310-312-5thAve_NordicCenterMixedUse.doc
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: March 28, 2007
Review By: Gina Coccia, Planning Division
Project Name: Nordic Center
th
Site Address: 310 and 312 5 Ave
Zone: Downtown Mixed Commercial (BD2)
Contact: Bryan Borchers (206.368.9668)
Description: Retail, Office, Residential, Parking Garage
Use
Use
Proposed Use: Mixed Use – retail, office, residential, and a parking garage.
Allowed Use(s): Yes.
Conditional Use Permit Required: No.
Development Standards
Development Standards
Street (East) Side (North/South) Rear (West)
0’ 0’ / 0’ 0’
Setbacks Required
1’ 1’ / 4” 1’
Setbacks Shown
Setbacks: There are no setbacks required.
But, it does look like the second story balconies may be projecting over the property line – if this is the case, contact
the Engineering Division to see if a permit is required.
STEP-backs: 15’ required from the alley elevation if over 25’
You would need to step-back the alley (west) elevation in order to meet this new code requirement. See figure
16.43-4 for a graphic of how this would look. This would reduce the size of the western residential units.
Parking: None required for the permitted commercial uses. The code requires one space per residential dwelling
unit. The plans show four dwelling units, so four off-street parking spaces will be required.
Commercial Depth: 60’ required, about 72’ shown – looks good.
Maximum Height: 25 feet with a flat roof, as measured from average original grade. The code also states: “Roof
only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a
slope of four inches in 12 inches or greater.” Also, the minimum ground floor commercial height is 12 feet. I’ve
attached a handout on height calculations for your convenience.
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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
Environmental Regulations
Environmental Regulations
SEPA Review Required: Project indicates 4 residential units, less than 20 parking spaces, and less than 500 cubic
yards of grading (assumed). But the project also indicates that the building size is approximately 14,742 square feet.
Commercial projects over 4,000 square feet require SEPA review.
It looks like an MDNS was issued for a 13,489 square foot building with 1,200 cubic yards of excavation – assuming
that grading would be similar, you could ask for an Addendum to the original determination for the larger building
and any minor grading changes.
Critical Area Determination: CRA-2003-0145, determination = “Waiver.”
Design
Design
Architectural Design Board (ADB MAJOR) Review Required: Yes.
ADB Process & Fees: The ADB only meets on the first Wednesday of each month, so please allow several months
for your ADB review. After staff determines that your application is complete (a determination of completeness
will be made within 28 days of the date of submittal), then your project will be scheduled for ADB review. Staff
makes a recommendation to the ADB, but the ADB will make the final decision. The fee for ADB (Major) review
is currently $2,200 for design review, $150 for sign posting, and a $15 city surcharge.
Comprehensive Plan Designation: “Downtown Mixed Commercial” and it is also located within the “Downtown &
Waterfront Activity Center.”
Street Tree: The designated street tree for this area is called Acer rubrum ‘Scarsen’ / Scarlet Sentinel Maple.
Signage: Applied letters, as shown, is preferred – you can include your sign package in the ADB submittal if you
would like. Signage is reviewed for design and also requires a separate building permit.
Attachments / Enclosures
Attachments / Enclosures
Land Use Application.
Height Calculation Handout.
ADB Major Handout.
Commercial Signs Handout.
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