21317 76TH AVE W.pdfto
ADB Meeting, Februa jl% 1997, 7 p.m., Public Hearing on file #ADB-96-121
My name is Julianne Brian, and I live in Stratford Square Condos at 21329-76th
Avenue West, in unit #11. Tonight I express the concerns of the President of the
Stratford Square Homeowner's Association, Dr. LuAn Johnson, as well as my own
personal concerns, and those of my neighbors at Stratford Square. We formally and
vigorously protest the proposed chIM to the plans for the condos to be built next
door to us by Goodnight Brothers.
Most of us purchased our condos at Stratford Square nearly three years ago,
when the adjacent land was covered with trees, and one small home that wasn't even
visible to us. We recognize that our own condos replaced dozens of tall trees and
sprang up adjacent to the backyards of several single family homes. However,
sensible planning decisions, made at that time, placed our buildings as far away from
those single family homes as possible.
At this time, we strongly protest placing other people's homes so close to our
own bedroom windows. This is a particular concern because our lot is much lower
than that next door. New owners would have a direct sightline into our homes. Also,
these buildings would drastically reduce the natural light available to us on the north.
Ideal planning would have had the new Rose Pointe Condos face south, as does
Pheasant Run, and as does Stratford Square. Unfortunately, Rose Pointe does not face
south; and so, two sets of condos must now be placed back-to-back. It is sensible and
appropriate for the last two sets of condos to be the two that are placed back-to-back,
especially in light of their common ground levels.
We appreciate your consideration on our behalf.
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TO: CITY OF EDMONDS, COMMUNITY SERVICE DEPARTMENT::
Ppesi&nT: LuAn Johnson, AD
Vice Fxesiaeni-: Su Bouse
Se=Taxy: CaThemne Ryan
TneaSURex: MaRie Ramoso
Boama Membex: Poul Peaepson
We are the owners of the Stratford Square Condominiums located
at 21325/27/29 76th Avenue W, Edmonds.
We are here, after having notice from your Department, about
a proposed change to the approved site plan for a new 12 unit
multiple family residential development at 21317 76th Avenue
W, Edmonds.
We strongly protest this new site plan. The new building would
be placed 10 feet from our north property line. Since we are
situated about 4 to 5 feet lower than said property, this would
put us in a situation of loss of privacy and also loss of
daylight.
Therefore, we request that the original site plan be adhered
to and the builder be refused the requested change.
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ARCHITECTURAL DESIGN BOARD
STAFF REPORT
February 14, 1997
ADB-94-121 REQUEST FOR APPROVAL TO REVERSE THE SITE PLAN
FOR AN APPROVED NEW 12 UNIT MULTIPLE FAMILY
DWELLING COMPLEX
A. Applicant/Property Owner
Goodnight Brothers Construction
P.O. Box 669
Edmonds, WA 98020
B. Site Location: 21317 76th Avenue West
C. Introduction/proposal: At the December 15,1996ADB meeting the applicant received final approval
for the construction of a new 12 unit multiple family complex located on the west side of 76th Avenue West,
south of 212th Street Southwest. The approved site plan proposed the access drive aisle on the south side with
the proposed buildings on the north side of the lot. The applicant is proposing to reverse the site plan so that
the access is along the north side, and the buildings are on the south side of the original lot. Do to the location
of the existing trees, the applicant had not proposed to retain existing trees on the site. Therefore the reversal
of the site plan will not cause any trees to be removed that would not have been removed with the original
approval. The surrounding sites to the north and south are developed with multiple family dwelling complexes
similar to the proposed development. If the access way were to be on the north, or south, the impact to
adjacent properties would be nearly identical.
D. Summary: When this item was originally appro,,ed by the ADB, the Board found that the a0pli , cation
was in compliance with the requirements of the criteria found in the Community Development Code, including
the Comprehensive Plan, Zoning. and the design guidelines. Staff believes that the proposal does not alter the
original findings. Therefore Staff recommends approval of this application.
The original staff report and minutes from the ADB hearing have been submitted. It should be noted that the
minutes area summary of the original hearing, and thus represent the verbatim hearing discussion which is
hereby submitted to the record by this reference.
ADB-96-121 NEW 12 UNIT MULTIPLE -FAMILY DWELLING COMPLEX
Goodnight Brothers Construction
21317 76th Avenue West
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Bruce Goodnight, Goodnight Brothers Construction, P. 0. Box 669, Edmonds, was present.
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John Bissell presented the staff report and explained that this application is for a 12-unit multiple family complex
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located on the west side of 76th Avenue West, south of 212th Street Southwest, and is nearly identical to the
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complex previously approved by the Board for the lot directly to the north of this site. He stated that the property
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approximately 100 feet of street frontage along 76th Avenue West, is about 312 feet deep, and is zoned RM-2.4
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which allows one unit for every 2,400 square feet of lot area. The SEPA process has been completed and the City
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has issued a Determination of Nonsignificance.
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Mr. Bissell explained that the proposal includes three identical buildings, each with four dwelling units. Substantial
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m odulation is included on the front sides of the buildings and each unit appears to be a mirror image of the adjacent
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unit. The back portions of the buildings include a slightly modulated roof line and a large number of windows.
Proposed materials include lapped siding, a composition roof and wood trim. Medium tan for the body of the
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buildings, with a lighter shade for the gutter, facia and cornice him n
a d a darker shade for the window and garage
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trim, are colors being proposed. No site lighting is proposed, however residential -styled building lights will be
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located at the front door of each unit. No signage is being proposed.
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Mr. Bissell stated that all vehicle access will be from a single drive aisle off 76th Avenue West and each unit will
have an individual garage. Landscaping will include azaleas, rhododendrons and dense ground cover and appears to
meet the minimum landscape standards for spacing and quantities. Trees along the north property line will be
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removed. A trash enclosure will be located near the east end of the drive aisle and the applicant will need to
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coordinate with the Engineering Division, the Fire Department and the Recycling Coordinator to be certain the
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enclosure will meet all codes and be functional for the trash hauler.
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Mr. Bissell explained that the proposal appears to be consistent with the requirements of the Design Guidelines and
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therefore, staff is recommending approval.
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There were no audience comments on this proposal.
Boardmember Pierce requested that in the final motion, the Board indicate that the open areas and planting areas
shown on the plan meet minimum landscape requirements for ground cover.
Board Chairman Oaklief added a request that the landscape plan be I modified to include the island areas, He also
expressed concern about the long narrow driveway design.
Boardmember Sullivan stated that the design was appropriate and approved of the plan.
IT WAS MOVED BY BOARDMEMBER PIERCE, SECONDED - BY BOARDMEMBER
SULLIVAN, TO APPROVE ADB-96-121 AS SUBMITTED WITH THE STIPULATION THAT
THE FINAL LANDSCAPE PLAN INCLUDE PLANTER AREAS DESIGNATED ON THE SITE
PLAN TO THE EAST OF BUILDING NO. 8, AND THAT THE LANDSCAPE PLAN INCLUDE
THE MINIMUM LANDSCAPE REQUIREMENTS FOR ALL AREAS. MOTION CARRIED.
ADB-96-142 REQUEST TO REMOVE A TREE FROM THE LANDSCAPING OF A MULTIPLE -
FAMILY COMPLEX
John Dupea
Shamrock Condominiums
1113 5th Avenue South
John Dupea, Shamrock Condominiums, 355 NE 161st, Shoreline, was'present.
Architectural Design Board Meeting Page 6 December 18, 1996
'61
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ARCMTECTURAL DESIGN BOARD
STAFF REPORT
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December 16, 1996
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ADB-96-121 REQUEST FOR FINAL APPROVAL OF A NEW 12 UNIT
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MULTIPLE FAMILY DWELLING COMPLEX
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A. ApplicantfProverty Owner
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Goodnight Brothers Construction
P.O. Box 669
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Edmonds, WA 98020
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B. Site Location: 21317 76th Avenue West
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C. Introduction: The applicant has proposed a 12 unit multiple family complex located on the west side of
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76th Avenue West, south of 212th Street Southwest. Ibis proposal is nearly identical to one approved by the
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Board for the lot directly to the north of this site.
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D. Background:
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1. Description of Property: The subject property has approximately 100-feet of street frontage
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along 76th Avenue West, and is about 312 feet deep.
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2. Zoning: Tle property is zoned Multiple -Family Residential-2.4 (RM-2A), which allows one unit
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for every 2,400 square feet of lot area. 'This zone district requires a 15 foot street setback, a 15 foot rear
setback, and 10 foot side setbacks. The maximum allowable height is 25 feet plus 5 feet for roofs with a
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4:12 pitch.
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3. Environmental Review: Ile subject proposal is not exempt from the State Environmental Policy
Act (SEPA). In this case the Applicant has submitted an environmental checklist and the City has issued
a Determination of Nonsignificance (DNS).
4. Issues: Design of the building, site, and landscaping have all been addressed by the applicant in
their proposal, and the Architectural Design Board must determine the appropriateness of the proposal.
E. Staff Analysis:
1. Building Design: The applicant has proposed three buildings, each with four dwelling units. The
design of the buildings are identical. The applicant uses a substantial amount of modulation in the front
sides of the buildings, 'with both a theme of gable ends and hip roofs being implemented. Each unit
appears to be a mirror image of the adjacent unit. The only visual interest provided for the back portions
of the buildings is a slightly modulating roof line, and a large number of windows.
a) Materials:
In the proposal before the Board, the applicant has chosen to use lapped siding, a comp roof, and
wood trim.
b) Lig-hting:
No site lighting is proposed for this application. Building lights will be located at the front door of
each unit and will be typical residential styling.
c) Colors:
The applicant has proposed a medium tan for the body of the building with a slightly lighter shade
for the gutter, facia and cornice trim, and a slightly darkershade for the window and garage trim.
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ADD-96-121
The applicant has submitted colored sketches, which are darker than the actual proposed. Color
chips have been submitted to clarify the proposed color.
d) Signing:
No signing is proposed.
2. Site Design:
a) Access Parkin
All access is proposed from a single access drive isle off 76th Avenue West. All parking is proposed
in individual garages for each unit.
b) LandscUing:
The proposal before the Board shows the trees along the north property line removed, with azaleas,
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rhododendrons and dense ground cover. The proposed plan appears to meet the minimum landscape
standards for spacing and quantities.
c) Trash Enclosure:
The applicant has provided a trash enclosure located near the east end of the drive aisle. The
applicant should work with the Engineering Division, the Fire Department and the Trash and
Recycling Coordinator to be certain the enclosure will meet all codes and be functional for the trash
haulers.
3. Technical Review:
a) Engineering Division.
• A minimum 24 foot drive aisle must be maintained. No exception will be made for tree
retention.
• Storm waterdetention will be required.
• Water quality amendments will be required.
• Curbs along edge of parking lot and landscaped areas must be painted yellow and designated
as no parking.
• Parking areas within garages must meet minimum parking stall size. Dimensions must be
submitted.
• Civil Engineered Drawings must match the architectural drawings.
b) Building Division
• Compliance with the ADA requirements must be met.
Two handicapped accessible stalls will be required.
One class I dwelling unit is required.
• Civil Engineered Drawings must match the architectural drawings.
F. Swnrnary: The proposal is sin ilar to the application approved directly to the north of the subject site,
and appears to be consistent with the requirements of the design guidelines. Therefore staff recommend
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approval of this item.
Attachments:
1. Vicinity Map
2. Applicants declarations, elevations and site plan
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000" Vicinity and Zonina MaD
Affachment I
File# ADB-96-121
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