PRE-11-0012 (21401 72nd Ave W).pdfOF EDP
0�° CITY OF EDMONDS
121 5th Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
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Pre -Application Meeting
Meeting Date:
June 9, 2011 at 1:30pm
Review By:
Jen Machuga, Planning Division
Site Address:
21401 — 72°a Avenue West
Zone:
General Commercial (CG2)
Project Description:
Proposal for a new medical office building, with the first two floors comprised of parking
and the third floor comprised of approximately 26,000 square feet of medical office space.
Zoning
The current zoning of the subject property is General Commercial, CG2. Properties within the CG2 zone are subject
to the requirements of Edmonds Community Development Code (ECDC) Chapter 16.60.
Proposed Use
The proposal is for a new medical office building, which is an allowed use within the CG2 zone.
Development Standards
Setbacks: Per ECDC 16.60.020, the CG2 zone requires the following property line setbacks:
Street setback = 4 feet from the western property line (the street setback area shall be fully landscaped)
Side setbacks = 0 feet (none required since subject property is not adjacent to a residential zone)
Rear setback = 0 feet (none required since subject property is not adjacent to a residential zone)
Hei t: The maximum allowed height of structures within the CG2 zone is 75 feet; however, due to the site's
location within the high rise node overlay of the Comprehensive Plan, there is no height limit. Design review for
projects not exceeding the 75-foot height limit is administrative; however, projects exceeding the height limit
require design review by the Architectural Design Board (ADB). It appears that the proposed building will be well
below 75 feet in height, so staff s comments are based on this assumption. Since going above the 75-foot height
limit triggers design review by the ADB, height calculations will need to be provided on the building permit plans.
Refer to ECDC 21.40.030 for the definition of height and explanation of how it is calculated.
Parking Requirements
The minimum on -site parking requirement for medical offices is one parking space per 200 square feet pursuant to
ECDC 17.50.020.B.4. Upon preliminary review of the project plans, it appears that not enough parking spaces are
being provided to comply with this requirement. Thus, the plans will need to be revised and it will need to be shown
during building permit application review that the proposal complies with the on -site parking requirements.
Environmental Regulations
Critical Area Determination: A critical areas checklist and associated review fee ($155) must be submitted in order
for staff to conduct a critical areas determination for the site. This must be completed prior to or concurrently with
permit review. If it is found that the site contains or is adjacent to any critical areas as defined in ECDC 23.40
through 23.90, a critical areas study may be required during permit review in order to determine compliance with all
applicable critical areas regulations.
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SEPA Review: SEPA review is required because the project includes over 4,000 square feet of commercial space
and over 20 parking stalls. SEPA review will be conducted concurrently with design review or building permit
application review. Typically, if an application for design review is made prior to the building permit application,
SEPA review will be conducted at the time of the design review application. For SEPA review, a completed
environmental checklist, adjacent property owner's list, and $485 fee must be submitted.
Design Review
"District -Based" design review is required. Refer to ECDC 20.10 and 20.12 for procedures and criteria. Since the
proposal appears to be below the 75-foot height limit, design review will be an administrative Type I decision. It is
recommended that design review be conducted prior to submittal for the building permit application so that any
changes that must be made to the building design in order to comply with applicable design regulations do not result
in the need to update detailed architectural drawings. Alternatively, the applicant may submit for design review
concurrently with the building permit application with the understanding that any changes that must be made to the
building design could result in major changes to the plans submitted for the building permit application. The fee for
administrative "District -Based" design review for projects that also trigger SEPA review is $570. If an application
for design review is submitted prior to the building permit application, an additional $15 city surcharge is necessary,
and a Land Use Application form must also be submitted. During design review, the proposal will be reviewed for
compliance with the applicable design standards of ECDC 16.60.030 and the Comprehensive Plan.
Comprehensive Plan
The Comprehensive Plan designation for the site is "Highway 99 Corridor," and the site is also located within the
"Hi -Rise Node." Refer to the general urban design objectives contained within pages 92 through 100 of the
Comprehensive Plan for additional information on design objectives applicable to the project.
Landscaping Requirements
Refer to ECDC 20.13 for landscaping types and requirements. Additionally, the design standards within ECDC
16.60.030 address landscaping requirements as well. It should be noted that Type IV landscaping a minimum of
four feet in width and continuous in length (aside from access points to the building) is required within the street
setback on the western side of the site, and Type III landscaping a minimum of three feet in width and continuous in
length is required wherever the building does not go completely up to the property line.
Signage
Refer to ECDC 20.60 for the Cty's sign code requirements.
Changes to the Edmonds Community Development Cotle
The City is currently in the process of updating portions of the Edmonds Community Development Code. Please
note that the comments and fees provided above and during the pre -application meeting are based on current code
requirements. The applicant is responsible for ensuring compliance with the codes and fees that are applicable at the
time of submittal.
Required Permits and Approvals front Other Jurisdictions
It should be noted that the applicant is responsible for obtaining all required permits and approvals from any
applicable federal, state, or local jurisdictions.
Code References
All Edmonds Community Development Code (ECDC) references made in these comments can be viewed via the
"QuickLinks" link on the City's website at www.ci.edmonds.wa.us.
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Attachments /Enclosures
• Summary of Commercial Site Development Standards (#P77b)
• Land Use Application Form
• Critical Areas Checklist (#P20)
• SEPA Environmental Checklist (#P71)
• Instructions on How to Compile an Adjacent Property Owner List (#P2)
• District -Based Design Review (#P6)
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