StaffReport_ADB-08-43.pdfIhe. 1890
CITY OF EDMONDS
121 STH AVENUE NORTH • EDMONDS. WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwwdedmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
GARY HAAKENSON
MAYOR
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD
Project: PCC Natural Market — Landscape Plan
File Number: ADB -2008-43
Date of Report: July 16, 2008
From:
Gina Coccia, Associate Planner
Public Hearing: July 23, 2008 at 7:00 P.M.
:) Edmonds City Hall — BRACKETT ROOM (3rd Floor)
121 5th Avenue North, Edmonds WA 98020
I. SUMMARY OF PROPOSED ACTION:
The proposal is for the review and approval of a revised landscape plan by PCC Natural Markets ("PCC")
at 9803 Edmonds Way in the Neighborhood Business (BN) zone. This proposal would typically be an
administrative "General" design review conducted by staff with the building permit; however, staff is
requesting review by the Architectural Design Board as an "ADB Minor" project.
PCC is in the process of making improvements to the site that was formerly home to the Albertson's grocery
store. The site has been vacant for a number of years, and since the former tenant left, the landscaping has
dramatically deteriorated (much of it is overgrown, infiltrated by invasive plant species, and some of the
landscaping is dying or dead). So, FCC has filed an application to amend the existing landscape plan
(Attachment 3). They have proposed to replace much of the landscaping, including several trees (13 trees
to be removed, but they will be replaced with 27 new healthy trees — refer to Attachment 2: L1-5 "Tree
Removal and Replacement Legend" on sheet 6 of 12).
Reviewing the project for compliance with ECDC 20.13 (Landscaping Requirements) is not applicable in
this case, because the applicant is merely requesting to revise an existing approved landscape plan.
However, compliance with ECDC 18.45 (Land Clearing and Tree Cutting) is required to ensure that the
replacement trees are of similar species and size.
This landscaping package includes several helpful attachments to aid in your review. The general scope of
work is detailed in Attachment 5 (which includes a summary of the existing landscaping, photos of existing
site conditions, and a letter clarifying some initial remarks by staff). The applicant has provided conceptual
renderings (Attachment 4) in order to convey what the finished product will look like. The existing
landscaping plan is included as Attachment 3. The applicant's landscaping proposal, complete with
revisions based upon comments by the Technical Committee, is included in Attachment 2.
Staff feels that the applicant is substantially enhancing the overall quality of the site through this proposal.
The following is staffs analysis of the project.
• Incorporated August 11, 1890 •
Sister City - Hekinan, Japan
PCC Natural Market: Landscape Plan
File Number: ADB -2008-43
It. GENERAL INFORMATION:
1. Owners: PCC Natural Markets / Newkirk Washtex, LP, c/o Lexington Realty Trust (Attachment 8)
2. Applicant: PCC Natural Markets (Attachment 8).
3. Tax Parcel Number: 27033600107700 (Attachment 8)
4. Location: 9803 Edmonds Way (Attachment 1).
S. Zoning: Neighborhood Business (BN).
6. Proposed Use: Revised landscaping for PCC Natural Market (Attachment 2).
7. Existing Use: Vacant (previously Albertson's).
8. Issues: For this project, the Architectural Design Board reviews the design of the proposal and makes
the final decision on whether the proposal is consistent with the design review criteria found in ECDC
20.11 (General Design Review), ECDC 18.45 (Land Clearing and Tree Cutting), the Zoning
Ordinance, and the Comprehensive Plan.
III. SEPA THRESHOLD DETERMINATION:
Not applicable.
IV. PUBLIC HEARING NOTICE:
Not applicable, this is an "ADB Minor" project.
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. The Engineering Division has added a
condition requiring the plantings to be placed so as not to interfere with the American Association of State
Highway and Transportation Officials (AASHTO) line -of -sight requirements (Attachment 9). The Public
Works Department wanted to make sure that root bio -barriers were proposed to keep the roots away from
the pavement surfaces (Attachment 9). The applicant has responded by revising (redlining) their plans to
reflect these initial comments (Attachment 2, sheets 7-12).
VI. NATURAL ENVIRONMENT:
1. Topo rg aphy: Flat.
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, these sites consist of
"Urban Land" (Map Unit Symbol 7) and "Alderwood-Urban land complex 8 to 15 percent slopes"
(Map Unit Symbol 6).
3. Critical Areas: There are no critical areas on or adjacent to these properties (tile CRA -1992-0124).
The Applicant and the City have complied with the requirements of ECDC 23.40.
VII. NEIGHBORHOOD CHARACTERISTICS:
This site is located in a commercial neighborhood (Exhibit 2) and fronts on two streets: Edmonds Way (SR -
104), which is considered a "Principal Arterial" and 100'h Avenue West, which is considered a "Minor
Arterial." The "Westgate" neighborhood consists of primarily neighborhood businesses. Adjacent to the
northeast of this site is a residential neighborhood zoned "RS -8."
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PCC Natural Market: Landscape Plan
File Number: ADB -2008-43
VIII. COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is "Community Commercial, " and it's located in the
"Westgate" neighborhood. The grocery store commercial use will serve both local residents and regional
traffic, due to its location along Edmonds Way (SR -104). The site functions more as a Community
Commercial area than a Neighborhood Business area.
The existing condition of the landscaping on site is poor, and replanting as proposed will both improve the
existing sight distance issues (may of the shrubs are overgrown) and it will beautify the site and intersection.
The Street Tree Plan requires street trees along SR -104 (which may also require WSDOT approval), and
page 123 indicates that the plantings at the sides of SR -104 "could be larger boulevard type trees." The
Street Tree Plan does not indicate that street trees are required along 100'' Avenue West (along the west
side of the site), only along SR -104 (south side of the site); however, the applicant has proposed several
new trees along 100`x' Avenue West. The original landscape plan (Attachment 3) shows that this site was
planted with maples. The proposed landscape plan is in keeping with this approach, and has been reviewed
and approved by the Parks Department for compliance with the Street Tree Plan.
The Landscape Plan appears to be consistent with the goals and policies of the Comprehensive Plan.
IX. PUBLIC CONCERNS:
To date, no public comments have been received.
X. APPLICABLE CODES:
1. ECDC 16.45 (BN— Neikhborhood Business)
A. This site is located in the Neighborhood Business (BN) zone.
B. The minimum street setback in the BN zone is 20 feet. No new structures are proposed with the
landscape plan revisions. The two monument signs (previously reviewed by the ADB under file
ADB -2008-18) are shown at the SE and NW entrances in relation to the proposed landscaping in
Attachment 2,
C. The City Council adopted an interim zoning ordinance #}3682 that is applicable to the water cistern
and its setbacks (Attachment 7). The water cistern (Attachments 4 and 6) was installed, but work
has been stopped until all appropriate permits are obtained.
D. The applicant will prove that all development standards for structures, including the water cistern,
are met through the building permit process.
2. ECDC 20.11 (General Desien Review)
A. The project site is not located in a specific "district," nor does it trigger the SEPA threshold;
therefore, "General Design Review" is required under ECDC 20.11.
B. Design review by the staff (administrative) is applicable for this project; however staff has
determined that it is appropriate to forward the design review to the ADB as an "ADB Minor"
project because it is a very large site located at a significant intersection, and because it includes an
unusual feature (rainwater collection/storage tank) that the city has not previously reviewed in
conjunction with a landscape plan. Note that because this is a remodel of an existing site and the
approval being sought is for a modification to an existing landscape plan, the review is limited to
landscape treatments within established landscaping areas.
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PCC Natural Market: Landscape Plan
File Number: ADB -2008-43
C. The ADB must find that the proposal is consistent with ECDC 20.11.030 (Criteria), the
Comprehensive Plan, and the Zoning Ordinance. Design criteria applicable to the landscape plan
are as follows. Pursuant to ECDC 20.11.030.8 (Site Treatment): "The existing character of the
site and the nearby area should be the starting point for the design of the building and all site
treatment. The following are elements of site treatment:
I, Grading, vegetation removal and other changes to the site shall be minimized where natural
beauty exists. Large cut and f ll and impervious surfaces should be avoided.
2. Landscape treatment shall be provided to enhance the building design and other site
improvements.
3. Landscape treatment shall be provided to buffer the development from surrounding property
where conflict may result, such as parking facilities near yard spaces, streets or residential units,
and different building heights, design or color.
4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing
or similar devices.
D. The landscape plan was designed to enhance the design theme of the development. As
demonstrated by the applicant in Attachment 5, the existing site conditions are poor. The poor
quality of existing vegetation and the prevalence of invasive species are significant problems. The
landscaping proposed will enhance the building design and be a dramatic improvement to the site.
There is existing curbing to protect the landscaping from pedestrians and vehicles.
E. Staff feels it is appropriate to require the applicant to change the northern most tree in planting
strip `B" (closest to the rainwater collection tank) to an evergreen tree, which would provided
additional screening of the tank in the winter time from pedestrians and vehicles traveling from the
south.
F. Pursuant to ECDC 21.90.140.8.4 (Attachment 7, page 3) an educational component will need to
be part of the rainwater collection tank. The applicant has not yet submitted any information on
how they plan to address the requirement of the educational components of the rainwater collection
tank. This will be reviewed with the building permit. However, the landscaping design should be
compatible with the ultimate tank design and its educational components.
» Note: The applicant should be prepared to discuss this item with the ADB. Staff is curious if
there are plans to have a sign between the sidewalk and the tank? Is a path or seating area
proposed? Is the educational component inside the building? How would the required
educational component affect the proposed landscape plan?
G. Staff feels that the landscape plan, with conditions, would be compatible with and an enhancement
to the character of the site and neighborhood.
3. ECDC 18.45 (Land Clearing and Tree Cuttke Code)
A. The applicant had removed several trees without first obtaining permit approval to do so. ECDC
18.45.075.A.2 states, "For each tree removed, replacement planting of up to three trees of the
same species in the immediate vicinity of the tree(s) which was removed so long as adequate
growing space is provided for such species. The replacement trees shall be of sufficient caliper to
adequately replace the lost tree(s). Replacement trees shall be a minimum of three inches in
caliper and shall be replaced at the direction of the planning division manager. "
B. Regarding the three trees that were removed, there is not a lot of room in the existing landscaping
strip. Due to the limited space, staff feels that tree replacement at a 1:1 ratio is acceptable within
the existing landscape strip. However, the applicant is more than compensating for the three
removed trees by providing a net increase of 14 new trees throughout the site (13 trees are to be
removed with 27 new trees planted). The species removed are indicated as maple on the original
landscape plan (Attachment 3), and the proposed new trees are also in the maple family .
(Attachment 2).
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PCC Natural Market: Landscape Plan
File Number: ADB -2008-43
C. The Street Tree Plan requires a minimum caliper of 3". The Planting List (Attachment 2: L2-6
sheet 12 of 12 and L 1-5 sheet 6 of 12) indicates that the installation size of the proposed Red
Maple is 2" caliper and the Purpleblow Maple is shown at 4" caliper. Street trees are only
irequired along Edmonds Way; no street tree is indicated along 100,' Avenue West.
D. Staff recommends that all new trees planted along both streets (100th Avenue West and Edmonds
Way) be at least 3" caliper in size upon installation.
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. Because this site
fronts on SR -104, it is the applicant's responsibility to verify if approval by WSDOT is also required.
Based on the analysis and attachments to this report, staff recommends APPROVAL of PLC's revised
landscape plan provided in file ADB -2008-43 with the following conditions:
1. All new replacement trees along both Edmonds Way and 100'h Avenue West shall beat least 3" caliper
ABH to satisfy the requirements of ECDC 18.45.075.A.2 and the Street Tree Plan.
2. In order to better screen the rainwater collection tank, the northern most tree in planting strip `B" shall
be evergreen.
3. Ensure compliance with reviewing departments. As conditioned by the Engineering Division, the
landscape plantings shall be placed so as not to interfere with utilities and to provide adequate sight
distance per AASHTO standards at each entrance/exit. And, as conditioned by the Public Works
Department, a root bio -barrier shall be used to keep the roots away from the pavement surfaces.
XII. PARTIES OF RECORD:
Lori Ross
Director of Store Development
PCC Natural Market
4201 Roosevelt Way NE
Seattle WA 98105
Lachlan Foss
Woodman Construction, Inc.
3 Lake Bellevue Drive #201
Bellevue WA 98005 .
Sarah Hunt, EIT
Civil Engineer
Belt Collins Northwest, LLC
1925 Post Alley --- Suite 313
Seattle WA 98101
Planning Division
Engineering Division
Public Works Department
Parks & Recreation Department
Jay Cramer, Vice President
Newkirk Washtex LP
c/o Lexington Realty Trust
7 Bulfinch Place — Suite 500
PO Box 9507
Boston MA 02114
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ATTACHMENTS:
1. Vicinity Map,
2. Landscape Plan (revised 07116108):
a. Cover Sheet and Key Map.
b. LI -1, L1-2, L1-3, L14, L1-5: Landscape Demo/Protection Plan.
c. L2-1, L2-2, L2-3, L2-4: Landscape Planting Plan.
d. L2-5, L2-6: Planting Details and Notes.
3. Existing landscape plan.
4. Conceptual Renderings, pages 1-6.
5. Scope of Work:
a. Summary of existing landscaping.
b. Photos of existing site conditions.
c. Letter providing additional information.
6. Photos of the water cistern.
7. Interim Zoning Ordinance #3682
8. Land Use Application.
9. Technical Committee Comments.
PCC Natural Market: Landscape Plan
File Number: ADB -2008-43
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