ADB-10-21 Staff Report with Attachments.pdfOF F,D�
\� D 0 CITY OF EDMONDS
" 121 5"' Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 Fax: 425.771.0221 ® Web: www.ci.edmonds.wa.us
i " i g90 DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
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TO: Steve Butterfield, TGB Architects
FROM:
`Jen Machuga, Planner
DATE: May 4, 2010
FILE: PLN -2010-0021
PROPOSAL: Application for administrative design review of an amendment to the existing
landscape plan for Edmonds Yacht Club, located at 326 Admiral Way within the
Commercial Waterfront (CW) zone.
A. PrUertu OwneroProperty Lessee Applicant
Port of Edmonds Edmonds Yacht Club Steve Butterfield
336 Admiral Way P.O. Box 356 TGB Architects
Edmonds, WA 98020 Edmonds, WA 98026 21911 — 76`x' Ave. W
Edmonds, WA 98026
B. Introduction
The applicant is proposing to amend the existing approved landscape plan for the Edmonds Yacht
Club, located at 326 Admiral Way within the Commercial Waterfront (CW) zone (Attachment 1).
The applicant's request is described in their letter dated March 19, 2010 (Attachment 2), which
was written as a response to staff's correction letter for the Planning final inspection for the
related building permit application (BLD20080861). Note that only item 41 in the applicant's
letter is applicable to the subject application for administrative design review. The remaining
items are regarding the Planning Division's final inspection of the building permit for the Yacht
Club (BLD20080861), and will be addressed separately prior to the Planning Division's final
inspection.
The existing landscape plan for the Yacht Club was approved during the consolidated design
review and shoreline substantial development permit review (PLN20080060 and PLN20080061)
as well as the building permit review for the new Yacht Club building (BLD20080861). This
existing landscape plan is provided for reference as Attachment 3. The need to amend the
landscape plan arises from a few field changes that were made during construction of the Yacht
Club. The proposed changes include: 1) a shift in the locations of two of the street trees to avoid
blocking a side entry door and interference with underground utilities, 2) a shift in the location of
the two skyrocket red cedar trees on the south side of the building in order to accommodate a gas
Page 1 of 5
File No. PLN20100021
Edmonds Yacht Club
Landscape Plan Amendment
meter that was located where the trees were originally approved to be planted, and 3) removal of
approximately ten plants (Mexican feather grass and rainbow knockout rose) from the landscape
bed located south of the southeastern corner of the building in order to allow for a utility vault
which will be surrounded by eight new skyrocket red cedars. Refer to Attachment 4 for the
proposed landscape plan.
Due to the project's location within the CW zone, the proposal is subject to the General Design
Review requirements of ECDC 20.11. Pursuant to ECDC 20.11.010.A, since the proposal does
not require a threshold determination under the State Environmental Policy Act (SEPA), it may
be reviewed by staff as a Type I decision, subject to the requirements of ECDC 20.01.005.A.
A "study required" critical area determination was issued for the site under File No. CRA -1996-
0250 due to the presence of a Seismic Hazard Area on and/or adjacent to the subject site. The
project was reviewed for compliance with critical areas requirements during the review of the
building permit for the new Yacht Club building (BLD20080861). The subject application is
merely to shift some of the approved landscaping and change a few plants, so it does not cause a
need for further critical areas review. Additionally, the subject application does not trigger SEPA
review because the application is for an amendment to an existing landscape plan, which is
exempt from SEPA review.
C. Edmonds Community Development Code (ECDC) Compliance
1. ECDC 16.55 (Commercial Waterfront)
Zone
a. The subject site is located within the
Commercial Waterfront (CW) zone.
b. ECDC 16.55.020.B references ECDC
20.10 for design review requirements.
ECDC 20.10.010 states that general
design review applies to all areas of the
city not specifically designated for
district -based design review. Since the
subject site is not within an area
designated for district -based design
review, it is subject to the general
design review requirements of ECDC
20.11 as well as the landscape
requirements of ECDC 20.13.
2. ECDC 20.11 (General Design Review)
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Pursuant to ECDC 20.11.01 O.A, projects city of Edmonds zoning Map
that do not require a SEPA threshold determination may be reviewed administratively as
a Type I decision. Therefore, the subject proposal is subject to administrative design
review by staff.
b. ECDC 20.11.0303 provides the following elements for site treatment which are
applicable to the subject proposal:
Landscape treatment shall be provided to enhance the building design and other
site improvements.
ii. Landscape treatment shall be provided to buffer the development from surrounding
property where conflict may result, such as parking facilities near yard spaces,
streets or residential units, and different building heights, design, or color.
iii. All screening should be effective in the winter as well as the summer.
Page 2 of 5
File No. PLN20100021
Edmonds Yacht Club
Landscape Plan Amendment
3. ECDC 20.13 (Landscaping Requirements)
a. Type III landscaping is intended to provide visual separation of uses from streets, and
visual separation of compatible uses so as to soften the appearance of streets, parking
areas and building elevations. During review of the shoreline substantial development
permit and design review for the new Yacht Club building (PLN20080060 and
PLN20080061), it was determined that Type III landscaping was appropriate on the
eastern side of the site.
b. The proposed change to the location of the approved street trees will spread out the street
trees in a more visually pleasing placement than what was originally approved with the
existing landscape plan. The applicant is not proposing a change in the approved
number, species, nor size of the street tree; only a change in the locations of the street
trees is proposed.
c. The need to locate the utility vault near the southeastern corner of the building was not
anticipated by the applicant prior to construction of the Yacht Club building; therefore, it
was not shown in the original landscape plan. The applicant has proposed to remove the
shrubs and ground cover that were originally approved to be located where the utility
vault ended up being placed, and to instead plant eight skyrocket red cedars surrounding
the north, south, and east sides of the utility vault (the west side must remain clear in
order to open the utility vault doors if necessary). These skyrocket red cedars will create
a sufficient year-round screening wall around the utility vault.
d. During review of the original proposal by the Architectural Design Board (ADB) under
File No. PLN20080061, the ADB commented that they wanted to see plantings along the
southern fagade of the building to help break up this rather blank fagade. The Hearing
Examiner determined that an amended landscape plan achieved the ADB's desire to
break up the southern fagade and approved the landscape plan, which is the existing
landscape plan approved with BLD20080861 (Attachment 3). At the time of the building
permit approval for the Yacht Club, it was not known that a gas meter would be located
within the inset on the southern fagade. Thus, the applicant has indicated the need to shift
the two skyrocket red cedars out of the inset and in line with the shrubs within the
landscape planter along the southern fagade of the building. Other than the removal of
the geraniums at the base of the skyrocket red cedars, no other change is proposed to the
landscape bed adjacent to the southern fagade of the building.
D. Criteria anti Comprehensive Plan Compliance
The subject site is located within the "Master Plan Development" designation of the
Comprehensive Plan and is also located within the "Downtown/Waterfront Activity Center." The
Comprehensive Plan design objectives for downtown state that unsightly utility boxes should be
hidden and large building masses should be subdivided vertically and/or horizontally. Staff fees
that the proposed change to the existing landscape plan will provide sufficient year-round
screening of the utility vault and will continue to break up the mass of the southern fagade of the
building similar to what would have been accomplished with the originally approved landscape
plan.
F. Technical Review
The Engineering Division and Public Works Department have reviewed this application. The
Engineering Division provided comments regarding restrictions on any vegetation placed near the
driveway approaches in order to maintain a clear line of sight (Attachment 5). These
requirements have been added as a condition of approval. The Public Works Department did not
have any concerns over the proposal.
Page 3 of 5
File No. PLN20100021
Edmonds Yacht Club
Landscape Plan Amendment
G. Public Comments
Public notice was not required for the subject application. As such, no public comments have
been received in response to the proposal.
H. Findings and Conclusions
1. The proposed changes to the originally approved landscape plan are consistent with the
applicable design elements for site treatment contained within ECDC 20.11.030.13,
2. The change in locations of the street trees will not change compliance with the required Type
III landscaping along the eastern side of the site. Additionally, the new placement will be
more visually pleasing than what was originally approved since the trees will be spaced out
more evenly along this side of the site.
3. According to the applicant, the establishment of the utility vault near the southeastern corner
of the building was an unavoidable change that needed to be made during construction. The
proposal to surround this vault with skyrocket red cedars will screen the vault from view from
all sides other than the western side where the doors to the vault are located. The red cedars
are a good choice in species because they will fill in to effectively create a wall around the
vault that exceeds the height of the vault. Additionally, since the red cedars are evergreens,
they will provide year-round screening of the vault.
4. The change to the locations of the skyrocket red cedars on the southern side of the building
will not significantly alter the visual look of this side of the building as approved by the
Hearing Examiner.
5. The applicant has already made the changes in the field that are proposed through this design
review application. It was noted by staff that the skyrocket red cedars planted on the southern
side of the building are much smaller than the size noted on the proposed landscaping plan
(Attachment 4). These red cedars will need to be replaced with the appropriate size prior to
final approval since the intention of the trees was to break up the southern fagade of the
building. Additionally, the correct number of skyrocket red cedars will need to be provided
around the utility vault, as it appears that not all of these trees have been planted yet.
I. Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
for file number PLN20100021 is APPROVED 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. All landscaping shall be installed consistent with the updated landscape plan (Attachment 4)
prior to the Planning Division's final inspection of the associated building permit
(BLD20080861).
3. Vegetation provided near driveway approaches shall be placed so as to maintain a clear line
of sight. For trees near driveway approaches, a minimum 7 -foot clear area shall be provided
underneath the tree canopy. Low growth vegetation near driveway approaches shall have a
mature height of 3 feet.
Page 4 of 5
File No. PLN20100021
Edmonds Yacht Club
Landscape Plan Amendment
J. Attachments
1. Land Use Application
2. Applicant's Letter Dated 3/19/10
3. Existing Landscape Plan (approved under BLD20080861)
4. Proposed Landscape Plan
5. Memo from Jeanie McConnell dated 4/9/10
K. Expiration
The following is a summary of the deadlines for expiration of design review approval. Any
person wishing to file an extension should contact the Planning Division at 425.771.0220 for
further procedural information.
Expiration — Section 20.11.050 describes the time limits for general design review approval.
ECDC 20.11.050.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.
L. Appeals
Staff design review is a Type I decision which pursuant to ECDC 20.01.004.0 is subject to
judicial appeal. Type I decisions may be appealed by a party of record with standing to file a land
use petition in Snohomish County superior court. Such petition must be filed within 21 days after
issuance of the decision, as provided in Chapter 36.70C RCW.
Page 5 of 5
city of edmonus
land use application
1-1 ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY
F,71 COMPREHENSIVE PLAN AMENDMENT FILE# ZONE
F] CONDITIONAL USE PERMIT
F1 HOME OCCUPATION DATE REC'DBY Cid NA -
Fl FORMAL SUBDIVISION
,F] SHORT SUBDIVISION FEE fl0-00 —RECEIPT#
7 LOT LINE ADJUSTMENT HEARING DATE
PLANNED RESIDENTIAL DEVELOPMENT
I OFFICIAL STREET MAP AMENDMENT 0 HE ;5,STAFF rl PB E7 ADB 5 CC
F_ STREET VACATION
0 REZONE
[ I SHORE -LINE PERMIT
F1 VARIANCE / REASONABLE USE EXCEPTION
Ll OTHER:
PROPERTY ADDRESS OR LOCATION 0/ug Mmlm9L leaot`� &V4
PROJECT NAME (IF APPLICABLE)
PROPERTY OWNER PHONE#
ADDRESS F0. f��Mf. V2_ WA. !ie7aue
E-MAIL FAX #
TAX ACCOUNT # Z-10-I'SC04:01400 SEC. TwT. RNG.
DE CRIPTION OF PRO JECT &PRtPOSED USE (ATT CH COVER LFTTEP AS NECESSARY)
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DESCRIBE HOW THE R4ECTM,�ETSAVPLICABLECOD S( (ATTACH COVER LETTER AS N SSARY)
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APPLICANTII�'
ADDRESS 4yni E�Amo%,44., WA. 0044P
E-MAIL er 'e FAX #4q5-nL^ ,n2m
CONTACT PERSON/AGENT lft4W& PHONE#
ADDRESS
E-MAIL FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this applic i in Non the behalf f t e; listed below.
file
SIGNATURE OF APPLICANVAGENT —DATE
V
Proper s Authorization
1, (t aL-4-AW3 _, certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes ofins �n ndposting it a . o this application.
SIGNATURE OF OWNER DATE
This application form was revised on 8/10/09. Questions? Call (425) 771-0220.
L;\LIBRARYTLANNLNG\Forms & HandmisTublic H=douts\Tand Use Application.doc
Attachment 1
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March 19, 2010
Ms Jen Machuga
Development Services Department — Planning Division
City of Edmonds
121 5t" Avenue N
Edmonds, WA 98020
RE: Correction for Plan Check # 2008-0861
Edmonds Yacht Club — 326 Admiral Way
Dear Ms. Machuga,
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COUNTS Jo
Landscaping: The landscaping installed does not match the approved landscape plan. In particular, no
landscaping was provided on the southern side of the building and the pots containing clematis along the
trellis on the eastern side of the building were not provided. Additionally, a utility vault was added to
the landscape bed adjacent to the trash enclose, and this utility vault has not been adequately
screened. Any changes to the approved landscape plan must be reviewed by the Architectural Design
Board (ADB). It should be noted that during the design review of the project, one of the ADB's main
concerns was the minimal amount of design features (i.e. windows, modulation, etc.) on the southern
fagade of the building. This was compensated for by the use of landscaping at the base of this fapade.
Thus, it is not likely that the ADB will be supportive of a proposal to completely eliminate this landscape
bed along the southern side of the building. The fee for a minor change to an approved landscape plan is
$480 (comprised of $15 city surcharge plus $465 design review fee). Your application should include a
new landscape plan indicating all proposed changes from the approved landscape plan, including those
stated above and the new locations of the street trees. Please speak with a Planner if you have any
questions regarding this process.
Jen, per our jobsite walk-thru meeting and following phone conversation, we shall provide the
following for your review; a revised landscape plan denoting revisions in three areas:
1) Showing the shifting of the street trees.
2) Providing landscape screening of the added PUD transformer in the landscape bed next to
the dumpster enclosure. These will be mature plants (junipers), approximately 5' to 6' tall and
a sufficient amount to screen the transformer on the north, east and south sides. As
discussed, they will be installed in the ground, not in pots.
3) Install the landscape bed along the south side of the building, as shown on the approved
landscape plans. A portion of the concrete sidewalk will be removed and plants, as shown
installed, to keep this an administrative review and not a return for A.D.B. review. The junipers
will be installed in front of the gas metering equipment, installed as close as possible to the
original intent. The remaining plants will be installed as shown.
Landscape Maintenance Bond: Following the completion of all landscaping, a 15 percent maintenance
bond will be required pursuant to ECDC 20.13.040. Any plants that die within two years of installation
must be replaced before the maintenance bond can be released. An itemized cost estimate, including all
materials and labor, will be required for use in determining the landscape bond amount. This estimate
should be provided following the ADB's review of any changes to the landscape plan, as additional plants
are likely to be required and will need to be included in the cost estimate.
We shall comply with this requirement, per the Municipal Code.
t 425.778.1530 21911 76th Ave VV, Suite 210 Incorporated in the State of Washington
f 425.774.7803 Edmonds WA 98026 wwwtgbarchitects.com Attachment 2
3. Fa ade: The building facade and all trim must be painted consistent with the colors approved with the
design review of the project.
Due to weather constraints, painting of the building, per the approved design review, will occur in
April 2010. We will let you know when this is finished for your final review.
4. : Signage was installed without a permit. You will need to submit an application for a permit for
all signage that you have installed and any additional signage that you still plan to install. Please contact
a Permit Coordinator if you have any questions on the sign permit submittal requirements.
Per our conversation, (Edmonds Yacht Club, NPI, Inc.) together, will be considered one (1) sign
each, for a total of two (2) signs; one installed on the north side and one installed on the east side.
This will be administratively reviewed and permitted. We will submit the required City forms for
this permit review.
Jen, if you have any questions about what we submitted, please call to discuss.
t 425.778.1530 21911 76th Ave W, Suite 210 Incorporated in the State of Washington
f 425-774.7803 Edmonds WA 98026 www.tgbarchitects.com
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MEMORANDUM
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Date: April 9, 2010
To: Jen Machuga, Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: PLN20100021, Yacht Club — Landscaping Admin. Review
326 Admiral Way
Engineering has reviewed and approved the subject application with the following condition
to be noted in the staff report.
Vegetation provided near driveway approaches shall be placed so as to maintain a clear line of
sight. For trees near driveway approaches, a minimum 7 -foot clear area shall be provided
underneath the tree canopy. Low growth vegetation near driveway approaches shall have a
mature height of 3 -feet.
Thank you.
City of Edmonds Attachment 5