PRE-2008-0014_KeyBank.pdf,NF ED,4,
5 CITY OF EDMONDS
LP 121 50' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: Planning Division
Pre Application Meeting
Date:
October 23, 2008
Review By:
Gina Coccia, Planning Division
Project Name:
Key Bank (PRE-2008-0014)
Site Address:
10032 Edmonds Way
Zone:
Neighborhood Business (BN)
Contact:
Robert C. Sweet
Description:
Key Bank
Land Use & Development Standards
Proposed Use: New drive through bank building. Drive through businesses are a primary use that first require a
Conditional Use Permit (CUP) pursuant to ECDC 16.45.010.C.2. Also, businesses open to the public between 1 1pm
and 6am require a CUP (hours of operation have not been provided).
Conditional Use Permit Required: Yes.
Height: Maximum height is 25' from average original grade — height shown as one story and approximately 22'
from finished grade. See "Height Calculation" handout (#B41) for procedures and height compliance information.
Setbacks: This site is adjacent to single-family zoned properties along the south/west of the site. The following
setbacks apply —North: 20' (street), South: 15' (where adjacent to R-zone), West: 0' (15' where adjacent to R-zone),
East: 0' (15' where adjacent to R-zone).
Floor Area: Max floor area is 3 square feet per square foot of lot area. Lot area (of both parcels combined) is
approximately 1.01 acre (— 43,995 square feet). Max floor area is approximately 131,985 square feet. Floor area
shown is 3,500 square feet (bank building "D") + 12.9K "Retail Building C".
Parking: Subject to the parking requirements found in ECDC 17.50.020.B. Banks require one space per 200 square
feet of gross building square footage (3500 sf / 200 = 17.5 = 18 spaces, approximately). Retail stores require one
space per 300 square feet (15.5 gross retail area / 300 = 51.6 = 52 spaces, approximately). The existing buildings on
site (`Existing Buildings A and B") and their parking requirements would also need to be included in the parking
space equation. Total existing parking and building area is unclear on the plans.
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(s) are > 4,000 square feet. Please submit an Environmental Checklist
and an Adjacent Property Owner List with your permit submittal.
Critical Area Determination: "Study Required" under file CRA-2007-0132 due to the geologically hazardous area
(see ECDC 23.40 and 23.80 for geotechnical report requirements and minimum buffers from steep slopes). Please
note that even if no buffer is recommended by the geotechnical engineer, there is still a minimum 15' setback from
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the edge of all critical areas. Please have your engineer contact the Planning Division if they have any questions
about report requirements.
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. Screening adjacent residentially -zoned
properties is essential — how will this be accomplished?
Street Trees: SR-104 is considered a "Principal Arterial." Contact Rich Lindsay, Parks Maintenance Manager for
street tree questions at 425.771.0230. "Westgate" gateway area trees are shown as Amanagawa Cherry, Columnar
Sargent Cherry, and Bowhall Maple in the street tree plan. The street tree species shown for SR-104 is also shown
as October Glory Maple. Please consult with Rich Lindsay on street tree questions.
Signage: Four wall signs are shown, one on each elevation, and one freestanding sign (40-60 sf) is mentioned in the
project description. Signs are subject to ECDC 20.60 and require a sign permit. Design review for the sign(s) can
be done with the design review for the building. Monument signs are permitted in the Westgate Corridor, but pole
signs are not permitted. Internal illumination is only conditionally permitted, pursuant to ECDC 20.60.020.M. The
maximum TOTAL area is one square foot per lineal foot of wall containing the main public entrance to the building.
This fagade is approximately 65' long, so that's about 65 square feet of sign area permitted, total.
Anticipated Fees
• S 15 — City surcharge.
• $150 — Sign posting fee.
• $1,165 — Conditional Use Permit fee.
• $420 — SEPA review fee.
• $2,200 — ADB "Major" review fee.
Questions & Comments
• This project would go through a concurrent design review and conditional use permit process (staff makes a
recommendation to the ADB on the design and uses proposed, the ADB makes a recommendation to the
Hearing Examiner, and the Hearing Examiner makes the final decision).
• Is the proposal for two new buildings, or would you come through with the bank building first (phased)?
• How are you going to resolve the property line issues? Are you going to combine both parcels under a lot line
adjustment ($15 + $350) first? Or are you going to adjust the lines, keeping two parcels? Or are you planning
on combining these two parcels with the property to the east?
• 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.
• Please submit a geotechnical report (compliant with Title 23) that addresses your proposal in relation to the
steep slope along with your ADB and CUP application.
• The east elevation and floor plan show a covered drive -through, but it's not the same shape as the building
footprint on the site plan — will the drive -through canopy protrude further south than what the footprint is
showing?
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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).
• LiDAR map (CRA-2007-0132).
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