ScottsBar&Grill.pdf
CITY OF EDMONDS
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121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: Planning Division
EVELOPMENT ERVICES EPARTMENT
Pre-ApplicationMeeting
Pre-ApplicationMeeting
Date:
October 9, 2008
Review By:
Gina Coccia, Planning Division
Project Name:
Scott’s Bar & Grill (PRE-2008-0012)
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Site Address:
8115 244 Street SW
Zone:
General Commercial (CG)
Contact:
Konrad Craddock 206.323.4144
Description:
Parking Lot
LandUse&DevelopmentStandards
LandUse&DevelopmentStandards
Proposed Use:
New parking lot north of and behind the restaurant on adjacent property including the removal of
several trees/existing vegetation with no replacement proposed. Off-street parking to serve a permitted use is a
secondary use pursuant to ECDC 16.30.010.B.1 – but that is for uses proposed on the same property – this parking
lot extends north of the property lines. Please note that a Lot Line Adjustment (LLA) would be required to combine
all of the parcels involved – see enclosed handout on the LLA process.
:
SetbacksThis site is a “corner lot” (if combined with the parcels to the north, which would result in frontage on
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) and the following setbacks apply – North: 4’ (street), South: 4’ (street), West: 0’
two streets: SR-104 and 244
(side), East: 0’ (side). The 4’ setback shall be fully landscaped, pursuant to ECDC 16.30.020.A.
Parking Lots:
Pursuant to ECDC 16.60.030, design standards are in place for parking lots proposed in the CG zone.
Landscape buffers are required along property lines, interior landscaping is required, and there are bulk requirements
for retaining wall screening and buffering.
Parking Spaces:
Subject to the parking requirements found in ECDC 17.50.020.B.11. 6563 square feet of
restaurant = 20 spaces + 25.63 spaces for the portion of the restaurant over 4000 square feet (2563.58/100) yields 46
spaces required (45.63). Existing parking is unknown (references to common parking agreement w/adjacent
property).
EnvironmentalRegulations
EnvironmentalRegulations
SEPA Review:
SEPA review is required, pursuant to WAC 197-11-800 because the project proposes 20 new
parking spaces. Please submit an Environmental Checklist and an Adjacent Property Owner List with your ADB
permit submittal.
:
Critical Area Determination I located file #CRA-1993-0095 under parcel #00491100001505 where a “waiver”
from critical areas requirements was issued in 1993. Because our critical areas ordinance was updated in 2005, we
would re-review the status upon permit submittal (old determinations are subject to change).
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ProjectDesign
ProjectDesign
Design Review:
“District-Based” design review is required for any proposed changes to the site, including tree
removal and parking lot construction. For tree removal (as proposed), staff would send the project to the
Architectural Design Board (ADB) for review – and because SEPA review is required, the project would be
considered a “Major” project and be subject to the two-part hearing process outlined in ECDC 20.12.005. If the
project were modified so that SEPA review was not required, then the project would be reviewed by the ADB as a
“Minor” project ($400 review fee instead of $2,200). However, as proposed, staff doesn’t see how the project could
meet the design requirements for landscaping as outlined in ECDC 20.12, 20.13, or 16.60.
Landscaping:
Landscaping requirements can be found in ECDC 20.13.
AnticipatedFees
AnticipatedFees
$15 – City surcharge.
$135 – Critical Areas Checklist.
$420 – SEPA review fee.
$2,200 – ADB (“Major”) review fee.
$150 – Sign posting fee.
$350 – Lot Line Adjustment fee.
Questions&Comments
Questions&Comments
Because the parking can only be permitted on the same property as the primary use, then all parcels involved
would need to be combined through a Lot Line Adjustment. See handout, attached.
If SEPA review is required, then the project would be considered “Major” and go before the ADB as a two-
phase public hearing. If SEPA review is not required, then the project would still need to be reviewed before
the ADB because no new landscaping is proposed and most all existing landscaping is proposed to be removed
(as a “Minor” project - $400 review fee, no sign posting).
Lots of new landscaping would need to be installed, especially around the perimeter of the parking area, and
none is shown. Refer to ECDC 16.60, 20.12, and 20.13 for details…
Caution on the height of the retaining walls near the property lines – even if there is no setback, there is still a
landscape buffer (see ECDC 16.60.030.A).
Attachments
Attachments
Development Standards Handout.
District-Based Design Review Handout.
Land Use Application.
Environmental Checklist.
Adjacent Property Owner List Handout.
ECDC 20.12 (District-Based Design Review).
ECDC 16.60 (General Commercial – Design Standards).
ECDC 20.13 (Landscaping)
Lot Line Adjustment Handout.
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