Senior Center Preapplication Notes.pdf
Senior Center PreapplicationMeeting
DRC20150025
August20, 2015
1:30 PM
Use Classification:
City of Edmonds Parks, Recreation and Open Space Plan identifies the Senior Center as a
Regional Park
Site is zoned Commercial Waterfront(CW)
Regional Park a Secondary Use Requiring a Conditional Use Permit subject to the
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requirements of ECDC 17.100.070
Height Measurements:
Maximum height in CW zone is 30 feet
Height currently measured from average original grade
CAO Update:
Require structures to be constructed 2 feet above base flood elevation
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Proposes height in Coastal Flood Hazard Zones(such as the senior center) to be
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measured from 2 feet above vase flood elevation
Setbacks from Bulkheads:
15 feet for Senior Center Building
40–60feet for parking
Standard Setback is 60 feet for parking, but may be reducedto 40 feet if the
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provisions below are met.
Parking facilities. In the Urban Mixed Use I environment, the 60-foot setback for
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parking established in ECDC 24.40.090 may be reduced by a maximum of 20 feet
if a public walkway or publicly accessible open space is provided waterward of
the bulkhead. The parking setback may be reduced by one foot for every one foot
of public walkway or publicly accessible open space that is provided waterward
of the OHWM, to a maximum of 20 feet. The minimum setback for parking
facilities shall be no less than 40 feet from the bulkhead.
Parking Requirements:
ECDC 17.50.010.C.1 All new buildings or additions in the downtown business area shall
provide parking at a flat rate of one parking stall for every 500 sq. ft. of gross floor area
of building. If it is a mixed use building, the portions of the building used exclusively for
residential uses shall only be required to provide parking at one stall per dwelling unit.
For purposes of this chapter, “residential uses” shall refer to lobbies, stairwells, elevators,
storage areas and other similar features.
At 26,000 square feet, the new Senior Center would be required to provide 52 parking
spaces
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Plan withbulk head removed shows 75 parking spaces which would be compliant with
off street parking requirements
Landscaping:
Type V Landscaping Required in Parking lot
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.
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.
With 75 parking stalls, 1,968.75 square feet of Type V landscaping would be required in
the parking lot area (75 x 26.25 sq. ft.).
Type IV landscaping required along Railroad Avenue
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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.
Type III landscaping required along the “northern”and “southern”property lines
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.
Pursuant to ECDC 20.13.000, the ADB and Hearing Examiner allowed to interpret and
modify the landscaping requirements.
View Corridor:
SMP Requirement -Landward of the ordinary high water mark, a view corridor must be
maintained across 30 percent of the average parcel width. The view corridor must be in
one continuous piece. Within the view corridor, structures, parking areas, and
landscaping will be allowed; provided, that they do not obscure the view from adjacent
public right-of-way to and beyond the Puget Sound. This view corridor must be adjacent
to eitherthe north or south property line, whichever will result in the widest view
corridor given development on adjacent properties. If the subject property has shoreline
frontage in excess of 1,000 feet, the city may require a maximum of one-third of the
required view corridor to be placed in a locationbetween the north and south property
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lines, in a location which will provide for the greatest unobstructed view of the Puget
Sound.
With 300 foot parcel width, 90 feet of view corridor required. 127 foot view corridor
provided.
Restoration of Parking bump out
Identified in the SMP as a potential restoration project
PROS Plan notes
“Use the opportunity of upgrades and maintenance at the Senior Center site to
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integrate the property more completely with the rest of the waterfront.”
“Reinvest in key regional parks (beginning with Brackett’s LandingNorth Park)
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to sustain the quality of shoreline access, ecologicalfunction and visitor
experienceand potential contribution toeconomic development.”
LandUse Permitting:
Shoreline Substantial Development Permit (Type III-B Decision)–$1,637 plusCost of
Hearing Examiner ($1,000 deposit for Hearing Examiner due with application)
Design Review (Type III-B Decision)-$1,637
Conditional Use Permit (Type III-B Decision) -$1,637
SEPA-$610
City surcharge:$25
Total land use application fee-$6546 (including $1,000 Hearing Examiner deposit)
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