PRE20130031_9801-EdmondsWay.pdfCITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
`ne. 189v
Planning Division Pre -Application Notes
Date August 8, 2013
Review By Gina Janicek, Associate Planner (x 1778)
File Number PRE 2013 0031
Site Address 9801 Edmonds Way
Zone BN — Neighborhood Business
Land Use & Development Standards
Project Description: Reduce the size of the building and change the proposed land use from a drive -through bank
to a drive -through coffee shop.
Conditional Use Permit: REQUIRED — due to the change in layout for the proposed drive -through and the change in
use from a bank to a restaurant. The project will require a public hearing before the Hearing Examiner, who will
decide on the revised drive -through use, new queuing configuration, the revised design of the building and the
revised site layout. See attached CUP handout, as well as the code requirements in ECDC 20.05 (Conditional Use
Permits).
Height: 25' maximum (24' above finished floor shown).
Setbacks: 20' street setback from Edmonds Way. The interim ordinance that allowed 8' setbacks from Edmonds
Way expired July 15, 2012. Because you have applied for a building permit, you are vested to the 8' setbacks so
long as the building division can determine that this new proposal is simply a revision to an existing building
permit. If a new building permit is required, then current codes apply (20' setback).
Parking: Required at a rate of 1 stall per 200 square feet of gross floor area for restaurants under 4000 square feet
(ECDC 17.50.020.B.11). If the building is 2034 square feet, then 10.17 or 10 stalls are required. We'll want to
verify that the parking agreement that was recorded still meets the code requirements.
Environmental Regulations
SEPA Review: Conducted with previous permitting. The City will likely adopt the original DNS. Please submit
updated environmental information, such as a new Traffic Impact Analysis and Traffic Study of the car queuing.
You may update your previous environmental checklist so the differences are evident.
Critical Areas Determination: CRA 2011 0111 "Study Required." The steep slope is located on the other side of the
site and should not affect the proposal.
Design
Design Review: The Architectural Design Board (ADB) will review your proposal and make a recommendation to
the Hearing Examiner. The ADB meeting will not be a public hearing.
Comprehensive Plan Designation: Community Commercial (at "Westgate").
Site Design: New Traffic Study will be required to show that the queuing is appropriate.
Building Design: The proposed smaller building will be 2034 square feet.
Landscaping: See ECDC 20.13. Landscaping was previously included around the drive -through and along the
retaining walls, so this will also need to be shown on the new landscape plan for the ADB to review.
Street Trees: Not shown, but required with site development.
Signage: Not shown — permit required. See ECDC 20.60 for wall, projecting, and freestanding sign requirements.
Anticipated Fees
• $15 — City Surcharge $1350 —Conditional Use Permit
• $185 —Sign Posting $465 — Design Review
Questions & Comments
• The ADB will review your proposal and make a recommendation to the Hearing Examiner. The ADB meeting
will not be a public hearing.
• We'll likely be adopting the previous SEPA determination with this proposal. Please update the previous
environmental checklist with any new information related to this project so it can be re-evaluated.
• Please note that the APO (mailing label) List needs to be current within 6 months, so a new APO list will be
required (see attached).
• Review sign regulations (ECDC 20.60) to ensure compatibility with the project. Pole signs are not permitted,
and internal illumination is only conditionally permitted in the Westgate neighborhood.
• The City Clerk's office can assist new businesses with their business license applications (425.775.2525).
• Please be aware that the consolidated design review and conditional use permit land use processes often
times take four months to process (which includes a thorough staff review, public noticing, scheduling of
meetings/hearings, recommendations and the decision, comment, and appeal timeframes).
• A Traffic Impact Study will be required with the conditional use permit to evaluate the effectiveness of the
proposed new queuing.
Attachments
• "Urban Design: General Objectives" (pp. 92-00). Conditional Use Permit Handout.
• Landscaping Code (ECDC 20.13). Land Use Application Form.
• APO List.
Page 1 2
E. Goal - Cultural. Identify, maintain and develop cultural facilities both public and private
in the areas of drama, dance, theaters, museums, etc. in accordance with the following
policies:
E.1. Encourage compatible land uses surrounding cultural sites.
E.2. Pursue public and private funding to develop and operate such facilities.
E.3. Cultural sites would include, but not be limited to: the Wade James Theater, the
Edmonds Center for the Arts, Anderson Center, Museum, Edmonds Theatre, etc.
F. Goal - Scenic. Identify, maintain and enhance scenic areas throughout the city in
accordance with the following policies:
F.1. Identify and inventory scenic areas and features within the city which contribute
to the overall enjoyment of the environment for both residents and visitors.
F.2. Incorporate scenic and aesthetic design features into the development of public
proj ects.
F.3. Preserve scenic features whenever possible in the development of public
proj ects.
F.4. Use environmental and urban design review of development projects to avoid or
mitigate impacts to identified scenic features.
Urban Design: General Objectives
A. General. The man-made environment is an expression of human culture and reflects, in
physical form, the social values of the members of the community.
The manner in which the man-made elements are incorporated into the natural
environment creates the special characteristics which identify a community and
contribute to the quality of life in that community.
The beauty and variety of the natural surroundings in Edmonds and the historical
development of the City have combined to create an interesting, and visually attractive
community.
However, unsightly development — of poor quality and design — does exist in the City
and may occur in the future. Aging buildings in some parts of the City, primarily
downtown, also create an aesthetic problem. Removal or poor restoration of older
buildings alters the character of the downtown area. The historical and typical strip
92 Culture & Design
development along Highway 99 has resulted in economic and aesthetic
underdevelopment of private properties.
Although utility wires are placed underground where new development takes place,
overhead wires still exist in most of the older parts of the City where they interfere with
views and create visual blight.
Commercial signs contribute to the color and variety of community life as well as
providing an important function but they may also create discordant and unsightly
conditions where they are of excessive or poor design.
Street landscaping has been utilized in the past on a limited basis. However, in many
areas, parking lots, access roads, streets and buildings are poorly integrated with the
landscape.
B. Design Objectives. Design objectives are a tool for city staff, the ADB, City Council,
and the Hearing Examiner to direct future development in the city to result in high
quality, well -designed, and sensitive projects that reflect the values of the citizens of
Edmonds. The objectives contained in this section are intended to:
• improve the physical appearance and character of Edmonds,
• improve retail and pedestrian circulation options,
• improve business opportunities,
• protect natural environments,
• protect and enhance the single-family residential character of Edmonds.
C. Design Objectives for Site Design.
The development of parking lots, pedestrian walkways and landscaping features is an
integral part of how a building interacts with its site and its surrounding environment.
Good design and site planning improves access by pedestrians, bicycles and automobiles,
minimizes potential negative impacts to adjacent development, reinforces the character
and activities within a district and builds a more cohesive and coherent physical
environment.
C.1. Design Objectives for Vehicular Access.
C.1.a. Reduce the numbers of driveways (curb cuts) in order to improve
pedestrian, bicycle and auto safety by reducing the number ofpotential
points of conflict.
C.1. b. Provide safe routes for disabled people.
C.1.c. Improve streetscape character to enhance pedestrian activity in
retail/multi-family/ commercial areas.
Culture & Design 93
C.2. Design Objectives for Location And Layout of Parking
C.2.a. Create adequate parking for each development, but keep the cars from
dominating the streetscape.
C.2.b. Improve pedestrian access from the street by locating buildings closer to
the street and defining the street edge.
C.2.c. Improve the project's visibility from the street by placing parking to side
and rear.
C.2.d. Provide direct pedestrian access from street, sidewalk, and parking.
C.2. e. Integrate pedestrian and vehicular access between adjacent
developments.
C.3. Design Objectives for Pedestrian Connections Offsite.
C.3.a. Design the site access and circulation routes with pedestrians' comfort
and ease of access in mind.
C.3. b. Create parking lots and building service ways that are efficient and safe
for both automobiles and pedestrians.
C.3. c. Provide direct and safe access along, through and to driveways and
adjacent developments or city streets.
C.3.d. Encourage the use of mass transit by providing easy access to pleasant
waiting areas.
CA Design Objectives for Garage Entry/Door Location.
C.4.a. Ensure pedestrian safety by allowing cars the space to pullout of a
garage without blocking the sidewalk.
C.4.b. Improve pedestrian safety by reducing points of conflict/curb cuts.
C.4. c. Reduce harsh visual impacts of multiple and/or large garage entries/
doors and access driveways. Reduce the quantity of entries/doors visible
to the street.
C.5. Design Objectives for Building Entry Location.
C.5.a. Create an active, safe and lively street -edge.
C.5. b. Create a pedestrian friendly environment.
C.5.c. Provide outdoor active spaces at entry to retail/commercial uses.
C.5.d. Provide semi-public/private seating area at multi family and
commercial entries to increase activity along the street.
C.6. Design Objectives for Setbacks.
C.6.a. To create and maintain the landscape and site characteristics of each
neighborhood area.
94 Culture & Design
CAL To create a common street frontage view with enough repetition to tie
each site to its neighbor.
C. 6. c. To provide enough space for wide, comfortable and safe pedestrian
routes to encourage travel by foot.
C.6.d. To encourage transition areas between public streets and private
building entries where a variety of activities and amenities can occur.
C.7. Design Objectives for Open Space.
C.7.a. To create green spaces to enhance the visual attributes of the
development and encourage outdoor interaction.
C.7. b. To provide places for residents and visitors to meet and to interact.
C. 7. c. To provide an area for play, seating and other residential activities.
C.B. Design Objectives for Building/Site Identity.
CB.a. Do not use repetitive, monotonous building forms and massing in large
multi family or commercial projects.
CAL Improve pedestrian access and way -finding by providing variety in
building forms, color, materials and individuality of buildings.
C.B. c. Retain a connection with the scale and character of the City of Edmonds
through the use ofsimilar materials, proportions, forms, masses or
building elements.
CB.d. Encourage new construction to use design elements tied to historic
forms or patterns found in the city.
C.9. Design Objectives for Weather Protection.
C9.a. Provide a covered walkway for pedestrians traveling along public
sidewalks in downtown.
C.9. b. Protect shoppers and residents from rain or snow.
C.9. c. Provide a covered waiting area and walkway for pedestrians entering a
building, coming from parking spaces and the public sidewalk in all
areas of the City.
C.10. Design Objectives for Lighting.
C.10.a. Provide adequate illumination in all areas used by automobiles, bicycles
and pedestrians, including building entries, walkways, parking areas,
circulation areas and other open spaces to ensure a feeling of security.
C.10. b. Minimize potential for light to reflect or spill off -site.
C.10. c. Create a sense of welcome and activity.
C.10.d. Provide adequate lighting for signage panels.
C.11. Design Objectives for Signage.
Culture & Design 95
C.IL a. Protect the streetscape from becoming cluttered.
C.11. b. Minimize distraction from the overuse of advertisement elements.
C.11. c. Provide clear signage for each distinct property.
C.11.d. Use graphics/symbols to reduce the need to have large letters.
C.11.e. Minimize potential for view blockage.
C.1l.f. Signs should be related to the circulation element serving the
establishment.
C. Il.g. Landscaping should be used in conjunction with pole signs for safety as
well as appearance.
C.IL h. Where multiple businesses operate from a central location, tenants
should be encouraged to coordinate signing to avoid the proliferation of
signs, each competing with the others.
C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical.
C.12.a. Hide unsightly utility boxes, outdoor storage of equipment, supplies,
garbage, recycling and composting.
C.12.b. Minimize noise and odor.
C.12.c. Minimize visual intrusion.
C.12.d. Minimize need for access/paving to utility areas
C.13. Design Objectives for Significant Features.
C.13.a. Retain significant landscape features and unique landforms such as rock
outcroppings and significant trees.
C.13. b. Limit potential future negative environmental impacts such as erosion,
runoff, landslides, and removal of vegetation and/or habitats.
C.13. c. Buffer incompatible uses.
C.13.d. Integrate buildings into their site by stepping the mass of the building
along steep sloping sites.
C.14. Design Objectives for Landscape Buffers.
C.14.a. Create a visual barrier between different uses.
C.14.b. Maintain privacy ofsingle family residential areas.
C.14. c. Reduce harsh visual impact of parking lots and cars.
C.14.d. Landscape buffers should reinforce pedestrian circulation routes.
C.14.e. Landscape buffers should not be designed or located in a manner that
creates an unsafe pedestrian environment.
C.14.f. Minimize heat gain from paved surfaces.
C.14.g. Provide treatment of runoff from parking lots.
96 Culture & Design
D. Design Objectives for Building Form.
Building height and modulation guidelines are essential to create diversity in building
forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure
compliance with policies in the city's Comprehensive Plan. Protecting views from public
parks and building entries as well as street views to the mountains and Puget Sound are
an important part of Edmonds character and urban form.
D.1. Design Objectives for Height.
D.1.a. Preserve views to mountains and Puget Sound to the west.
D.1. b. Maintain the smaller scale and character of historic Edmonds.
D.1.c. Minimize blockage of light and air to adjacent properties or to the
sidewalk area.
D. Ld. Maintain/protect view from public places and streets.
D.2. Design Objectives for Massing.
D.2.a. Encourage human scale elements in building design.
D.2. b. Reduce bulk and mass of buildings.
D.2.c. Masses may be subdivided vertically or horizontally.
D.2.d. Explore flexible site calculations to eliminate building masses that have
one story on one elevation and four or greater stories on another.
D.3. Design Objectives for Roof Modulation.
D.3.a. To breakup the overall massing of the roof.
D.3.b. Create human scale in the building.
D.3.c. Use roofforms to identify different programs orfunctional areas within
the building.
D.3.d. Provide ways for additional light to enter the building.
DA Design Objectives for Wall Modulation.
D.4.a. To let more light and air into the building.
D.4. b. Break up large building mass and scale of a facade.
D.4.c. To avoid stark and imposing building facades.
D.4.d. To create a pedestrian scale appropriate to Edmonds.
D.4.e. To become compatible with the surrounding built environment.
E. Design Objectives for Building Fagade.
Building facade objectives ensure that the exterior of a building— the portion of a
building that defines the character and visual appearance of a place — is of high quality
Culture & Design 97
and demonstrates the strong sense of place and integrity valued by the residents of the
City of Edmonds.
E.1. Design Objectives for Building Facade.
E.1.a. Ensure diversity in design.
E.1. b. Reinforce the existing building patterns found in Edmonds.
E.1. c. Improve visual and physical character and quality of Edmonds.
E.Ld. Improve pedestrian environment in retail/commercial areas.
E.1.e. Create individual identity of buildings.
E.2. Design Objectives for Window Variety And Articulation.
Windows help define the scale and character of the building. The organization and
combinations of window types provide variation in a facade as well as provide light and
air to the interior. Small windows are more typically utilitarian in function, such as
bathroom or stairway windows, etc. and can be grouped to provide more articulation in
the facade.
E.3. Design Objectives for Variation in Facade Materials.
The materials that make up the exterior facades of a building also help define the scale
and style of the structure and provide variation in the facade to help reduce the bulk of
larger buildings. From the foundation to the roof eaves, a variety of building materials
can reduce the scale and help define a building's style and allows the design of a
building to respond to its context and client's needs.
EA. Design Objectives for Accent Materials/Colors/Trim.
Applied ornament, various materials and colors applied to a facade as well as various
decorative trim/surrounds provide variation in the scale, style and appearance of every
building facade. The objective is to encourage new development that provides:
• Compatibility with the surrounding neighborhood.
• Visual interest and variety in building forms.
• Reduces the visual impacts of larger building masses.
• Allows identity and individuality of a project within a neighborhood.
F. Design Objectives for Specific Areas. In addition to the general objectives described
above, design objectives for specific areas or districts within the city are outlined below
(note that design objectives for the Downtown Waterfront Activity Center are contained
in the portion of the Land Use Element dealing specifically with that area).
98 Culture & Design
F.1. Highway 99
F.l.a. General Appearance: Creation of new identity. Development of high
intensity nodes. Better identification of businesses by numbering.
Encouragement ofplanned business centers and design coordination
among neighbors. Building forms compatible with adjacent uses.
Parking areas more clearly defined to eliminate confusion of driveways,
street and parking areas. Unsightly uses and storage screened by
landscaping and fencing.
F.1. b. Signs: Less conflict and confusion among signs. Visible from a distance
at speeds of 35-45 mph. Pole signs no higher than 20' maximum height.
Design approval of signing as a condition of approval for highrise
buildings in "nodes".
F.l.c. Lighting: Oriented away from thoroughfare and residential areas.
E L d. Landscaping: Use of landscaping berms in and around parking areas
and setbacks to provide a visual screen.
F.2. Neighborhood Shopping Centers
F.2.a. General Appearance: Buildings, similar in scale to single-family
houses, compact arrangement of buildings with safe pedestrian
walkways.
F.2. b. Signs: Use sign concept from downtown.
F.2.c. Lighting: Oriented away from residential areas. Designed for safety
rather than advertisement of uses.
F.2.d. Landscaping: Buffer from street, provide transition from commercial
areas to residential areas.
F.3. Waterfront Building Design
F.3.a. Buildings should beset back from the waterfront to preserve existing
beach areas and provide a buffer area.
F.3. b. Buildings should be oriented to pedestrians by providing visible activity
at the first floor level, using awnings, windows, etc. Retail uses are
encouraged in first floor spaces.
F.3.c. Covered parking areas shall screen cars parked inside them from public
rights -of -way.
FA. Waterfront Site Design
F.4.a. The site layout should be coordinated with existing buildings and
proposed improvements to provide views of the water, open spaces, and
easy pedestrian access to the beach.
F.4. b. The site design should provide adequate separation of vehicles and
pedestrians to avoid conflicts.
Culture & Design 99
F.4.c. On -site parking spaces and paved surfaces should be kept to a minimum.
Joint use parking arrangements and in -lieu parking payments are
encouraged. Only the absolute minimum number ofparking spaces to
accommodate the uses) should be permitted on -site.
F.S. Waterfront Landscaping
F. S. a. Landscaping should be used to soften edges of buildings and parking
areas.
F. S. b. Plant species should be selected to endure salt spray, wind, and soil
conditions.
F.S.c. Landscaping should not obscure waterfront views.
F.S.d. Landscaping should be used to separate pedestrians and vehicles.
F.6. Street Landscaping
F.6.a. The City should establish a program to place utility wires underground
in areas of the City where scenic vistas will be enhanced or the general
environment will be improved. Encourage LID's and arterial
conversions.
F. 6. b. The areas of the City which are most suitable for street landscaping
should be identified and a program developed to carry out a public
landscaping plan.
F.6.c. Street lighting should be designed to provide comfort, security and
aesthetic beauty. [Ord. 2527, 1985.]
100 Culture & Design
Chapter 20.13 LANDSCAPING REQUIREMENTS
Chapter 20.13
LANDSCAPING REQUIREMENTS
Sections:
20.13.000
Scope.
20.13.010
Landscape plan requirements.
20.13.015
Plant schedule.
20.13.020
General design standards.
20.13.025
General planting standards.
20.13.030
Landscape types.
20.13.040
Landscape bonds.
20.13.050
Urban design chapter adopted.
20.13.000 Scope.
The landscape requirements found in this chapter are intended for use by city staff, the architectural design board (ADB) and the
hearing examiner in reviewing projects, as set forth in ECDC 20.11.010. The ADB and hearing examiner shall be allowed to
interpret and modify the requirements contained herein; provided such modification is consistent with the purposes found in ECDC
20.10.000. [Ord. 3636 § 4, 2007].
20.13.010 Landscape plan requirements.
The applicant has the option of submitting a preliminary landscape plan to the architectural design board prior to final approval. The
preliminary landscape plan need not include the detail required for final approval, although areas of proposed landscaping should
be shown. Final project approval cannot be given until the final landscape plan is submitted and approved.
The following items shall be shown on any final landscape plan submitted to the ADB for review:
A. Name and address or location of the project;
B. All plant material identified by botanical and common name — genus, species and variety (see ECDC 20.13.015);
C. Location of all trees and shrubs to be planted;
D. Three sets of landscape plans drawn to a scale of 1" = 30' or larger (e.g., 1" = 20', 1" = 10', etc.). Plan should include a bar scale
for reference. See "Checklist for Architectural Design Review" items (on architectural design board brochure) for required number of
other plans;
E. Scale of the drawing, a north arrow and date of the plan;
F. All property lines, as well as abutting streets and alleys;
G. Locations, sizes and species of existing trees (six inches in caliper or more) and shrubs. Trees and shrubs to be removed must
be noted. Natural areas should be designated as such;
H. Any proposed or existing physical elements (such as fencing, walls, building, curbing, and signs) that may affect the overall
landscape;
I. Parking layout, including circulation, driveway location, parking stalls and curbing (see ECDC 20.13.020(D));
J. Grading shown by contour lines (minimum five-foot intervals), spot elevations, sections or other means;
K. Location of irrigation system (see ECDC 20.13.020(E)). [Ord. 3636 § 4, 2007].
20.13.015 Plant schedule.
A. The plant schedule shall indicate for all plants the scientific and common names, quantities, sizes and spacing. Quantities are
not required on a preliminary landscape plan. A preliminary plan may also indicate shrubs as masses rather than showing the
individual plants. The final plan must show individual shrubs and quantities.
B. Minimum sizes at installation are as follows:
• one -and -three -quarters -inch caliper street trees; one -and -one -half -inch caliper other deciduous trees;
• eight feet minimum height — vine maples and other multistemmed trees;
• six feet minimum height — evergreen trees;
• eighteen inches minimum height for medium and tall shrubs:
— small shrub = less than three and one-half feet tall at maturity;
— medium shrub = three and one-half feet to six feet tall at maturity;
— large shrub = more than six feet tall at maturity.
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Chapter 20.13 LANDSCAPING REQUIREMENTS
C. Maximum size: species approved within a landscape plan shall have a growth pattern in scale with the development and be
consistent with the preservation of significant views and height limit for the zoning district.
D. Maximum spacing:
• large shrubs = six feet on center;
• medium shrubs = four and one-half feet on center;
• small shrubs = three feet on center.
E. Groundcover is required in all planting bed areas as follows:
• one -gallon pots 30 inches on center;
• four -inch pots 24 inches on center;
• two -and -one -quarter -inch pots 15 inches on center;
• rooted cuttings 12 inches on center.
All groundcover shall be living plant material approved by the ADB. [Ord. 3636 § 4, 2007].
20.13.020 General design standards.
A. Preference shall be given to an informal arrangement of plants installed in a variety of treatments that will enhance building
designs and attractively screen parked vehicles and unsightly areas, soften visual impact of structures and enhance views and
vistas.
B. A formal arrangement may be acceptable if it has enough variety in layout and plants. Avoid continuous, long, unbroken, straight
rows of a single plant where possible.
C. Existing vegetation that contributes to the attractiveness of the site should be retained.
Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the proposed landscape plan and saved and
incorporated into the landscape plan, if they are reasonably attractive and of good quality.
D. Extruded curbs four to six inches are required where landscaping meets paved areas. Wheelstops will be required as needed,
and must be affixed permanently to the ground.
E. Automatic irrigation is required for all ADB-approved landscaped areas for projects which have more than four dwelling units,
4,000 square feet of building area or more than 20 parking spaces.
F. All planting areas should be at least four feet wide between curbs.
G. Deciduous or broadleaf evergreen trees should be planted at least four feet from curbs, especially in front of parking stalls.
Where possible, coniferous trees should be planted at least seven feet from curbs.
H. All plants shall be compatible with the character and climate of the Pacific Northwest. Shrubs and/or groundcover are required to
provide 75 percent ground coverage within three years.
I. Berms or mounds should be no steeper than 3(H):1(V). Any slopes steeper than 3:1 (2:1 is maximum permitted by the city for fill
slopes) need erosion control netting or other erosion control methods in planting areas not covered by grass (e.g., rockery).
J. Landscaping must be provided in adjacent rights -of -way between property line and curb or street edge and shown on the
landscape plan.
K. Street trees must be planted according to the city's street tree plan. Contact the planning division for details.
L. Street trees should be installed within four feet of either side of the property line.
M. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas.
N. Trees and very large shrubs should be planted at least five feet from any water/sewer lines. Landscape plantings shall reflect
consideration of plantings in relation to utility lines.
O. Utility boxes should be screened with landscaping without blocking access.
P. Species approved within a landscape plan shall have a growth pattern in scale with the development and be consistent with the
preservation of significant views and height limit for the zoning district. [Ord. 3636 § 4, 2007].
20.13.025 General planting standards.
A. Blank Building Walls.
1. Blank building walls should be softened by landscaping.
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Chapter 20.13 LANDSCAPING REQUIREMENTS
2. Landscaping should include trees and shrubs — mostly evergreen.
3. Trees should be planted an average of 20 feet on center either formally or in clusters.
B. Foundation Planting.
1. Trees and shrubs should soften the building elevation and soften the transition between the pavement and the building.
2. Plantings may be in informal or formal arrangements (see ECDC 20.13.020(A) and (B)).
3. Landscaping should be planted in all areas except service areas.
4. Planting areas should be at least four feet wide. [Ord. 3636 § 4, 2007].
20.13.030 Landscape types.
A. Type I Landscaping. Type I landscaping is intended to provide a very dense sight barrier to significantly separate uses and land
use districts.
1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on center.
The trees must be backed by a sight -obscuring fence a minimum of five feet high or the required width of the planting area
must be increased by 10 feet; and
2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant
materials, planted so that the ground will be covered within three years;
3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of five feet
high along its midline.
B. Type II Landscaping. Type II landscaping is intended to create a visual separation between similar uses.
1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and
planted at intervals no greater than 20 feet on center; and
2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered
within three years.
C. Type III Landscaping. Type III landscaping is intended to provide visual separation of uses from streets, and visual separation of
compatible uses so as to soften the appearance of streets, parking areas and building elevations.
1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and
planted at intervals no greater than 30 feet on center; and
2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover
planted so that the ground will be covered within three years; or
3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may
be used unless otherwise noted:
a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will
be covered within three years.
b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the
ground will be covered within three years. This alternative may not be used in a downtown or waterfront area.
c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet
in height.
D. Type IV Landscaping. Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into
adjacent space for safety concerns.
1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height.
2. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height.
E. Type V Landscaping. Type V landscaping is intended to provide visual relief and shade in parking areas.
1. Required Amount.
a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must
be provided as described in subsection (E)(2) of this section for each parking stall proposed.
b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be
provided as described in subsection (E)(2) of this section for each parking stall proposed.
http://www.mrsc.org/mc/edmonds/Edmonds20/Edmonds2013.html 7/31 /2013
Chapter 20.13 LANDSCAPING REQUIREMENTS
c. If the parking area contains more than 50 but less than 100 parking spaces, the director — or his designee — shall
determine the required amount of landscaping by interpolating between 17.5 and 35 square feet for each parking stall
proposed. The area must be landscaped as described in subsection (E)(2) of this section.
2. Design.
a. Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction
exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a
minimum size of one and one-half inches in caliper if deciduous. The remaining ground area must be landscaped with
plant materials, decorative mulch or unit pavers.
b. A landscaped area must be placed at the interior ends of each parking row in a multiple lane parking area. This area
must be at least four feet wide and must extend the length of the adjacent parking stall.
c. Up to 100 percent of the trees proposed for the parking area may be deciduous.
d. Bioswales integrated into parking lot designs are strongly encouraged.
e. The minimum area per planter is 64 square feet.
f. The maximum area per planter is 1,500 square feet for parking lots greater than 12,000 square feet. Planters shall be
spread throughout the parking lot.
g. Shade trees are required at the rate of a minimum of one per planter and/or one per 150 square feet of planter. [Ord.
3636 § 4, 2007].
20.13.040 Landscape bonds.
A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in determining the landscape bond
amount. The city will use this estimate to set the amount of the landscape performance bond.
B. A performance bond will be required for release of the building permit. This bond will be used to cover installation of required
landscaping, fences or screening for service areas.
C. Landscaping must be installed prior to issuance of certificate of occupancy (for multiple -family and single -tenant commercial
buildings) or a certificate of completion (for multiple -tenant commercial buildings).
D. Once the landscaping has been installed, a 15 percent maintenance bond is required for release of the performance bond. Any
plants that die within two years of installation must be replaced before the maintenance bond can be released. Upon inspection and
approval, the maintenance bond may be released after two years. [Ord. 3636 § 4, 2007].
20.13.050 Urban design chapter adopted.
In aid of the design review criteria established pursuant to Chapters 20.10 ECDC, et seq., the urban design chapter is hereby
adopted in that form shown on Exhibit A attached to the ordinance codified in this chapter. Such exhibit is incorporated by this
reference as fully as if herein set forth. These criteria shall be applied in accordance with the provisions of ECDC 20.12.070(A). The
city clerk and planning department shall maintain copies for the public and shall make the standards available online. [Ord. 3636
§ 5, 2007].
This page of the Edmonds City Code is current through Ord. 3908, passed City Website: http://www.edmondswa.gov
December 18, 2012. (http://www.edmondswa.gov)
Disclaimer: The City Clerk's Office has the official version of the Edmonds City Code. Users City Telephone: (425) 771-0245
should contact the City Clerk's Office for ordinances passed subsequent to the ordinance Code Publishing Company (http://www.codepublishing.com/)
cited above.
http://www.mrsc.org/mc/edmonds/Edmonds20/Edmonds2013.html 7/31 /2013
#P2
OV F Moti
City of Edmonds
Development Information
Instructions on How to Compile an Adjacent
Property Owners (APO) List
Edmonds Community Development Code (ECDC) Chapter 20.03 requires that
notification of a proposed action be mailed to property owners within 300 feet of any
point of the subject property. It is the responsibility of the applicant to compile the
mailing list.
2. When submitted to the Planning Division, the adjacent property owners' names and
addresses must be typed on 1" by 2-5/8" white mailing labels, in a format comparable
with Avery 5160 labels. Failure to provide an adequate list may be grounds for rejection
of your application.
3. Please include the subject site's property owner name and address and the name and
address of the agent (if any) for the property owner on the mailing list.
4. The required information may be obtained from the Snohomish County Assessor's Office
at the County Administration Building, 3000 Rockefeller, Everett, WA. For directions,
please call the Assessor's Office at (425) 388-3433. The Assessor's office will assist
you in identifying property owners, tax I.D. numbers and appropriate addresses.
5. If a lot is vacant, you are still required to provide the requisite information for the owner
of the property.
6. Address lists may not be more than six months old.
7. Please provide the information in the following format:
Tax I.D. Number 5466-898-898-8090
Owner's Name Kathy Jones
Site Address of Property with Apt./Condo Number 546 Third St. #312
City, State Zip Code Edmonds, WA 98020
8. This information must be notarized and submitted together with your application. (See
page 2 of this handout for notary information).
Note: This information should not be used as a substitute for City codes and
regulations. The Edmonds Community Development Code (ECDC) may be viewed
at www.edmondswa.gov. The applicant is responsible for ensuring compliance
with the fees and regulations that are applicable at the time of submittal. If you
have a specific question about a certain aspect of your project, please contact the
Planning Division at 121 Fifth Avenue North, (425) 771-0220. Please note that
other local, state, and/or federal permits or approvals may be required.
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ADJACENT PROPERTY OWNERS LIST
Attach this notarized declaration to the adjacent property owners list.
On my oath, I certify that the names and addresses provided represent all properties
located within 300 feet of the subject property.
Signature of Applicant or Applicant's Representative
Subscribed and sworn to before me this day of
Notary Public in and for the State of Washington
Residing at
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#P19
O
City of Edmonds
Development Information
Conditional Use Permit
A conditional use is a use that is allowed by the Edmonds Community Development Code
(ECDC) in one or more zones, but which requires a special permit because of characteristics
specific to such use. The purpose of this permit is to provide a particular degree of control to
make sure the proposed use is consistent with and compatible to other existing or permissible
uses in the same zone and adjacent zone(s). A Conditional Use Permit allows a potentially
more intensive use to be properly integrated into a neighborhood of uses. This use may only be
suitable under certain conditions.
Depending on the request, a Conditional Use Permit application is either a Type II or Type III-B
decision. You may refer to ECDC 20.01 or consult with the Planning Division in order to
determine which decision type your request is. Whether it is a Type II or Type III-B decision, the
proposal must be found to meet the required criteria of ECDC 20.05.
Criteria: Pursuant to ECDC 20.05, no Conditional Use Permit may be approved unless all of
the following findings can be made:
1. Comprehensive Plan. That the proposed use is consistent with the Comprehensive Plan.
2. Zoning Ordinance. That the proposed use, and its location, is consistent with the
purposes of the Zoning Ordinance and the purposes of the zone district in which the use is
to be located, and that the proposed use will meet all applicable requirements of the
Zoning Ordinance.
3. Not Detrimental. That the use, as approved or conditionally approved, will not be
significantly detrimental to the public health, safety and welfare, or to nearby private
property or improvements unless the use is a public necessity.
4. Transferability. The Hearing Examiner will determine whether the Conditional Use Permit
shall be personal to the present owner of the property or be transferable. A transferable
Conditional Use Permit "runs with the land" and can be transferred to any future property
owner(s) as long as the conditions of the approval are still met. If the Hearing Examiner
decision states the Conditional Use Permit runs with the land, the applicant may be
required to record notice of this in the form of a covenant with the Snohomish County
Auditor. Your application materials should state whether or not you would like for the
Conditional Use Permit to be transferable.
APPLICATION: Your application must include the following:
Land Use Application Form: Completed and signed by the property owner and applicant.
Criteria Statement: A statement that addresses how the project meets each of the criteria
of ECDC 20.05.010.
Adjacent Property Owners List: Refer to handout #P2 for instructions on how to compile an
adjacent property owners list.
Revised on 9130111 P19 - Conditional Use Permit Page 1 of 2
• Supporting Documents: Depending upon the nature of the conditional use proposed, you
may be requested to submit additional information such as a site plan, grading plan,
elevations, photographs, etc.
Application Base Fees:
Type II (Administrative Review): $570
Type III-B (Hearing Examiner Review): $1,350
Note: Additional fees will apply for either a Type // or Type 111-B application.
• Environmental Checklist (if applicable): The requirement for an Environmental Checklist is
only applicable to certain projects. Please contact the Planning Division to determine if an
Environmental Checklist is required for your proposal.
APPLICATION PROCESS:
An application for a Conditional Use Permit is either a Type II or Type III-B decision. Type II
decisions are made administratively, while Type III-B decisions are made by the Hearing
Examiner following a public hearing. The Planning Division will be able to tell you which
decision type your application is and whether or not a hearing will be required.
Public Hearing: If your proposal is a Type III-B decision, once it has been determined that your
application is complete and no additional information will be needed for completion of a staff
report, your project will be assigned a date for a Public Hearing with the Hearing Examiner.
Hearing Examiner meetings are typically held at 3:00 pm on the second and fourth Thursdays of
each month in the Council Chambers, Public Safety Complex, 250 5th Ave. N., Edmonds, and
are open to the public. You or your representative must appear at the hearing so the Hearing
Examiner can ask questions concerning your application. Should you or your representative be
unable to attend the meeting, or if you wish to withdraw your application, please notify the
Planning Division in writing at least four days before the meeting.
Final Action: Type II decisions are made by staff, while Type III-B decisions are made by the
Hearing Examiner. For Type III-B decisions, the Hearing Examiner will render a decision within
ten working days following the conclusion of the hearing. The decision on a Conditional Use
Permit will be final unless a written appeal, stating reasons, is filed with the Planning Division
prior to the appeal deadline.
Time Limit: An approved Conditional Use Permit must be acted on by the owner within one
year from the date of approval or the Conditional Use Permit will expire and be null and void.
The applicant may apply for one, 1-year extension but must do so prior to the original expiration
date of the permit.
Note: This information should not be used as a substitute for City codes and
regulations. The Edmonds Community Development Code (ECDC) may be viewed
at www.edmondswa.gov. The applicant is responsible for ensuring compliance
with the fees and regulations that are applicable at the time of submittal. If you
have a specific question about a certain aspect of your project, please contact the
Planning Division at 121 Fifth Avenue North, (425) 771-0220. Please note that
other local, state, and/or federal permits or approvals may be required.
Revised on 9130111 P19 - Conditional Use Permit Page 2 of 2
City of Edmonds
Land Use Application
❑ ARCHITECTURAL DESIGN REVIEW • ' • •
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FILE # ZONE
❑ HOME OCCUPATION DATE REC'D BY
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE RECEIPT #
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
• PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD •
PROPERTY ADDRESS OR LOCATION
PROJECT NAME (IF APPLICABLE)
PROPERTY OWNER PHONE #
ADDRESS
E-MAIL FAX #
TAX ACCOUNT # SEC. TWP. RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT PHONE #
ADDRESS
E-MAIL FAX #
CONTACT PERSON/AGENT PHONE #
ADDRESS
E-MAIL FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE
Property Owner's Authorization
I, , certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER DATE
Questions? Call (425) 771-0220.
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