PRE20190003 Questions with inserted Planning answers.pdfPre -Application Submittal — City of Edmonds Development Services Department and Public
Works
Date Submitted: March 27, 2019 Requested Meeting Date: April 11, 2019
Written Comments: Requested Planning Comments by Mike Clugston
Property: 23930 Hwy 99, Edmonds, WA 98026 APN: 00451900201400
Applicant: CamNel Properties, LLC ("CamNel")
Background: Applicant is an affiliate of Campbell Auto Group which operates area
automotive dealerships including Campbell Commercial Vehicles directly across 240th St SW
at 24015 Hwy 99 (see Exhibit A), as well as Campbell Volkswagen, and Campbell Nissan at
24329 Hwy 99 South, Edmonds, WA 98026. The 19,166 ± SF site abuts Hwy 99, 240th St SW,
and 84th Ave W with a disproportionate large combined feet of street frontage (see Exhibit
B), 105' ± on Hwy 99, 231' ± on 240th and 90' ± on 84th.
The site is currently occupied by one or more plumbing businesses under a lease expiring in
2020. CamNel and the property owner have entered into a purchase and sale agreement
with a pre -purchase feasibility period to evaluate the property including the City's land use
requirements, development standards, related governmental fees and charges, etc.
Proposed Primary Use: Sales, display, and outdoor storage (new and used vehicles)
Objectives: Determine the following through the Pre -Application process if Cam Nel
acquires the property for its Proposed Primary Use:
A. How to retain the parcel's maximum commercial useable land area by minimizing:
1. any required street and property line setbacks including those for perimeter
landscaping, open spaces, etc., and internal landscaping.
Planning response: The dimensional and design standards of the General
Commercial (CG) zone apply to any auto sales use. No reduction in these
standards can be permitted, except for Site Design and Layout through the
pedestrian/walkable design exception in ECDC 16.60.030.C.3:
Exceptions Process for Pedestrian or Walkable Design. An exception to the exact
requirements of subsection (C)(1) or (2) of this section may be allowed by the
hearing examiner under a Type IIIA decision process to provide for design flexibility
that still encourages pedestrian orientation and efficient land uses when the
following criteria are met:
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a. The property is located within 300 feet of a highway interchange and has unique
pedestrian access constraints or is primarily used for motor vehicle sales;
b. The development provides business and pedestrian areas that are near the
primary street frontage and likely to be active throughout the day and evening,
c. The development features a prominent building entry for pedestrian use that is
highly visible and connected by a well -lit walkway from the primary street
frontage;
d. At least 25 percent of the required amenity space shall be located to connect the
building to the street in a manner that encourages pedestrian use and include
seating, landscaping, and artwork;
e. Where a site has multiple buildings (excluding accessory utility buildings), 50
percent or more of the required amenity space shall be located between
buildings to allow for shared use;
f. No more than 50 percent of vehicle parking, other than that associated with a
permitted vehicle sales facility use, may be located within 20 feet of the front
property line,
g. One or more buildings on the site must have at least two stories of useable space.
Amenity space must be provided in accordance with ECDC 16.60.030.C.4.a:
An area equivalent to at least five percent of the building footprint shall be provided
as amenity space. If a vehicle parking area is being added to the site without the
concurrent development of a building of at least 2,000 square feet, amenity space
must be provided to equal at least five percent of the additional parking area.
Type V parking lot landscaping would be required. Landscaping used as part of a
low impact development stormwater facility can be counted towards meeting the
requirements of this chapter.
2. any additional frontage improvements beyond those existing on Hwy 99.
Planning response: The pedestrian area requirements in ECDC 16.60.020.0 apply
if they are triggered by the selected development plan. The improvements would
be required on all frontages — Highway 99, 240t" and 841".
B. How to minimize the loss of useable land for frontage improvements
C. What triggers a non-negotiable requirement to upgrade the onsite and/or offsite storm
water drainage system?
D. An understanding how the 10%expansion provision to existing structures applies if one
or more buildings is demolished and/or the modular is removed with the intent of
building a replacement structure(s) not exceeding 10% more that the existing buildings
and/or modular combined areas.
Potential Property Use Concepts:
Remove all existing buildings including the modular office leaving all slabs and/or
paving in place — use existing Campbell Commercial office immediately south to
service the site. The intent isto increase Campbell Auto Group'svehicle sales in
Edmonds by maximizing the site's area for sales, display and outdoor storage.
Planning response: This won't work. The auto sales use is a primary permitted use in
the General Commercial zone subject to the requirements of Chapter 16.60 of the
Edmonds Community Development Code (ECDC). Off-street parking, outdoor storage
and vehicle display are permitted secondary uses but may exist only when a primary use
is existing on the same lot. A sales office or similar must be present to have
storage/display.
II. Remove the modular office and portions of the existing buildings leaving all slabs
and/or paving in place and remodel the remainder for an onsite office.
III. Remove the existing buildings leaving slabs in place and leave the existing
modular or portions thereof for an onsite office.
Planning response: Both of the above are possible from a land use perspective.
The pedestrian area requirements in ECDC 16.60.020.0 would be triggered if the
proposal included more than 10% additional building floor area or 10% more
parking stalls than currently exist on the site.
IV. Remove the modular office leaving the slab and/or paving in place and remodel
or replace the existing buildings with a 3,500 ±SF office and vehicle service
area.
Planning response: A new 3,500 SF office and service building would trigger the
pedestrian area requirement in ECDC 16.60.020.C.
Specific questions and requested information:
Are Potential Property Use Concepts I. — IV. ("Uses I. — IV.") outright permitted? If one
or more uses are not, might they be allowed with a conditional use permit or by any
other process short of rezone?
Planning response: See above.
2. Is any right of way dedication required for Uses I. — IV.?
3. Are there any setbacks beyond 5' of landscaping on Hwy 99 at back of existing sidewalk?
Planning response: For parking lots where auto sales uses are located, the minimum five
foot setback area must be landscaped to include a combination of vegetation and paved
pedestrian areas. [ECDC 16.60.030A.2] If the pedestrian area requirements are triggered,
the Streetscape, Pedestrian and Activity Zones would also have to be provided which may
result in additional setback distance to meet the minimum width standards in ECDC
16.60.020.C.
4. Is there a landscape strip required on 240th and/or 84th either inside the property line
or in the right of way?
How much of any existing pervious surface area can be paved without triggering
storm water improvements? Confirm the square foot threshold triggering storm
water improvements is increased by the roof area of any removed buildings.
6. Provide details of all governmental permits, fees, and costs including but not limited to
those for utility connections and meters, traffic fees, adding pavement and/or patching.
7. Standards for pole lighting and perimeter fencing in sales/display/outdoor storage area
Planning response: Standards for lighting can be found in ECDC 16.60.030.C.5. Maximum
height for fences is 6 feet and they may not be located within a required setback area.
8. How is required onsite parking determined for the Proposed Primary Use and secondary
uses?
Planning response: Required parking for nonresidential uses in the CG zone is one space
per 500 square feet of leasable building space. Pedestrian paths within the site are required
per ECDC 16.60.030.B.8 and B.11.
9. Pylon signagestandards
Planning response: Freestanding signage must comply with the requirements of
ECDC 20.60.045. Allowed sign types and general standards are described in ECDC
20.60.020 and the total maximum allowed sign area for the site is described in
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10. Curb cuts allowed, number, and locations
11. Howvest the Pre-App's City's written comments?
Planning response: Comments provided at pre -application meetings do not vest to any
subsequent permits.
12. Timetable for permit processing
Planning response: Design review by staff would be consolidated with the decision by
the Hearing Examiner on the Exceptions Process for Pedestrian/Walkable Design and
would take about 4 months (notice is required for the public hearing by the Hearing
Examiner). Building permits could be applied for concurrently but it is possible that
changes to the design approved by the Hearing Examiner would lead to revising the
building permit application.
13. Locations and sizes of existing City utilities
14. Does drought resistant landscaping require an irrigation system, and if so what are the
meter costs?
Planning response: Automatic irrigation is required for ADB-approved projects.
15 Would the City consider selling the unused portion of 240th between 84th and Hwy
99 to the abutting owner?
16i Do existing City codes provide for the use of modular offices like the one on this site? If
so, what City permits would be needed to relocate it elsewhere within the City?
If there are questions, or additional information is required, please contact: Emerald
Properties Brokerage & Development. LLC- Larry Ingraham 206-745-5507 Iarry(@emeraldre
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.com or Insight Engineering - Brian Kalab, PE 425 303-9363 brian@insightengineering.net and
Santhosh Moolayil 425 303-9363 sa nthosh@insightengineering.net
Enclosures: $1,000.00 Cam NeI Properties, LLC check payable to City Of
Edmonds Exhibits A, B, I., II., III., and IV
Additional Planning Information
SEPA Planned Action Review: The subject site is within the Highway 99 Subarea Area Planned
boundary. Development proposals consistent with the planned action ordinance do not have
to undergo an environmental threshold determination and are not subject to SEPA appeals. A
Planned Action determination for a site -specific implementing project application is based on
the environmental analysis contained in the Planned Action EIS. The City will base its decision
on review of a SEPA checklist, plan documents, and traffic impact analysis.
The Planned Action Ordinance is available at:
http://www.edmondswa.gov/images/COE/Government/Departments/Development_Services/
Planning_Division/Plans/Highway99/Ordinance-4079.pdf
Fees
• Critical area determination (update) - $50
• SEPA Planned Action review - $250
• Design Review — $880 + $35
• Site Design and Layout pedestrian/walkable design exception - Type III -A decision by
Hearing Examiner - $1,820 + $500