ADB-08-28 Staff Report with Attachments.pdf
CE
ITY OF DMONDS
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121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNINGIVISION
ADMINISTRATIVE DESIGN REVIEW
FINDINGS, CONCLUSIONS, AND DECISION
TO:
Jim Brown and Joe Fitzpatrick of JJBF Properties LLC
FROM:
__________________________________
Jen Machuga, Planner
DATE:
June 20, 2008
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ADB-2008-28:
Application for a new three-unit townhouse building at 21425 – 80 Avenue
West, located in the Multiple Residential (RM-2.4) zone.
A.
PropertyOwnerApplicant
Property OwnerApplicant
Jim Brown and Joe Fitzpatrick Jim Brown and Joe Fitzpatrick
JJBF Properties LLC JJBF Properties LLC
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7631 – 212 St. SW, #100 7631 – 212 St. SW, #100
Edmonds, WA 98026 Edmonds, WA 98026
B.
Introduction
Introduction
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The applicant is proposing to construct a new three-unit townhouse building at 21425 – 80
Avenue West, located in the Multiple Residential (RM-2.4) zone (Attachment 1). Due to the
project’s location within the RM-2.4 zone, the proposal is subject to the General Design Review
requirements of ECDC 20.11. The subject application does not trigger SEPA review because less
than four units are proposed. Therefore, the proposal may be approved by staff as an
Administrative Staff Decision, subject to the requirements of ECDC 20.95.040. A “waiver” from
critical areas report requirements was issued for the site under File No. CRA-1997-0026.
C.
EdmondsCommunityDevelopmentCode(ECDC)Compliance
Edmonds Community Development Code (ECDC) Compliance
1.ECDC 16.30 (Multiple Residential) Zone
a.The proposed project is located within the
Multiple Family Residential (RM-2.4) zone.
The surrounding properties to the north, south,
and east are also zoned RM-2.4 and are
developed with multi-family uses, while the
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properties to the east (across 80 Avenue West)
are zoned Single Family Residential (RS-8) and
are developed with single-family residences.
Also located within the vicinity of the subject
site is Edmonds Woodway High School, which
is located within the Public (P) zone. See inset
at right for the current zoning map.
City of Edmonds Zoning Map, May 1, 2008
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File No. ADB-2008-28
JJBF Properties
3-Unit Townhouse Project
b.In the RM-2.4 zone, the minimum lot area per dwelling unit is 2,400 square feet. The
subject parcel is 7,500 square feet yielding a maximum density of 3.125, which is
rounded down to three dwelling units. This project proposes three dwelling units and
thus is acceptable for the zone.
c.The table below shows the required setbacks for structures in the RM-2.4 zone.
RM-2.4StreetSideSideRear
Zone(West) (North) (South) (East)
Required
15 feet 10 feet 10 feet 15 feet
Setbacks
Proposed
15 feet 10 feet 10 feet 15 feet
Setbacks
According to ECDC 16.30.040.C.1, eaves and chimneys may project into a required
setback not more than 30 inches. The eaves appear to meet this criterion; however, all
setback measurements will be confirmed during building permit review. According to
ECDC 16.30.040.C.2, uncovered and unenclosed porches, steps, patios, and decks may
project into a required setback not more than one-third of the required setback, or four
feet, whichever is less; provided, that they are no more than 30 inches above the ground
level at any point. The site plan shows proposed patios at the rear of each unit
(Attachment 2, Sheet A-1). The code allows these patios to project into the required rear
setback by only four feet. Therefore, the patios will need to be reduced in size and
brought into compliance with the building permit submittal.
d.The maximum allowed height for the RM-2.4 zone is 25 feet plus a potential 5-foot
bonus up to a maximum of 30 feet for a 4-in-12 pitch roof or greater. Height calculations
were provided on the proposed site plan (Attachment 2, Sheet A-1) and represented on
the elevation views (Attachment 5, Sheet A-6). The pitch of the roof is indicated as being
5.5-in-12. It appears that the applicant has attempted to stay just under the maximum
allowed height of 25 feet plus the 5-foot bonus for a roof pitch over 4-in-12; however,
this will be confirmed with the building permit review.
e.The maximum lot coverage in multiple residential zones is 45% of the total lot area.
Pursuant to ECDC 21.15.110, “coverage means the total ground coverage of all
buildings or structures on a site measured from the outside of external walls or
supporting members or from a point two and one-half feet in from the outside edge of a
cantilevered roof, whichever covers the greatest area.” The lot is 7,500 square feet in
area. The applicant states that the building will cover 3,393 square feet, which is
equivalent to 45.24% of the total lot area (Attachment 2, Sheet A-1). Since the total
coverage cannot exceed 45%, the applicant will need to slightly reduce the building
footprint so that it does not exceed 45% coverage. This will be confirmed during the
building permit review.
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JJBF Properties
3-Unit Townhouse Project
2.ECDC 17.50 (Parking)
a.Multifamily parking requirements are based upon the number of dwelling units and the
number of bedrooms per dwelling unit, pursuant to ECDC 17.50.020.A.1.b and the table
below:
Type of multiple Required parkin saces
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dwelling unit per dwelling unit
Studio1.2
1 bedroom 1.5
2 bedrooms 1.8
3 or more bedrooms 2.0
b.The floor plans (Attachment 3, Sheets A-3 and A-4) indicate that each of the three units
will have 3 bedrooms, for a total of 6 required spaces. The applicant has shown 2
enclosed spaces within the garage of each unit, for a total of 6 provided spaces. It
appears that the applicant will meet the minimum parking requirements; however, this
will be confirmed through the building permit process, as the Engineering Division will
need to ensure that the parking spaces shown meet the minimum size requirements.
3.ECDC 20.13 (Landscaping Requirements)
Pursuant to ECDC 20.13.020.E, “automatic irrigation is required for all ADB-approved
landscaped areas for projects which have more than four dwelling units, 4,000 square feet of
building area or more than 20 parking spaces.” Because the proposal does not trigger SEPA
review, automatic irrigation is not required.
The site does not contain any significant existing landscaping. ECDC 20.13.030 requires
Type II landscaping along the northern, southern, and eastern sides of the subject site in order
to create a visual separation between similar uses. Type II landscaping requires evergreen
and deciduous trees, with no more than 30 percent being deciduous, to be planted at intervals
no greater than 20 feet on center. The proposed landscaping plan (Attachment 6) shows a
mix of deciduous and evergreen trees along the northern, eastern, and southern sides of the
property. However, there are more than 30 percent deciduous trees proposed along each of
these sides. Therefore, a condition of approval has been added to exchange some of the
proposed deciduous trees for evergreens and/or add additional trees so no more than 30
percent of the required trees are deciduous. Additionally, the trees along the northern and
southern sides are shown at a spacing greater than 20 feet on center. Therefore, an additional
tree must be added to the northern and southern sides so that they are spaced at an average of
20 feet on center. These additional trees should be evergreen to assist in achieving the
balance of less than 30 percent deciduous.
ECDC 20.13.030 requires Type IV landscaping along the western side of the subject site in
order to provide a visual separation from the street. Type IV landscaping requires deciduous
trees to be planted at 25 feet on center and the trunk shall be free of branches below six feet
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in height. The Edmonds Street Tree Plan does not specify the street trees required along 80
Avenue West. Therefore, the proposed Serviceberry street trees are sufficient at the spacing
indicated on the proposed landscaping plan (Attachment 6).
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JJBF Properties
3-Unit Townhouse Project
D.
D.CriteriaandComprehensivePlanCompliance
Criteria and Comprehensive Plan Compliance
1.Location.
Since the parcel is designated
“Mixed Use Commercial” and located within
the “Medical/Highway 99 Activity Center,” the
building is reviewed against the applicable
General Design Objectives found on pages 73
through 81 of the Comprehensive Plan.
2.
Objectives for Site Design:
“The development
of parking lots, pedestrian walkways and
landscaping features is an integral part of how
a building interacts with its site and its
surrounding environment. Good design and
site planning improves access by pedestrians,
bicycles and automobiles, minimizes potential
City of Edmonds Comprehensive Plan Map, December 2006
negative impacts to adjacent development,
reinforces the character and activities within a district and builds a more cohesive and
coherent physical environment.” (Comprehensive Plan p. 74)
Fourteen different objectives for site design are discussed in the Comprehensive Plan. Not
every objective necessarily applies to every project; and, some objectives may be more
important than others for a particular project. For example, no signage is proposed as part of
this application. However, if signage is proposed in the future, it will be reviewed against the
applicable design criteria with the building permit application.
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a.
Vehicular Access. The site will be accessed directly off of 80 Avenue West via
individual driveways.
b.
Location and Layout of Parking. Parking is proposed to be enclosed within the structure,
as each unit will contain a two-car garage. The modulation along the western side of the
building reduces the presence of the garages.
c.
Pedestrian Connections Offsite. A sidewalk will be provided along the frontage of the
site. The front entrances are easily accessed from the sidewalk and driveways.
d.
Garage Entry/Door Location. Individual two-car garages for each unit will be provided
on the western side of the building; however, the appearance of these garages has been
minimized through the use of modulation along the entire western façade and decorative
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garage doors as well as landscaping along between 80 Avenue West and the western
façade of the building. The garages are setback a minimum of 15 feet from the western
property line.
e.
Building Entry Location. All units will be accessed individually via separate front
entries. These entries are easily accessed via the driveways.
f.
Setbacks. The project will be required to comply with setback requirements. All
setbacks are shown as being thoroughly landscaped.
g.
Open Space. None is proposed as part of the subject application.
h.. The proposed structure is attractively designed and features
Building/Site Identity
modulated façades and roofs.
i.
Weather Protection. Unit entrances are accessed through either individual garages and
covered porches.
j.
Lighting. Craftsman-style light fixtures are proposed adjacent to the front and rear doors
of each unit. These fixtures should provide satisfactory lighting at those entrances.
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JJBF Properties
3-Unit Townhouse Project
k.
Signage. No signage was proposed in this application. All signs must meet the
requirements found in ECDC 20.60.
l.
Site Utilities, Storage, Trash and Mechanical. No utility vaults, heating and cooling
equipment, or other exterior utility equipment is proposed. The floor plans indicate
locations for trash and recycling receptacles within the individual garages of each unit. A
trash enclosure is not proposed at this time.
m.
Significant Features. There are no significant features on the site.
n.
Landscape Buffers. While no buffers are specifically proposed, Type II landscaping will
act as a buffer between the development and the residential developments to the north,
south, and east. Type III landscaping will act as a buffer between the development and
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80 Avenue West.
3.Design Objectives for Building Form:
“Building height and modulation guidelines are
essential to create diversity in building forms, minimize shadows cast by taller buildings upon
the pedestrian areas and to ensure compliance with policies in the city’s Comprehensive
Plan. Protecting views from public parks and building entries as well as street views to the
mountains and Puget Sound are an important part of Edmonds character and urban form.”
(Comprehensive Plan p. 78)
Four objectives for building form are discussed in the Comprehensive Plan:
a.
Height. According to the elevation drawings provided (Attachment 5, Sheets A-6 and A-
7), building height appears to be just under the maximum 30-foot height limit, which
includes the standard 25-foot height limit plus the 5-foot bonus for the use of a 4-in-12
pitch roof or greater. This is not out of character with the other multi-family structures in
the immediate area.
b.
Massing. A combination of shingles and horizontal siding is utilized to provide interest
to the building and to reduce the building’s bulk and mass. Additionally, the building
contains various first and second floor bumpouts and various roof ridge lines, which also
assist in reducing the building’s mass (Attachment 5, Sheets A-6 and A-7).
c.
Roof Modulation. The mass of the roof is broken up by the use of varied modulation. By
including roof lines that run east-west as well as north-south, this not only helps to soften
the appearance of the entire roof, but also helps to soften the appearance of the building
in general. The use of skylights will provide for additional natural light to enter the
building (Attachment 4, Sheet A-5).
d.
Wall Modulation. Modulation of the exterior walls is utilized to help break up the mass
and scale of the building façade. The proposed building does not appear as a simple box
since it contains various bumpouts and modulation along all four sides of the building.
Since the main entrances to each unit are not covered by a second story, a human-scale is
provided to the structure. Additionally, along all four sides of the building, the footprint
of the second story does not match the footprint of the first story, thus allowing for wall
modulation, which assists in breaking up the mass of the building.
4.Design Objectives for Building Façade:
“Building Façade objectives ensure that the
exterior of a building – the portion of a building that defines the character and visual
appearance of a place – is of high quality and demonstrates the strong sense of place and
integrity valued by the residents of the City of Edmonds.” (Comprehensive Plan p. 78)
Four objectives for building form are discussed in the Comprehensive Plan:
a.
Façade Requirements. The building’s main entrances are on the western side. The
covered main entrances add interest and afford some weather protection for pedestrians.
These entrances also provide a human-scale to the structure.
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3-Unit Townhouse Project
b.
Window Variety and Articulation. The building contains numerous windows proposed
on all four façades. The windows along the western façade vary between single and
triple-paned windows. Additionally, windows are contained within the main entrance
doors and garage doors along the western façade as well. The windows along the
northern and southern façades vary in size as well. The windows throughout the building
provide a nice balance to each façade.
c.
Building Façade Materials. Proposed materials include horizontal siding along the
majority of the building with shingles utilized within some of the second story bumpouts
as well as over the covered main entrances. As proposed, the use of the materials helps
to break up the façades and provides interest to the building.
d.
Accents/Colors/Trim. The applicant plans to utilize colors from the Sherwin Williams
“Arts and Crafts” line of paints (Attachment 6). The proposed wall color is indicated as
either “Hubbard Squash” or “Studio Blue Green”. The colors proposed are neutral, non-
garish and compatible with colors used in surrounding development. Particular features
of the building could be highlighted with the use of an accent or trim color approved by
the Planning Division.
F.
TechnicalReview
F.
TechnicalReview
The Engineering Division, Fire Department, Public Works Department, and Parks and Recreation
Department have reviewed this application. The Fire Department noted that the two closest fire
hydrants need the steamer port caps replaced with 4” Storz. This will be required at the time of
building permit review. The Engineering Division noted that the applicant’s Traffic Impact
Analysis contained an error, and that the required traffic impact fees would be $582 instead of the
$529.06 stated in the Traffic Impact Analysis. This fee will be collected with the building permit
fees. The Public Works and Parks and Recreation Departments provided no comments.
G.
PublicComments
G.
PublicComments
No public comments were received for the subject application.
H.
Decision
H.
Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
APPROVED
for file number ADB-2008-28 is with the following conditions:
1.
Individual elements of this 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.
2.
The rear patios must meet the setback requirements established in ECDC 16.30.040.
3.
The site must meet the maximum lot coverage requirement established in ECDC 16.30.030.
4.
No more than 30 percent of the required trees along the northern, southern, and eastern sides
of the property may be deciduous pursuant to ECDC 20.13.030.B. Exchange the species
and/or add in additional evergreen trees so that no more than 30 percent of the required trees
along these sides are deciduous.
5.
Add one additional tree along the northern side of the property and one additional tree along
the southern side of the property so that the tree spacing along these sides is a minimum of 20
feet on center pursuant to ECDC 20.13.030.B.
6.
All trees must be a minimum of six feet in height at the time they are planted pursuant to
ECDC 20.13.030.
7.
Follow the minimum size and spacing requirements of ECDC 20.13.015 for the proposed
shrubs and groundcover.
8.
A final landscaping plan must be submitted in accordance with ECDC 20.13.010. This plan
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JJBF Properties
3-Unit Townhouse Project
must show the additional items included in these conditions of approval. A landscaping bond
estimate for all improvements shall be included.
Staff finds that with these conditions, the proposal is consistent with the Comprehensive Plan and
other adopted city policies, and the proposal satisfies the criteria and purposes of ECDC Chapter
20.10 – Design Review, ECDC 20.12 – District-Based Design Review, and ECDC Chapter 20.13
– Landscaping, as well as meeting the requirements of the zoning ordinance.
I.
Attachments
I.
Attachments
1.
Land Use Application
2.
Site Plans (Proposed and Existing, Sheets A-1 and A-2)
3.
Floor Plans (Sheets A-3 and A-4)
4.
Roof Plan (Sheet A-5)
5.
Elevation Views (Sheets A-6 and A-7)
6.
Landscape Plan
7.
Color Study
J.
AppealsandExpiration
J.
AppealsandExpiration
The following is a summary of the deadlines and procedures for filing appeals and extensions.
Any person wishing to file an appeal or extension should contact the Planning Division at
425.771.0220 for further procedural information.
Appeals – Section 20.12.080 describes how appeals of administrative design review shall be
made.
ECDC 20.12.080.C: Design review decisions by staff under the provisions of ECDC
20.12.030 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.
ECDC 20.12.080.D: Persons entitled to appeal are (1) the applicant; (2) anyone who has
submitted a written document to the city of Edmonds concerning the application prior to
or at the hearing identified in ECDC 20.12.020(B); or (3) anyone testifying on the
application at the hearing identified in ECDC 20.12.020(B).
Expiration – Section 20.12.90 describes the time limits for design review approval.
ECDC 20.12.090.A: Unless the owner submits a fully completed building permit
application necessary to bring about the approved alterations, or, if no building permit
application is required, substantially commences the use allowed within 18 months from
the date of approval, ADB or hearing examiner approval shall expire and be null and
void, unless the owner files a fully completed application for an extension of time prior to
the expiration date.
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