PRE-2008-0011_WoodhavenVet.pdfOF ED,4
CITY OF EDMONDS
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121 5'h Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax 425.771.0221 • Web: www.ci.edmonds.wa.us
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DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
Date:
Pre -Application M•
August 21, 2008
Review By:
Gina Coccia, Planning Division
Project Name:
Woodhaven Veterinary Clinic (PRE-2008-0011)
Site Address:
23204 Edmonds Way
Zone:
Neighborhood Business (BN)
Contact:
Architect Rick Utt
Description:
Veterinary clinic
Land Use & Development Standards
Proposed Use: Major remodel (or demo + new building) of existing vet clinic. Veterinary clinics are a
permitted primary use in the BN zone. However, pursuant to ECDC 16.45.030.A "all uses shall be carried
on entirely within a completely enclosed building" (dog run is shown outside and within the landscaped
setback area).
Conditional Use Permit Required: No.
Height: Maximum height is 25' from average original grade — height shown is "one story" and
approximately 17' from finished grade.
Setbacks: This site is a "corner lot" and the following setbacks apply — East: 20' (street), South: 15'
(where adjacent to R-zone), West: 0', North: 20' (street).
Floor Area: Max floor area is 3 square feet per square foot of lot area. Lot area is approximately 0.43
acres (— 18,730 square feet). Max floor area is approximately 56,192 square feet. Floor area shown is
4,956 square feet.
Parking: Subject to the parking requirements found in ECDC 17.50.020.B. Veterinary Clinics require one
space for every 200 square feet of gross building square footage. The building is shown at 4,959 square
feet, which yields 25 (24.78) parking spaces. 25 parking spaces are shown on the site plan.
Environmental Regulations
SEPA Review: SEPA review is required, pursuant to WAC 197-11-800 because (1) the project proposes
> 20 parking spaces and (2) the proposed building is > 4,000 square feet. Please submit an
Environmental Checklist and an Adjacent Property Owner List with your permit submittal.
Critical Area Determination: None on file (annexed in 1997) — one will be required with submittal ($135).
Design
Design Review: SEPA is triggered, so General Design Review is administered by the Architectural
Design Board (ADB) — see ECDC 21.11 for details.
Landscaping: Landscaping requirements can be found in ECDC 20.13.
Signage: One 5' monument sign is shown - signs are subject to ECDC 20.60 and require a sign permit.
Monument signs are permitted in the Westgate/SR-104 Corridor. Are any wall signs proposed? The max
sign area is 1 square foot per lineal foot of attached wall. The max sign area for a monument sign is 24
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square feet. Sign is shown as 15 square feet (2.5' x 6'). Boxed cabinets are conditionally permitted in
this area — see ECDC 20.60.020.M for the conditions.
Anticipated Fees
• $15 — City surcharge.
• $135 — Critical Areas Checklist.
• $150 — Sign posting fee.
• $420 — SEPA review fee.
• $2200 — ADB "Major" review fee.
Questions & Comments
• The dog run is shown both outdoors (not permitted) and within the 15' landscaped setback — are
there any creative alternatives to shrink down the indoor office space to add an "enclosed" dog run?
• A "Critical Areas Determination" is required for this site — staff will assess any critical areas
on/adjacent to the property and let you know if special studies to mitigate any impacts to critical areas
are required ($135 fee).
• A new transformer is shown near the east property line within the setback area — is it going to remain
under the 3-foot height limit? "Structures" must remain out of the setback area, unless they're
exempt.
• See ECDC 20.13 for landscaping "types" — "Type I" landscaping would be required adjacent to the
southern R-zoned property in order to provide a very dense sight barrier. Currently it looks like the
dog run is shown within the landscaped setback — this would need to be pulled back (and enclosed)
to meet code.
• There is a 25' x 5' pavement bump -out from the parking lot — this area needs to be devoted entirely to
"Type I" landscaping. Are there other parking configurations possible?
• It looks like the trash enclosure is over the 6' height limit (8' shown) — see ECDC 17.30 (fences) for
instructions on how a possible solution could be adding a trellis to a portion of the fence (continue to
work with Steve Fisher in Public Works on the design of the enclosure: 425.771.0235).
• This site was annexed into Edmonds in 1997 — is there any Snohomish County documentation on an
existing outdoor dog run (if applicable)?
Attachments
• Development Standards Handout.
• General Design Review Handout.
• Land Use Application.
• Environmental Checklist.
• Adjacent Property Owner List Handout.
• Height Calculation Handout.
• ECDC 20.11 (General Design Review).
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