StaffReport-HE_CU-08-65+Exhibits.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
FINDINGS, CONCLUSIONS, & RECOMMENDATION TO THE HEARING EXAMINER
Project:
Sound Transit – Temporary Parking Lot at 102 Main Street (BC Zone)
File Numbers:
ADB-2008-66 / CU-2008-65
Date of Report:
March 10, 2009
Staff Contact:
____________________________
Gina Coccia, Associate Planner
Public Hearing:
Thursday – March 19, 2009 at 3:00 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
This is an application by Bob Gregg and Sound Transit for the design and conditional use 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 44-50 stalls for use
during the construction of the Edmonds Commuter Rail Station. 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).
Sound Transit Temporary Parking Lot
CU-2008-65 / ADB-2008-66
II.REVIEW PROCESS:
Staff reviews the applications and makes a recommendation to the ADB and the ADB makes a
recommendation to the Hearing Examiner. The Hearing Examiner reviews both the design and
the conditional use permit and issues the final decision two weeks after the close of the public
hearing. The staff report to the ADB contains findings, analysis, conclusions, a recommendation,
and attachments that support the recommendation specific to the design of the temporary parking
lot. The staff report (and attachments) to the ADB is included as Exhibit A. This report to the
Hearing Examiner focuses on the findings/analysis, and conclusions specific to the conditional
use permit process and temporary parking lot use, as well a discussion of issues brought up since
the mailing of the ADB staff report. The findings and conclusions from both staff reports are to
be used in the decision-making process.
III.FINDINGS & ANALYSIS:
NOTICE:
A.
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 those within 300 feet of the site. Notice of the public
hearing was published, posted, and mailed, as required on March 5, 2009 (EXHIBIT A.8 and
EXHIBIT C). The City has complied with the noticing provisions of ECDC 20.91 (Public
Hearings and Notice).
PUBLIC CONCERNS:
B.
To date, no written public comments have been received. Public comments can be received
up until the close of the hearing. There was no one from the public in attendance at the ADB
meeting – only the owner and the applicant were present.
ECDC 20.05 – CONDITIONAL USE PERMITS:
C.
ECDC 20.05.010 contains the review and approval criteria for Conditional Use Permits.
According to the aforementioned code section, “No Conditional Use Permit may be approved
unless all of the findings in this section can be made.” The findings are as follows:
1.
That the proposed use is consistent with the Comprehensive Plan.
This project, as conditioned, will enhance the streetscape because the old building will be
demolished and because the landscaping will be (slightly) enhanced. See also page 3 of
the ADB Staff Report (Exhibit A).
2.
That the proposed use, and its location, is consistent with the purposes of the zoning
ordinance and the purposes of the zone district in which the use is to be located, and that
the proposed use will meet all applicable requirements of the zoning ordinance.
Temporary parking lots are reviewed under ECDC 17.50.090 as a permitted conditional
use in all business or commercial zones. See also section III.E of this report.
3.
That the use, as approved or conditionally approved, will not be significantly detrimental
to the public health, safety and welfare, and to nearby private property or improvements
unless the use is a public necessity.
This site currently acts as a commercial parking lot (approved under file CU-2007-97),
and the proposed use is a temporary parking lot that includes the addition of 20+ stalls
where the existing building is situated. There have been no known complaints about the
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Sound Transit Temporary Parking Lot
CU-2008-65 / ADB-2008-66
existing parking lot or the proposed temporary parking lot expansion. There will be no
impact to views, because the building will be removed and the site is relatively flat.
4.
The hearing examiner shall determine whether the conditional use permit shall run with
the land or shall be personal. If it runs with the land and the hearing examiner finds it in
the public interest, the hearing examiner may require that it be recorded in the form of a
covenant with the Snohomish County auditor. The hearing examiner may also determine
whether the conditional use permit may or may not be used by a subsequent user of the
same property.
Staff sees no reason why the permit should not run with the land. The proposed use is
temporary, and if the applicant (Sound Transit) were to end their lease early with the
owner, staff sees no harm in allowing the parking lot to remain a temporary use for the
owner’s benefit. This has been added as a new recommended condition of approval.
Also, the duration of the temporary parking lot was an issue at the ADB meeting. Staff
has added a recommended condition of approval with this report that suggests that the
duration be kept to 2 years – this helps the applicant by not requiring them to file for an
extension after one year, but also keeps the temporary use to two years because no site
improvements are required. The ADB discussed adding a condition that requires the
addition of new landscaping (trees) if the applicant ends up applying for an extension for
2-4 years.
With conditions, this project is consistent with ECDC 20.05.
ECDC 17.50.090 – TEMPORARY PARKING LOTS:
D.
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).
The applicant has expressed that they would like to be able to keep the temporary parking lot
for approximately 1.5 years or until the Sound Transit project is completed. Temporary
parking lot permits require an extension request after one year, which is processed as an
administrative staff decision. Staff feels that because the applicant has already expressed that
the proposal will last over one year, that the Hearing Examiner should consider allowing the
CUP to extend beyond one year. The extension requires the applicant to state the reasons for
the request prior to the expiration of the original permit per ECDC 17.50.090.A.2, and staff
feels that the applicant has already completed this requirement with the application at hand
(Exhibit A.3 and A.4).
Staff is recommending that the Hearing Examiner consider allowing the CUP to remain valid
for up to two years. The ADB expressed concern with allowing a temporary parking lot to
remain under-landscaped for more than two years. During ADB deliberations, it was
suggested that the Hearing Examiner consider requiring additional landscaping (trees) if an
application extension is requested to keep the temporary use after two years, but this was
never formalized into a specific condition by the board.
Permanent commercial parking lots are a permitted use requiring a conditional use permit.
The applicant is aware that if they wanted to apply for a commercial parking lot CUP
(complete with site improvements) they certainly could – however, many improvements
would be required, including the addition of new landscaping. The Engineering Division
would then also be concerned with drainage issues and paving. The temporary parking lot
permit was sought as a temporary means to provide off-site parking for Sound Transit
customers while the Sound Transit project is under construction.
Page 3 of 7
Sound Transit Temporary Parking Lot
CU-2008-65 / ADB-2008-66
With conditions, the project is consistent with ECDC 17.50.090.
ECDC 16.50 – COMMUNITY BUSINESS (BC) ZONE:
E.
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. A CUP was approved under file CU-2007-97 for the use of half of
the site as a commercial parking lot – this new permit would expand the use to include
additional stalls, but only temporarily. The applicant will prove that all development
standards are met through the building permit process.
The project is consistent with ECDC 16.50.
ECDC 20.21 – GENERAL DESIGN REVIEW:
F.
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 – see Exhibit A.5). 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.
1.
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.
2.
The existing southern landscaping hedge will remain – much of the existing onsite
vegetation will be removed. No new vegetation is proposed.
3.
No additional lighting is proposed; existing street lighting appears to be sufficient.
The ADB meeting was held on March 4, 2009 and the draft meeting minutes are included for
review (Exhibit B). The ADB raised a few important design questions: How long is the
temporary parking lot expected to remain? How will litter be taken into account? If half of
the lot will be gravel, how will the painted stall strips remain in tact? What will the
landscaping look like? The applicant discussed that Sound Transit has a custodial vendor in
charge of maintenance and landscaping, as well as a striping vendor. He expects that the site
will be used as a temporary parking lot for approximately 1.5 years. The ADB expressed
concerns about the duration of the temporary parking lot – ECDC 17.50.090.A.2 does not
permit temporary parking lots to continue beyond four years from the date the CUP is
granted. Boardmember Bullock expressed his concern that if the temporary parking lot were
to remain over two years, then a condition requring additional landscaping (specifically,
trees) should be included – he asked that his concern be forwarded to the Hearing Examiner.
However, after deliberations, this was not added as one of the recommended conditions of
approval. The board agreed that this site is a “gateway” to the city and that it will make a big
difference if the existing landscaping is “cleaned up”. The ADB recommended approval of
the project with staff’s condition and they added two conditions of their own.
With conditions, staff feels that the proposal is consistent with ECDC 20.21.
ECDC 20.13 – LANDSCAPING REQUIREMENTS:
G.
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Sound Transit Temporary Parking Lot
CU-2008-65 / ADB-2008-66
ECDC 20.13.020.C states that existing vegetation that contributes to the attractiveness of the
site should be retained. 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 (Exhibits A.3
and A.4). Sprucing up the existing beds should beautify the site, making the transition from
sidewalk to gravel lot more attractive.
The ADB added a condition to prevent the landscaping within the right of way from
accidentally being removed.
With conditions, staff feels that the proposal is consistent with the intent of ECDC 20.13.
IV.CONCLUSIONS:
The proposal should be approved, with conditions, as it appears to be consistent with the
A.
design review criteria (see pages 4 through 6 of the ADB Staff Report, Exhibit A). Also, the
ADB reviewed the proposal and has recommended approval of it, with conditions, to the
Hearing Examiner.
The proposal should be approved, with conditions, as it appears to be consistent with the
B.
Conditional Use Permit criteria (see section III.C of this report). The Hearing Examiner
should determine if the proposal should run with the land.
The proposal should be approved, with conditions, as it appears to be consistent with the
C.
Comprehensive Plan (see page 3 of the ADB Staff Report, Exhibit A).
The proposal should be approved, with conditions, as it appears to be consistent with the
D.
temporary parking lot chapter (see section III.D of this report).
The proposal should be approved, with conditions, as it appears to be consistent with the BC
E.
zone requirements (see section III.E of this report).
The proposal should be approved, with conditions, as it appears to be consistent with the
F.
landscaping chapter (see section III.G of this report).
V.RECOMMENDATION:
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Sound Transit Temporary Parking Lot
CU-2008-65 / ADB-2008-66
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
APPROVE
Hearing Examiner both the design and the conditional use permit for the Sound
(CU-2008-65/ADB-2008-66)
Transit Temporary Parking Lot with the following conditions:
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.
2.The Hearing Examiner should consider allowing the CUP to remain valid for up to two
years. And, if an extension request is applied for that would extend the temporary
parking lot use from 2-4 years, then additional landscaping should be required.
3.The Hearing Examiner should consider allowing the CUP to run with the land.
4.As recommended by the ADB, the shrub-type landscaping that is located within the
right-of-way should be retained.
5.As recommended by the ADB, regular maintenance of the landscaped areas should be
required.
VI.PARTIES OF RECORD:
Robert Gregg City of Edmonds Planning Division
Splash Properties IV, LLC City of Edmonds Engineering Division
City of Edmonds Fire Department
51 W. Dayton – #304
Edmonds WA 98020
Art Eash
Don Vogt
HDR Engineering
Sound Transit
th
500 108 Avenue NE – Suite 1200
401 S. Jackson Street
Bellevue WA 98004-5549
Seattle WA 98104-2826
Paul Cornish
Sound Transit Project Manager
th
2632 NW 64 Street
Seattle WA 98107
VII.EXHIBITS:
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CU-2008-65 / ADB-2008-66
ADB Staff Report and Attachments:
A.
1.
Zoning and vicinity map
2.
Land use application
3.
Criteria statement and work schedule
4.
Applicant’s response letter with exhibits:
“Exhibit A-1” (parking layout map)
a.
“Exhibit A-2” (drainage plan)
b.
“Exhibit B” (parcel map)
c.
“Exhibit C-1” (signage example)
d.
“Exhibit C-2” (sign sample language)
e.
“Exhibit D” (street lights and catch basins)
f.
Engineering Memorandum and revised “Exhibit E” (gravel/pavement location)
g.
5.
SEPA EIS Addendum
6.
Lease agreement
7.
Photos of the site (taken by applicant)
8.
Public notices (to date)
ADB Draft Meeting Minutes
B.
Notices and Affidavits of Public Hearing
C.
Page 7 of 7
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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Sound Transit Temporary Parking Lot
ADB-2008-66
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.
Page 3 of 7
Sound Transit Temporary Parking Lot
ADB-2008-66
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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ADB-2008-66
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.
Page 5 of 7
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ADB-2008-66
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
Page 6 of 7
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ADB-2008-66
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)
Page 7 of 7