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6. AGENDA
ADB-96-96 NEW SIX UNff MULTIPLE FAMILY BUILDING
James Irwin
400 Howell Way
(Final Approval)
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ADD-96-101 NEW FOUR UNIT MULTIPLE FAMILY BUILDING
Mchel Construction Inc.
536 Walnut
(Final Approval)
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7. DISCUSSION OF ITEMS APPROVED BY STAFF WrMOUT ADB APPROVAL
There was no discussion of this item required.
8. ADJOURN
Ardaechual Design Bond
Sepkmba4,1996
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ADB-96-101 REOUEST FOR FINAL APPROVAL OF A NEW
FOUR UNIT APARTMENT BUILDING
A. Applicant/Property Owner Architect/Representative
Michel Construction Inc.
8022 212th St. SW
Edmonds, WA 98026
B. Site Location: 536 Walnut
C. Introduction: The applicant is proposing to construct a new four unit apartment building
on two existing lots. These lots currently contain one single family residence. The
applicant is proposing to remove the house.
D. Background:
1. Zoning: The property is zoned Multiple Family Residential, I unit per 1,500 square
feet (RM 1.5) which allows one dwelling unit per 1,500 square feet of lot area. The
subject lot area is approximately 8,250 square feet. Thus four dwelling units are
allowed for this project.
2. Environmental Review: The proposal of four dwelling units is categorically exempt
from the State Environmental Policy Act (SEPA). However, the proposal will require
grading of more than 500 cubic yards of material, and therefore is not exempt from
SEPA. The applicant has submitted an environmental checklist which has been
reviewed by the City. The City has issued a determination of nonsignificance (DNS).
Therefore, the applicant and the City have completed the SEPA review process.
3. 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 is proposing one new building for four units. The
parking will be under the proposed building. The applicant has proposed a roof design
with hip end roofs and gable dormers for visual interest. Each elevation has
modulation and visual interest, including a variety of materials, and well defined
entrance on the north side.
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The applicant has proposed lighting along the walkway on the east side of the
building. The applicant has not indicated the type of the lighting.
c) Colors:
Light brown is proposed for the dryvit portion of the building. Medium brown is
proposed for the textured LP portions of the building with a yellowish brown for the
trim, and dark brown for the roof.
d) Signing:
No signing is proposed.
2. Site Design:
a) Access / Parking:
The proposed development requires the installation of 8 off street parking stalls.
Seven of these stalls will be provided under the proposed building with one parking
stall located in the southwest comer of the site. Pedestrian access will be provided
directly from the street.
b) Landscgping:
The applicant has proposed a wide variety of landscaping throughout the site which
includes ground cover, lawn, shrubs and trees. The landscaping on the street side
and on the cast side appears to provide effective screening of portions of the
proposed building. The applicant has not proposed any landscaping on the west
side of the development. Since this area is adjacent to the vehicle drive aisle, the
Community Development Code requires a five foot landscape buffer. The Code
gives the ADB the discretion to modify or waive the requirements of the landscape
ordinance.
3. Technical Review:
a) Engineering Division
• On street parking revisions and signage will need to be shown.
• A site plan that has been stamped by a Professional Engineer will be required
to be submitted and approved by the City Engineer.
• Civil Engineered Drawings must match the architectural drawings.
• The project must comply with storm water quality and quantity requirements
per Ordinance 3013. Drains in underground parking garages are to be routed
to sanitary sewer system. �
• Provisions for power transformer to provide power for elevator must be made.
Pole mounted transformers are not allowed.
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ADB-96-3
Minimum 7 feet of clearance is required between the building overhang and
the driving surface below the overhang.
Parking plan will be required to meet the requirements of the ECDC.
b) Building Division
0 Compliance with the ADA requirements must be met.
0 Civil Engineered Drawings must match the architectural drawings.
C)
Parks and Recreation Division
With the proposed plating of 7 prunus trees along the sidewalk, no additional
street trees are recommended for this location.
d) Public Works Division
0 Curbing and sidewalk must be replaced as necessary.
F. Summary: Staff believes that the Architectural Design Board can find that the
proposal is supported by the ADB design criteria and the design related policies in
the Comprehensive Plan. Therefore, staff recommends the Architectural Design
Board approve ADB 96-101.
Attachments:
1. Vicinity Map
2. Applicant's declarations, elevations and site plan
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