ADB 3-5-2008 minutes approved.pdfb. FILE NO. ADB -2008-01: Application by Murphy Building Company, Inc. (Laurey Tobiason, rep.),
for the design review of Willowdale Townhomes, a new 17 -unit multi -family development at 20728
76th Avenue West in the Multiple Residential (RM -2.4) zone.
Laurey Tobiason, 20434 10'h Place Southwest, Seattle, was present.
Development Services Planner Mike Clugston presented the application and displayed a zoning map to indicate the
location of the parcel at the intersection of 76th Avenue West and 208th Street. The site has an existing dental clinic, but
it can be developed as a multi -family. The applicant proposes 17 units of multi -family housing in four buildings. The
access will be gained at the existing street light at 76th and 208th Street. The existing landscaping will be retained and the
existing building will be demolished, with new landscaping proposed to buffer the site. Because the project creates more
than four units, it has been through SEPA, as well as going through design review with the Architectural Design Board.
Mike Clugston described the parcel as zoned RM -2.4, allowing 2,400 square feet of space per dwelling unit and a
maximum of 17 dwelling units. The lot coverage is 45 percent in the multi -family zone and it is estimated that the
project will come under 45 percent. Height in the multi -family zone is 25 and five. Although no height calculations
were presented, it appears that the buildings are designed to meet the zoning requirements with 25 feet and 4/12 for the
roof. The setbacks for the zone are 15 -foot street setbacks and rear setbacks, and 10 -foot side setbacks. The structures
are proposed to meet the setbacks. Patios are included with the design of each town home, but there is a question
whether the patios meet the setback of four feet or a third of the existing setback. Parking for 17 units of multi -family
with three bedrooms per unit requires 34 parking spaces. The applicant proposes 39 spaces, including an additional five
uncovered spaces on the site. Each of the individual town homes will have two spaces per unit. Of the five additional
spaces on site, four of those spaces are proposed to be tandem spaces and usually cannot be counted as part of the
required parking; however, because there are five existing spots that are proposed on the site, four of those spots can be
considered for the required parking.
Mike Clugston explained that automatic irrigation is required, and the street tree plan recommends a number of different
types of trees. The applicant has chosen the Capital Pear, a recommended tree. He felt that the proposal relative to the
location and site design, building form and fagade, seemed to be well-done and would fit well into the area.
Mr. Clugston pointed out that the buildings are 'modulated fairly well with roofs and building facades, with a nice
attention to detail, including the landscape plan. The applicant proposes retaining a number of trees on the northern and
western boundaries and throughout the development a great deal of landscaping has been proposed.
Boardmember Schaefer asked for clarification on the height. Mike Clugston explained that he took the height off one of
the elevation drawings based on the scale and it appeared that it would be less than 30 feet, by some degree.
Boardmember Mestres advised that, when possible, the board should receive explicit documentation on height and roof
slope as a matter of course so that they can digest that with any questions.
Boardmember O'Neill inquired if each building's height is considered separately. Mike Clugston stated that it is, adding
that the site is relatively level and he recalled that the height calculated out to about 28 feet.
Boardemember O'Neill pointed out that there were two trash enclosures with planting shown around them. Mr.
Clugston stated that the applicant had shown some plantings and he suspected that there was a surrounding enclosure.
Chairwoman Kendall wondered whether two dumpsters would serve the entire site. She thought it looked like the one
closer to the boundary line may need some green. She appreciated seeing dumpsters instead of a whole bunch of totes.
She inquired about the collection of recycling.
Laurey Tobiason introduced himself as the land use planner for the project, a landscape architect, and representing the
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client. Mr. Tobiason expressed that an important consideration for the site and as a traffic safety issue was the existing
access point in and out, which created a dangerous traffic situation. They are repairing that by providing only one access
point and are fortunate to have the street light. They plan to save most of the trees on the site. A couple of trees are
being removed. The existing site is almost entirely impervious. There is an old dental clinic towards the front and the
remainder of the site is almost entirely paved, so they are able to save most of the existing trees on the perimeter of the
project.
Mr. Tobiason pointed out a row of fir trees that they are saving along the northern boundary and two 12 -inch firs along
the western boundary, facing into single-family residential uses. They will add more evergreen trees along that side to
provide screening for the residences next door. Along the south side is an existing mature evergreen hedge, about one
and a half stories in height, that they are saving most of and it will provide a substantial screening for the site.
Mr. Tobiason discussed how four of the buildings have tandem parking spaces and, instead of having a row of two-story
buildings with two -car garages, they are placing in each building, near the center, a three-story unit with a single -car
tandem garage, and the garage door will be a single garage door. The advantage is to provide more interest and aesthetic
benefit, and have more space for landscaping. In the middle of the front, there are a lot of garage doors and they want to
provide some landscape area right in front of each front door. They have provided enough area to get some little trees in,
like the Spire Cherry. They have considered putting something in the overhang from the front door stoop that would
grow and add color and vegetation. There is a pedestrian walkway coming into the site that is specifically demarcated.
The vehicular circulation area is paved with asphalt. The pedestrian walkway will be concrete, and it will provide a clue
to drivers for people who are walking by. The first three units are oriented on 76th Avenue towards the street. There are
four street trees there. They block views down into the garages. He had not thought about recycling yet but felt that
there was room for recycling and trash in their respective location and they do have a fence surrounding the enclosure,
with pyramidalis and other shrubs adjacent to it. He expressed that there are five stalls in ungaraged parking spaces,
which are being screened from the neighbors and will have pyramidalis and rhodies around them. He had talked to Mike
about the height and they verified that it met the height requirements. The roof slope is 6/12. He thought they showed
some of the patios extending on the plan a little bit too far into the side yard, but their intent is to comply with the code
and make any necessary changes.
Boardmember Schaefer complimented the applicant on their efforts to save the vegetation in place or relocate it. He
liked the concrete treatment distinct from the asphalt. He wondered if there would be a curb or change in the surfaces.
Mr. Tobiason thought that they had a low curb in the surface and it would primarily be for water drainage purposes.
Boardmember Schaefer thought it appeared on the south building like the patio areas extended about halfway into the
10 -foot setback. He wondered whether the Douglas Firs that the applicant is adding to the northeast corner seem to be
too closely spaced for Douglas Firs. He suggested either going with something that is not going to get so large or
spacing them out and providing something underneath them.
Boardinember Mestres liked the design of the two units in front creating a neighborhood effect. He liked the way the
central three-story design broke up the modulation. He noted the east and west elevations had enough going on that they
were not monotonous and massive. He did not think that there was much more that the board could ask for with
landscaping in a project that is preserving as much existing old growth as possible. He liked the traffic being integrated
with 208th Street. He felt that a substantial trash enclosure was essential. He noticed that the trash enclosure on the
south side appeared to encroach into the setback a little. He asked if that involved the same type of treatment as a patio.
Mike Clugston explained that enclosures are treated a little bit differently because they are likely going to be fenced, and
the trash bins are a movable object, so that they can project into setbacks.
Boardmember O'Neill commented that it was a good project and he thought that the applicant had addressed the traffic
and circulation well. He would have preferred seeing a sidewalk on the south buildings also, but understood they could
not get them on both sides.
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Boardmember Schaefer liked the arch in the entryways.
Boardmember O'Neill inquired about signage. Mr. Tobiason stated that there will be a temporary marketing sign in the
interim, but not a monument sign.
Hearing no further comments, Chairwoman Kendall moving into board deliberations.
Boardmember Mestres commented that the project satisfied all of the criterion that the board was looking for in a multi-
family residential project. He was impressed with the use of space and a nice design which employed significant
modulation, well-managed traffic issues, and good landscaping.
Chairwoman Kendall commented that the project was a good example of a developer taking the units on a site up to a
maximum level and still incorporating design features that are on target with the Design Guidelines and Comprehensive
Plan goals. She expressed that reducing a curb cut on 760' Street was huge. The parking will be useful for the people
that live there and are unobtrusive. The trees are not old growth, but they are pollinated trees and she felt they were
significant to the character of the neighborhood and to the character of Edmonds. She was impressed that the project had
a sidewalk into the interior that provided for pedestrian friendliness.
BOARDMEMBER MESTRES, MOVED, SECONDED BY BOARDMEMBER O'NEILL, TO
APPROVE PROJECT NUMBER ADB -2008-01 WITH THE FOLLOWING CONDITIONS:
• INDIVIDUAL ELEMENTS OF THE PROJECT ARE REQUIRED TO MEET ALL
APPLICABLE CITY CODES, AND IT IS THE RESPONSIBILITY OF THE APPLICANT
TO APPLY FOR AND OBTAIN ALL NECESSARY PERMITS;
• THE TRASH ENCLOSURES SHALL BE CONSTRUCTED TO MEET THE MINIMUM
DIMENSIONS REQUIRED BY THE CODE (SEE CITY OF EDMONDS HANDOUT #E-37
FOR DETAILS);
• THE REAR PATIOS MUST MEET THE SETBACK REQUIREMENTS;
• THE LANDSCAPING SHALL BE REVISED IN THE NORTHEAST CORNER TO AVOID
TIGHT SPACING OF THE LARGER SPECIES THAT WILL OVERGROW IN THE
SPACE;
• THE REAR PATIOS MUST MEET THE SETBACK REQUIREMENTS ESTABLISHED IN
ECDC 16.30.030.
MOTION CARRIED UNANIMOUSLY.
8. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation):
None.
9. ADMINISTRATIVE REPORTSATEMS FOR DISCUSSION:
None.
10. ARCHITECTURAL DESIGN BOARD MEMBERS COMMENTS:
Chairwoman Kendall reminded everyone that Steve Bullock may have a letter for the board to review at their next
meeting to provide to the Planning Board.
She explained that she is going to put her notes together from their previous meeting regarding Historical Preservation
Commission input and send those to Gina Coccia for inclusion in their next meeting packet.
Ms. Kendall noted that the ADB is embarking on their 2008 work goals and wanted them to discuss what they would
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