2009-0530_HarborSquare-ADBmemo.pdf
CITY OF EDMONDS
th
121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
Street file for 160 West Dayton Street (Harbor Square)
To:
From:Gina Coccia, Associate Planner
Date:September 15, 2009
Administrative Design Review for BLD-2009-0530
Subject:STAFF DECISION
BLD-2009-0530 Project Proposal
Tenant improvement: the addition of new canopies over the existing entry ways and an interior remodel
of the existing second floor at Harbor Square. Also includes landscaping maintenance near the entries.
Property Owner Harbor Square Athletic Club / Port of Edmonds – 326 Admiral Way, Edmonds 98020
|
Applicant| Warren LaFon, Architect – 849 Puget Way, Edmonds, WA 98020
Design Review Process
As part of the City’s review of the building permit referenced above, staff design review was required per
ECDC 20.10. Because the building is located in the General Commercial “CG” zone, the design
standards in ECDC 20.11.030 apply in addition to those in 16.60 and the general criteria found in the
Comprehensive Plan.
Design review for a remodel is considered a Type I decision subject to the requirements of ECDC
20.01.003.
Findings & Conclusions
New canopies over the existing entryways at the Harbor Square building have been
1.Scope.
proposed, as well as an interior remodel of the second floor and some new landscaping
(maintenance).
The project was determined to be exempt from State Shoreline regulations because it
2.Environment.
is well over 200’ from the shoreline. The project was determined to be exempt from the State
Environmental Policy Act (SEPA) under WAC 197-11-800(3). The project was determined to be
exempt from critical areas studies, because the new entry canopies are within the “developed
footprint” of the site pursuant to ECDC 23.40.220.C.3 (the “marsh” is over 100 feet away to the
south). The Jay Group has submitted the landscaping plan for review.
The new canopies have been designed to compliment the existing building. The colors are
3.Design.
neutral and the remodel proposes cultured stone wainscoting, new second story windows, a basalt
fountain and some enhanced landscaping near the entries. The new covered walkways will be
beneficial for pedestrians during inclement weather. ECDC 20.11.030 contains general design
criteria for proposals going through the “general” design review process. Elements of building
design include encouraging colors that avoid excess brilliance (20.11.030.A.2), landscaping shall
enhance the building design (20.11.030.B.2), and the use of multiple materials (20.11.030.A.4.a.v).
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The revised landscaping within existing planter areas includes low shrubs and groundcover, cultured
stone wainscoting and new second story windows which are in line with above the design criteria.
ECDC 16.60.030 requires the Architectural Design Board (ADB) to review projects
4.Zoning.
exceeding 60 feet in height. There is no change to the height of the building, and it’s well under 60
feet in height. There is no change to the height and bulk, so the site development standards are
achieved. The CG zone contains design standards that support this proposal, specifically
encouraging variation in types of building materials and/or elements (16.60.030.C.1.f) an individual
entry design for each building if there is more than one building on site (16.60.030.C.2.a) and entries
shall have lighting for safety and visibility integrated with the building/canopy (16.30.030.C.3.d).
The proposal is helping bring the existing building more in line with the design standards set forth in
the zoning code.
The site is located within the “Downtown Master Plan” area. This
5.Comprehensive Plan.
maintenance/remodel permit shows an effort towards the following Comprehensive Plan goals:
C.5.b. Create a pedestrian friendly environment.
C.5.d. Provide semi-public/private seating area at multi-family and commercial
C.8.b.Improve pedestrian access and way-finding by providing variety in building forms,
color, materials and individuality of buildings.
C.9.a. Provide a covered walkway for pedestrians traveling along public sidewalks in
downtown.
C.9.b. Protect shoppers and residents from rain or snow.
C.9.c. Provide a covered waiting area and walkway for pedestrians entering a building, coming
from parking spaces and the public sidewalk in all areas of the City.
The proposal strives to create a more pedestrian friendly environment by adding weather protection
and through the use of more interesting and varied building materials.
Decision
Staff finds that the proposal is consistent with design criteria in the Comprehensive Plan as well as the
zoning ordinance, specifically ECDC 20.11.030, 16.60.020, and 16.60.030. Therefore, staff finds that the
design of the building remodel in permit BLD-2009-0530 is
APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code.
September 15, 2009
Gina Coccia, Planning Division Date
Appeals
Design review decisions by staff are only appealable to the extent that the applicable building permit or
development approval is an appealable decision under the provisions of the ECDC. Design review by
staff is not in itself an appealable decision.
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