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temporary parking lot at 21700 Hwy 99.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 Pre-Application Meeting Pre-Application Meeting Date: May 27, 2008 Review By: Mike Clugston, Planning Division Project Name: Temporary Parking Lot Site Address: 21700 Highway 99 Zone: General Commercial (CG2) Contact: Gerry Riddle (509-252-7841) Description: 160+/- stall temporary parking lot for one year Use Use Proposed Use: Temporary parking lot. Project will include minor finish grading, installing gravel parking surface w/temporary parking barriers, temporary lighting, asphalt apron at Highway 99 vehicle entrance as required, drainage control as required. Allowed Use: Yes. Temporary uses are regulated in ECDC 17.70. Section 17.70.020 specifically regulates temporary parking lots and incorporates Section 17.50.090 in its entirety. A for temporary parking lots in commercial zones (see conditional use permit is required below): 17.50.090 Temporary parking lots. A. Conditional Use. A conditional use permit shall be required in order to construct or maintain a temporary parking lot in any B (business) or C (commercial) zone. The initial permit shall be valid for a term of one year; provided, however, that extensions may be approved under the following conditions: 1. The applicant may apply to the community services director to have said permit extended for a period of one year upon the filing of a written application stating the reasons for said requests prior to the expiration of the original permit. 2. The applicant may, in addition, apply for an additional two-year extension through the vehicle of a conditional use permit for a temporary parking lot. In addition to satisfying the criteria of ECDC 20.05.010, the applicant shall be required to demonstrate that a public benefit will result from the issuance of the two-year extension. In no event shall a temporary parking lot be permitted to continue beyond four years from the date the initial conditional use permit is granted. 3. Applications for a conditional use permit, or an appeal of a staff decision approving or denying a one-year extension thereof shall be reviewed by the hearing examiner under the same terms and conditions as any conditional use permit utilizing the criteria contained in Chapter 20.05 ECDC and under the procedural requirements contained in Chapter 20.100 ECDC. An application for a two-year extension shall be processed in the same manner as an initial application for a conditional use permit for a temporary parking lot and new or changed conditions may be imposed in the course of that process. A final decision on the granting of any permit or extension shall be appealable under the process as contained in ECDC 20.100.010 with final recourse to the city council. B. Improvements. The hearing examiner shall require the applicant to meet the public improvement and dedication requirements for permanent use of the director of community services. The applicant shall also be required to provide a durable, well-drained, dust-free and hard surface for the parking lot. C. Review by the Architectural Design Board. If the conditional use permit is approved, the applicant shall then submit the proposal for review to the architectural design board, and shall comply with any requirements of the board as to signage, lighting, screening and landscaping. Nothing herein shall be interpreted to prohibit an applicant from filing a simultaneous request for review of his conditional use permit application by the hearing examiner and/or review of said lot by the architectural design board. Development Standards Development Standards CG2 Zone Highway 99 - Street (East) Sides/Rear (North/ South and West) 4 feet (fully landscaped) None Setbacks Required 4+ feet (existing trees to remain) None Setbacks Shown Environmental Regulations Environmental Regulations SEPA Review Required: Although the spaces are temporary in nature, the project is creating more than 20 parking spaces and therefore requires SEPA review. An Environmental Checklist, along with the $420 review fee, will be required with submittal. The SEPA Guide for Project Applicants is a helpful handbook that describes preparing the checklist can be found online at: http://www.ecy.wa.gov/pubs/0206018.pdf. Critical Area Determination: A waiver from further critical area studies was issued for the subject parcel in 1998 (CRA19980290). Design Design Design Review Required: Yes, staff design review per ECDC 16.60.030 and 20.11. Comprehensive Plan Designation: Highway 99 Corridor with Medical/Highway 99 Activity Center and High Rise node overlays. Landscaping: Since the use is temporary, retaining the existing row of trees along the Highway 99 frontage and toward the rear (west) of the proposed development area will satisfy site landscaping requirements pursuant to ECDC 20.13. Signage: Must comply with ECDC 20.60. It is anticipated that whatever signage is proposed would not be considered temporary signage as regulated in 20.60.080 but rather permanent signage to be removed when the temporary parking lot use ceases. Fees Fees $1165 Conditional Use permit, Hearing Examiner review · $420 SEPA review · $150 Sign posting fee · $100 Staff design review · $15 City records surcharge · Attachments / Enclosures Attachments / Enclosures Land Use application · SEPA Checklist · Conditional Use Permit handout · General Design Review handout · The City of Edmonds Community Development Code is available through the City’s website: http://www.ci.edmonds.wa.us/. Forms and handouts are available at: http://www.ci.edmonds.wa.us/bldg_permits_forms.stm.