined total leasable area of the first (ground)
floor for all buildings located on the site is devoted to commercial use. This commercial floor area
may be provided in any manner desirable on-site, except that for all buildings oriented to and
facing frontage streets the street-facing portions of the ground floor shall be occupied by
commercial uses. Parking area(s) are excluded from this calculation. This requirement is not
intended to require commercial uses facing service drives, alleys, or other minor access
easements that are not related to the main commercial streets serving the site.
Per sub(a) above, the site must be at least two acres the existing site is 4.55 acres. Per sub(b), the
amount of commercial space on the site must equal or exceed that total leasable first floor (ground floor)
area for all buildings on the site. Currently, there are three multifamily buildings on the site along with a
an office that have a combined first floor area of approximately 36,000 square feet. As a result, any
proposed commercial structure would have to include at least 36,000 square feet of commercial space,
not including parking.
If a rezone to CG is approved by Council, the following criteria must also be met...
Environmental Regulations
Environmental Regulations
Critical Area Determination: A critical areas determination was performed in 1999. However, because
the critical areas code was updated in 2005, a new critical areas checklist is required. The site of the
proposed mixed use building appears to contain a pond. It is uncertain if it is for stormwater detention.
SEPA Review: A SEPA determination would be required for the rezone and any construction activities
creating more than four dwelling units and commercial projects of more than 4,000 square feet in gross
floor area.
Development Standards
Development Standards
Setbacks: Per ECDC 16.60.020.A, the CG zone requires a 4 fully landscaped street setback. There is a
15 foot setback from all lot lines adjacent to RM or RS zoned property
Height: The maximum height is 60 feet, as measured from the average original grade to the peak of the
roof.
Lot Coverage: There is no maximum lot coverage or floor area in the CG zone.
Parking: Parking requirements are defined in ECDC 17.50.
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Design
Design
Design Review Required: Yes.
Design Review Process: Per ECDC 20.10.010.B, the proposed project is subject to district-based design
review and may be reviewed by staff (or by the Architectural Design Board at staffs discretion). The
proposal must meet the criteria provided in ECDC 16.60.030 and 20.11.030 as well as the design
objectives found on pages 43 49 and 73 81 of the Comprehensive Plan.
Landscaping: Landscaping must meet the requirements of ECDC 20.13 and the Edmonds Streetscape
Plan. The Streetscape Plan recommends the Armstrong Maple, Columnar Norway Maple or the Tupelo
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tree for Highway 99 as well as the 236 Street intersection. Automatic irrigation is required for projects
over 4,000 square feet.
Signage: Signage requirements are defined in ECDC Chapter 20.60.
Possible Fees
Possible Fees
- $15 City surcharge
- $1,770 Rezone
- $150 Sign posting fee
- $420 SEPA review
If rezone is approved,
- $135 Critical areas checklist
- $2,200 ADB Design Review (if used)
- $100 Staff Design Review
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