StaffReport+Attachments.pdf
CITY OF EDMONDS
th
121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD
Project:
Sound Transit – Temporary Parking Lot at 102 Main Street (BC Zone)
File Number:
ADB-2008-66 / CU-2008-65
Date of Report:
February 25, 2009
Staff Contact:
____________________________
Gina Coccia, Associate Planner
ADB Meeting:
Wednesday – March 4, 2009 at 7:00 P.M.
Edmonds Public Safety Complex: Council Chambers
th
Avenue North, Edmonds WA 98020
250 5
I.SUMMARY OF PROPOSED ACTION:
Site:
102 Main Street
Aerial Courtesy of Google Maps
Design review of a proposed temporary parking lot project at the former “Skippers” restaurant
site at 102 Main Street in the Community Business (BC) zone. The existing restaurant building is
to be removed through a demolition permit, and the remainder of the site has been proposed to be
used for temporary Sound Transit commuter parking. There will be approximately 50 stalls for
use during the construction of the Edmonds Commuter Rail Station. This site received
conditional use permit approval under file CU-2007-97 for a permanent commercial parking lot
(no site changes were proposed). Temporary parking lots require conditional use permit
approval, so a consolidated design review and conditional use permit have been applied for
(ADB-2008-66/CU-2008-65). The following is staff’s analysis of the project.
Sound Transit Temporary Parking Lot
ADB-2008-66
II.GENERAL INFORMATION:
1.Owner/Applicant
:
Robert Gregg / Splash Properties IV, LLC (Attachment 2).
:
2.Tax Parcel Number00-4548-003-007-00.
:
3.Location 102 Main Street, Edmonds WA 98020.
4.Size:
0.37 Acres (Attachment 4a).
:
5.ZoningCommunity Business (BC), subject to the requirements of ECDC 16.50 (Attachment
1).
:
6.Proposed UseTemporary parking lot for Sound Transit commuters.
:
7.Existing UseCommercial parking lot and vacant restaurant building.
8.Process:
Consolidated design review and conditional use permit. For this project, the ADB
reviews the design of the proposal and makes a recommendation to the Hearing Examiner on
whether the proposal is consistent with the zoning ordinance and the City’s Comprehensive
Plan. The Hearing Examiner makes the final decision on both the design and the conditional
use permit.
III.SEPA THRESHOLD DETERMINATION:
Review under the State Environmental Policy Act (SEPA) was required by Sound Transit and the
Federal Transit Administration under the “Everett-To-Seattle Commuter Rail Project” and an
Environmental Impact Statement (EIS) was issued in December 1999. The applicant has
submitted an addendum to the original EIS (Attachment 5) that explains the role of this project in
the original decision, and concludes that this new project-related information does not
substantially change the analysis of significant impacts and alternatives in existing environmental
documents. Both the City and the applicant have complied with SEPA requirements.
IV.NOTICE:
A “Notice of Application” was published in the Herald Newspaper, posted at the subject site, as
well as the Public Safety Complex, Community Development Department, and the Library.
Notices were also mailed to residents within 300 feet of the site. The City has complied with the
noticing provisions of ECDC 20.91 (Public Hearings and Notice). Notice of the upcoming public
hearing will soon be published, posted, and mailed, as required (see also section VIII of this
report).
V.TECHNICAL COMMITTEE:
This application was reviewed and evaluated by the City’s Fire Department, Engineering
Division, Parks and Recreation Department, and the Public Works Department. There are no
outstanding issues with these departments. The Engineering Division had some initial questions
(Attachment 4g) but these items have since been resolved.
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VI.NATURAL ENVIRONMENT:
1.Topography
:
Flat.
:
2.Soils According to the Soil Survey of Snohomish County Area, Washington, this site
consists of “Urban Land” and “Alderwood-Urban land complex, 2 to 8 percent slopes”
(Map Unit Symbols 78 and 5).
3.Critical Areas:
It was determined that there are critical areas on or adjacent to this property
(file CRA-2008-76). Specifically, the critical areas reconnaissance report indicates a
“seismic hazard” on or adjacent to this property, subject to ECDC 23.40 (report requirements)
and ECDC 23.80 (geologically hazardous areas). Because no new buildings are proposed, a
critical areas report to evaluate the potential for liquefaction, is not required at this time.
:
4.Wildlife None noted upon site visit.
:
5.VegetationExisting landscaping hedge along the south line is proposed to remain – this is
best shown in the photographs provided by the applicant (Attachment 7). Plantings within
the property line at the north of the site are proposed to be removed. Plantings in the right-of-
way are not expected to be disturbed. No new landscaping has been proposed by the
applicant (Attachment 4g).
:
6.Shoreline It has been determined that this project is not within State Shoreline jurisdiction.
VII.NEIGHBORHOOD CHARACTERISTICS:
This property is located in the Community Business (BC) zone. The neighborhood surrounding
the site consists of commercial development. There are several restaurants in the vicinity, and the
ferry terminal and railroad are located just down the street to the west. Sunset Avenue is a State
Route (SR-104 is considered a “Principal Arterial”) and Main Street is considered a “Minor
Arterial.”
VIII.COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is “Downtown Master Plan” and it is located
within the “Downtown Waterfront Activity Center.” An excerpt of goals and policies from the
City of Edmonds Comprehensive Plan related to this project are shown below:
E.10. Provide a more efficient transportation system featuring improved bus service,
pedestrian and bicycle routes, and adequate streets and parking areas.
E.16. Provide for the gradual elimination of large and inadequately landscaped paved areas.
(2006 Comprehensive Plan, page 34)
No new buildings are proposed, and the Skippers restaurant building will be removed through a
demolition permit. The proposal is flat and the site will not be significantly altered, therefore
neighborhood views and privacy will be preserved. The proposal is temporary in nature, which
will not interfere with the overall goals and policies of the Comprehensive Plan. Inevitably, this
site will be re-developed to a more permanent use, which will include new permanent
landscaping.
As conditioned, the proposal is consistent with the above policies and goals in the Comprehensive
Plan.
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1.Design Objectives for Site Design:
“The development of parking lots, pedestrian walkways
and landscaping features is an integral part of how a building acts with its site and its
surrounding environment. Good design and site planning improves access by pedestrians,
bicycles and automobiles, minimizes potential negative impacts to adjacent development,
reinforces the character and activities within a district and builds a more cohesive physical
environment.” (page 74)
Fourteen different objectives for site design are discussed in the Comprehensive Plan. Not
every objective necessarily applies to every project; and, some objectives may be more
important than others for a particular project.
:
a.Vehicular Access Vehicular access is taken from the west (Railroad) and east (Sunset).
There is an existing pedestrian path from the north of the site into the parking area.
Streetscape character is not proposed to be altered, however, staff would support a
condition that would require the perimeter planting beds to be beautified with the
addition of ground cover.
:
b.Location and Layout of ParkingThere are approximately 50 parking stalls proposed
(approximately 25 existing).
:
c.Pedestrian Connections OffsiteThere is an existing sidewalk along Sunset and Main.
:
d.Weather ProtectionNone proposed. It is believed that the commuters would park at
this site and walk directly over to the train station to wait for their train.
:
e.LightingNo additional lighting is planned. There are three existing street lights near the
property, which appear to provide an adequate level of lighting (Attachment 4f).
:
f.SignageThe applicant has not submitted a sign permit at this time; however they have
articulated that they plan to have small incidental signs onsite outlining the facility
guidelines (Attachment 4d).
:
g.Site Utilities, Storage, Trash and MechanicalNone proposed.
»
The applicant should be prepared to discuss how the site will be kept clean of litter
and debris – will there be a small garbage can onsite for customers to use?
h.Significant Features:
There are no significant features on the site; the site is vacant.
i.Landscape Buffers:
No new landscaping is proposed. Some existing landscaping will
be removed, except for the hedge along the southern property line. Objective “C.14.c”
states landscape buffers should, “reduce harsh visual impact of parking lots and cars.” As
conditioned, the proposal should meet this criteria.
Courtesy: Google Maps
South Hedge
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IX.PUBLIC CONCERNS:
The public hearing has been scheduled for review by the Hearing Examiner on Thursday, March
19, 2009 at 3:00 PM in the Council Chambers at the Public Safety Complex. The notice for the
public hearing will be issued Thursday, March 5, 2009. To date, no written public comments
have been received. Public comments can be received up until the close of the hearing.
X.APPLICABLE CODES:
1.ECDC 16.50 (BC – Community Business)
The site is located in the Community Business (BC) zone and subject to the requirements of
ECDC 16.50. No structures are proposed – therefore, no calculations of setbacks, floor area,
or height are required. Commercial parking lots are a permitted primary use requiring a
conditional use permit. The applicant will prove that all development standards are met
through the building permit process.
2.ECDC 17.50.090 (Temporary Parking Lots)
Pursuant to ECDC 17.50.090.A, a conditional use permit is required to construct or maintain
a temporary parking lot in any commercial zone. The applicant has applied for a
consolidated design review / conditional use permit (ADB-2008-66 / CU-2008-65).
3.ECDC 20.11 (General Design Review)
ECDC 20.11.010 requires the ADB to review general design review applications that trigger
SEPA. This project required review under the State Environmental Policy Act (as an
addendum to the original EIS). ECDC 20.11.030 lists the criteria for Building Design and
Site Treatment that must be met. The following are some reasons why staff feels that the Site
Treatment criteria listed in ECDC 20.11.030.B have been achieved.
a.
Little grading is proposed with this project. The northern portion of the site has been
proposed to be graveled, while the southern portion of the site has been proposed to
remain pavement.
b.
The existing southern landscaping hedge will remain – much of the existing onsite
vegetation will be removed. No new vegetation is proposed.
c.
No additional lighting is proposed; existing street lighting appears to be sufficient.
4.ECDC 20.13 (Landscaping Requirements)
ECDC 20.13.020.C states that existing vegetation that contributes to the attractiveness of the
site should be retained. The applicant has stated that at a minimum, the existing hedge along
the south property line will be retained. There are approximately 50 parking stalls proposed
for this site. ECDC 20.13.030.E states that “Type V” landscaping is intended to provide
visual relief and shade in parking areas. And, that in parking areas < 50 spaces, at least 17.5
square feet of landscaping must be provided for each parking stall proposed. This section
requires trees, encourages bioswales, and outlines design requirements for new parking lot
landscaping.
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Existing Bed
Courtesy: Google Maps
This permit is for the temporary use of the site, so requiring full compliance with ECDC
20.13 feels unreasonable. Once the project is complete, the site should look better than the
existing conditions. One way to achieve this is to beautify the portion of the existing
landscape beds that are going to remain intact. There will not be much landscaping left after
the building is demolished and the gravel parking lot installed. Staff has recommended the
addition of some low native plantings (groundcover) in the existing beds that are to remain,
because the applicant has stated that they may occupy the site for up to 18 months, and with
an extension request, may occupy the site even longer (Attachment 4). Sprucing up the
existing beds should beautify the site, making the transition from sidewalk to gravel lot more
attractive.
»The Applicant should be prepared to discuss their plans for the existing landscaped areas
and show how much area they intend to keep.
XI.RECOMMENDATIONS:
The applicant should be aware that they must apply for and obtain all necessary permits, and that
this application is subject to the requirements in the Edmonds Community Development Code. It
is up to the applicant to ensure compliance with the various provisions contained in these
ordinances. Based on the analysis and attachments to this report, staff recommends that the ADB
APPROVAL
recommend of the design of the Sound Transit Temporary Parking Lot to the
ADB-2008-66
Hearing Examiner, file , with the following condition:
1.The Site Plan shall be revised to indicate the addition of some low native plantings
(groundcover) within the existing planting beds that are to be retained, in order to
beautify the streetscape and ease the transition from sidewalk to gravel parking lot.
XII.PARTIES OF RECORD:
Robert Gregg City of Edmonds Planning Division
Splash Properties IV, LLC City of Edmonds Engineering Division
51 W. Dayton – #304 City of Edmonds Fire Department
Edmonds WA 98020
Art Eash
Don Vogt / Art Eash
HDR Engineering
Sound Transit
th
500 108 Avenue NE – Suite 1200
401 S. Jackson Street
Bellevue WA 98004-5549
Seattle WA 98104-2826
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XIII.ATTACHMENTS:
1.
Zoning and vicinity map
2.
Land use application
3.
Criteria statement and work schedule
4.
Applicant’s response letter with exhibits:
a.
“Exhibit A-1” (parking layout map)
b.
“Exhibit A-2” (drainage plan)
c.
“Exhibit B” (parcel map)
d.
“Exhibit C-1” (signage example)
e.
“Exhibit C-2” (sign sample language)
f.
“Exhibit D” (street lights and catch basins)
g.
Engineering Memorandum and revised “Exhibit E” (gravel/pavement location)
5.
SEPA EIS Addendum
6.
Lease agreement
7.
Photos of the site (taken by applicant)
8.
Public notices (to date)
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