StaffReport_ADB-07-83.pdf
CE
ITY OF DMONDS
th
121 5 Avenue North Edmonds, WA 98020
Phone: 425.771.0220 Fax: 425.771.0221 Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNING IVISION
ADR
DMINISTRATIVE ESIGN EVIEW
-SD-
TAFF ECISION
ADB-2007-83
ADB-2007-83
Application by Erik Nelson of Nelson Motors for design review of a new Lynnwood Honda parking lot
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located at 7512 221 Place Southwest.
Property Owner: Applicant/Contact:
Property Owner: Applicant/Contact:
Nelson Motors Erik Nelson
PO Box 1177 PO Box 1177
Edmonds, WA 98020 Edmonds, WA 98020
Site Location:
Site Location:
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7512 221 Place Southwest is in the General
Commercial (CG2) zone (see map inset at
right).
Project Proposal:
Project Proposal:
The proposal calls for the construction of a
new 27 stall parking lot to serve the existing
Lynnwood Honda facility addressed as
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22020 220 Avenue Southwest. The parcel
stth
Lynnwood
at 7512 221 and the parcel at 22020 220
Honda
were recently the subject of a lot
combination (LL-07-93) that merges the two
existing parcels into one. Several existing
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structures on the 7512 221 site will be
demolished to allow for the creation of the
parking lot.
Design Review Process:
Design Review Process:
The subject site is in the General Commercial (CG2) zone and because the project does not require review
under the State Environmental Policy Act (SEPA), review by the Architectural Design Board (ADB) is
not required. Instead, design review is processed as an Administrative Staff Decision subject to the
requirements of ECDC 20.12 (District-Based Design Review), 20.13 (Landscaping Requirements), 20.95
(Staff Decision), 16.60 (General Commercial), and the Comprehensive Plan.
Analysis:
Analysis:
Facts:
A.
The improvements are proposed on property with a General Commercial (CG2) zoning
1.
designation. ECDC 16.60.030 states that design review by the Architectural Design Board is
required for any project that includes buildings exceeding 75 feet in height in the CG2 zone.
Projects not exceeding these heights may be reviewed by staff as a staff decision. Regardless of
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Staff Report for ADB-2007-83
Nelson Motors (Lynnwood Honda)
what review process is required, all projects proposed in the CG2 zone must meet the design
standards contained in ECDC 16.60.
The Comprehensive Plan designation for this site is Highway 99 Corridor, and it is also located
2.
both within the Medical/Highway 99 Activity Center and partially within the Hi-Rise Node.
As a result of the lot combination, the Lynnwood Honda auto dealership is the primary use of the
3.
site with the proposed parking lot being a permitted secondary use.
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The immediate proposal is to construct a new 27 stall parking lot using existing access onto 221
4.
Place SW.
A Critical Areas Determination was performed for the property under file CRA-2007-0108,
5.
where it was determined that there is a possible erosion hazard on the eastern boundary of the
subject parcel. A satisfactory erosion and sediment control plan developed in accordance with
the criteria in ECDC 18.30 should sufficiently address erosion concerns.
A Mitigated Determination of Nonsignificance pursuant to SEPA was issued for the demolition
6.
of the existing apartment complex on the subject parcel on August 21, 2007 as part of building
permit BLD-2007-0797. Mitigation measures stated that no trees could be removed as part of the
demolition permit until design review approval and final approval of a landscaping plan for the
site.
The table below shows the required (and proposed) setbacks for structures in the CG2 zone.
7.
Street
CG2
Side Side Rear Rear
st
221 Place SW
Zone
(North) (West) (East) (South)
(NW cul-de-sac)
Required
4 0 0 0 0
Setbacks
Proposed
15 0 0 0 0
Setbacks
The Comprehensive Plan designation for this site is Highway 99 Corridor, and it is also located
8.
both within the Medical/Highway 99 Activity Center and the Hi-Rise Node. There are
several goals and policies for development in this area, including:
The City will encourage the retention of commercial uses which provide high economic
benefit to the city, such as new auto dealerships, and encourage these types of uses to locate
within the Highway 99 Corridor. (Page 48)
Provide street trees, buffers, and landscape treatments which encourage and support an
attractive mixed use pattern of development characterized by pedestrian walkways and
centralized parking. Use these same features, in concert with site and building design, to
provide a transition from higher-intensity mixed use development to nearby single family
residential areas. (Page 44)
Highway 99 General Appearance: Creation of a new identity. Development of high
intensity nodes. Better identification of businesses by numbering. Encouragement of planned
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. (Page
79)
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Staff Report for ADB-2007-83
Nelson Motors (Lynnwood Honda)
Retention of high value commercial uses such as auto dealerships is encouraged by the
9.
Comprehensive Plan. The proposed parking lot complies with the intent of the Plan.
General Design Standards from 20.13.020 (comment on proposal in italics).
10.
Automatic irrigation is required for all ADB-approved landscaped areas for projects which
a.
have more than four dwelling units, 4,000 square feet of building area or more than 20
parking spaces. Since the project is creating more than 20 parking spaces, automatic
irrigation will be required for the site.
Site Development Standards from ECDC 16.60.030 (comments on proposal in italics).
11.
All parking lots are required to provide Type V interior landscaping. It is uncertain if the
a.
proposal meets the Type V interior requirements. A minimum of 472.5 square feet of Type V
will be required (27 stalls X 17.5 square feet of landscaping per stall). This requirement will
be reviewed at building permit.
When no setback is otherwise required, Type III landscaping three feet in wide and
b.
continuous in length is required between uses in the same zone. Between 5-6 feet of
landscaped area surrounds the bulk of the perimeter of the site; it appears that the proposal
meets the Type III exterior requirement but this will also be reviewed at building permit.
Type IV landscaping, minimum four feet wide, is required along all street frontages. It
c.
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appears that landscaping in excess of four feet is proposed adjacent to the 221 Place SW
cul-de-sac.
Pedestrian walkways in parking lots shall be delineated by separate paved routes that are
d.
approved by federal accessibility requirements and that use a variation in textures and/or
colors as well as landscape barriers. No pedestrian walkways were indicated on the site plan.
Pavement striping or similar will be required.
All lighting shall be shielded and directed away from adjacent parcels. This may be achieved
e.
through lower poles at the property lines and/or full cut off fixtures.
Parking lots shall have lighting poles with a maximum of 25 feet in height. Several light
f.
poles are proposed but their height is uncertain. This will be reviewed at building permit.
Pedestrian ways shall have low height lighting focused on pathway area. Pole height shall be
g.
a maximum of 14 feet, although lighting bollards are preferred. It appears that two lighting
bollards are proposed for the stairway leading from the proposed parking lot to the main
facility: one at the landing and one at the base of the stairs. An additional bollard at the top
of the steps would improve visibility at that location.
Conclusions:
B.
The project appears to meet many of the design standards in the code (ECDC 16.60), however all
1.
development standards will be reviewed with the building permit.
This project meets the design guidelines found in the Comprehensive Plan and the district-based
2.
design review (20.12) and landscaping (20.13) chapters of the Edmonds Community
Development Code.
TechnicalReview:
TechnicalReview:
The Engineering Division, Fire Department, and Public Works Department have reviewed this design
application. All departments have decided to defer comments to the building permit review stage.
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Staff Report for ADB-2007-83
Nelson Motors (Lynnwood Honda)
Public Comments:
Public Comments:
The City has not received any comment letters for this project.
Decision:
Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review for this
project (file number ADB-2007-83) is APPROVED with the following conditions:
1.The applicant must obtain a building permit for the proposed work, and individual elements of this
project are required to meet all applicable city codes.
2.Automatic irrigation is required and must be shown on the final landscape plan and included in the
cost estimates used to determine the landscaping bond. The final landscape plan shall conform to the
requirements of ECDC 20.13 and 16.60.030.
3.An appropriately identified pedestrian pathway through the parking lot is required.
4.An additional 6 light bollard should be added near the top of the staircase to improve visibility.
I have reviewed the application for compliance with the Edmonds Community Development Code and the
Edmonds Comprehensive Plan.
______________________________________________________________________________
Mike Clugston, Planner Date
Attachments:
Attachments:
1.Land Use Application
2.Site Plan
3.Preliminary Landscape Plan
Appeals and Expiration:
Appeals and Expiration:
The following is a summary of the deadlines and procedures for filing appeals and extensions. Any
person wishing to file an appeal or extension should contact the Planning Division at 425.771.0220 for
further procedural information.
Appeals Section 20.12.080 describes how appeals of administrative design review shall be made.
ECDC 20.12.080.C: Design review decisions by staff under the provisions of ECDC 20.12.030 are only appealable to
the extent that the applicable building permit or development approval is an appealable decision under the provisions of
the ECDC. Design review by staff is not in itself an appealable decision.
ECDC 20.12.080.D: Persons entitled to appeal are (1) the applicant; (2) anyone who has submitted a written document
to the city of Edmonds concerning the application prior to or at the hearing identified in ECDC 20.12.020(B); or (3)
anyone testifying on the application at the hearing identified in ECDC 20.12.020(B).
Expiration Section 20.12.90 describes the time limits for design review approval.
ECDC 20.12.090.A: Unless the owner submits a fully completed building permit application necessary to bring about
the approved alterations, or, if no building permit application is required, substantially commences the use allowed
within 18 months from the date of approval, ADB or hearing examiner approval shall expire and be null and void,
unless the owner files a fully completed application for an extension of time prior to the expiration date.
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