PRE20190002 (2).pdfp ED-
�° CITY OF EDMONDS
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121 5th Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
t189F DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
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IF Pre -Application Meeting
Meeting Date:
April 11, 2019 at 3:00 pm
Review By:
Brad Shipley, Associate Planner
(425) 771-0220 Brad. Shipley@edmondswa.gov
Site Address:
23320 Highway 99
Zone:
General Commercial (CG)
Project Description:
7,000 sf expansion of Community Health Center
Documentation Provided by Applicant
• List of questions.
• Proposed site plan, floor plan, and landscape plan.
Zoning
The current zoning of the subject property is General Commercial, CG. Properties within the CG zone
are subject to the requirements of Edmonds Community Development Code (ECDC) Chapter 16.60.
Proposed Use
The proposal is to expand existing 25,299 sf Community Health Center by 7,000 sf.
Critical Areas
A critical area checklist last completed in 2006 (CRA2006-0040) did not find any critical areas and was
granted a waiver. Critical Area determination are valid for five years. An updated determination will be
required - see Handout P20.
Development Standards
Site development standards applicable to the CG zone can be found in ECDC Chapter 16.60.
Density: No density requirement.
Setbacks: The CG zone requires the following property line setbacks applicable to the subject site:
Street setback: 10,
Side setbacks: 0'115' from all lot lines adjacent to RM or RS zoned property; otherwise
no setback.
Rear setback: 0'
Height: The maximum allowed height of structures within the CG zone is 75 feet.
Lot Coverage: No maximum lot coverage.
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Parking Requirements: Parking for nonresidential uses shall be provided at a flat rate one stall per 500
sf of leasable building space. All off-street surface parking shall be located to the side or rear of the
primary building, except as otherwise allowed by this chapter, and shall be screened from the sidewalk by
a wall or plantings between two to four feet in height. Outdoor parking areas shall comprise 40 percent or
less of the public street frontage area within 100 feet of the primary street for the lot.
Streetscape Improvements/Pedestrian Area: The proposal adds more than 10-percent to the existing
floor area which triggers compliance with streetscape improvements consistent with ECDC 16.60.020.C.
A new 192-unit multi -family development is proposed for the site immediately south of the Community
Health Center. It may help to coordinate with the developer of their site on relocation of utility poles if
Engineering requires them to be moved.
Amenity Space: An area equivalent to at least five percent of the building footprint shall be provided as
amenity space. Required amenity space shall be located to connect the building to the street as much as
practicable; provided, that amenity space may also be located between buildings where the space will be
used in common. The amenity space shall be outdoor space that incorporates pedestrian -oriented features,
such as, but not limited to, seating, paths, gazebos, dining tables, pedestrian -scale lighting, and artwork. A
minimum of 10 percent of the required amenity space shall be comprised of plantings, which may include
tree canopy areas and other shade or screening features. Native vegetation is encouraged.
The majority of the required amenity space must be provided in one or more of the following forms:
• Recreation areas: an open space available for recreation. The area may be spatially defined by
landscaping rather than building frontages. Its surface shall consist primarily of hardy
groundcover or a material conducive to playground or recreational use. Decorative landscape
features, such as flower beds, shall not comprise more than 15 percent of the total area.
• Plazas: an open space available for community gathering and commercial activities. A plaza shall
be spatially defined primarily by either building facades, with strong connections to interior uses,
or close proximity to the public sidewalk, especially at the intersection of streets. Its surface shall
be primarily hardscape; provided, that trees, shade canopies, and other landscaping, as well as
water features and artwork, may add visual or environmental features to the space.
• Squares or courtyards: an open space available for unstructured recreation or community
gathering purposes. A square is spatially defined by building facades with strong connections to
interior uses. Its surface shall be primarily hardscape, supplemented by trees and other
landscaping. Water features and artwork are optional.
Applicant's Questions:
1) Full breakdown of Planning fees applicable to project.
See fees below.
2) Confirm approach to parking requirements per section 16.60.030.B of the Edmonds Zoning code.
In addition to the Parking Requirements comments above, internal pedestrian routes shall connect
to sidewalk per ECDC 16.60.030.B.1 Lb.
3) Confirm Design Review process is staff review, Type I decision.
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The project will qualify as a Highway 99 Planned Action project; therefore, it will go through
Administrative Design Review by staff, a Type I decision process.
Changes to the Edmonds Community Development Code
Please note that the comments and fees provided at the time of 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 from 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 "City Codes and Ordinances" link on the City's website at www.edmondswa.gov.
Application Fees
Design Review:
$880 +$35 tech surcharge
$670 (SEPA compliance)
Critical Area Determination:
$50 (Subsequent determination)
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