ADB-10-30 Staff Report with Attachments.pdf�y °` LDA10 va CITY OF EDMONDS
121 5`' Avenue North . Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
Is') DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
TO: Kathleen Graham
Olympic View Montessori
FROM:
Jennifer Machuga, Planner
DATE: July 9, 2010
FILE NUMBER: PLN20100030
PROPOSAL: Application for administrative design review for Olympic View Montessori,
located at 18530 76"' Ave. W, within the Neighborhood Business (BN) zone.
A. Propertp Oivner Applicant
Myrth LLC Kathleen Graham
P.O. Box 1534 18220 8`►' P1. W
Lynnwood, WA 98046 Lynnwood, WA 98046
B. Introduction
The applicant, Kathleen Graham, is proposing to locate a daycare/preschool, Olympic View
Montessori, within a portion of the existing building at 18530 76`x' Ave. W. The site is located
within the Neighborhood Business (BN) zone. As part of the proposal, Ms. Graham will be
making a few changes to the site that trigger the requirement for administrative design review.
The application form is included as Attachment 1. Initially, Ms. Graham's proposal included
establishing an outdoor playground near the center of the site, which included the relocation of an
existing dogwood tree and establishment of additional landscaping. The applicant's initial
statement describing the scope of work and site plan, both submitted on May 7, 2010, are
included as Attachments 2 and 3 respectively. Following submittal of the subject application for
administrative design review, the applicant determined that there was not sufficient space on the
site to provide all required parking stalls as well as the outdoor playground. Thus, the applicant
removed the outdoor playground from the plans, and is now proposing much less of a change to
the exterior of the existing site. The applicant's updated statement describing the scope of work
and updated site plan, both submitted on June 24, 2010, are included as Attachments 4 and 5
respectively,
The current proposal is to retain the existing parking stalls on the east side of the site and add
additional stalls within the existing paved area on the western side of the site. An exterior
playground is not proposed at this time. The applicant intends to establish an indoor playground
Page I of 4
File No. PLN20100030
Olympic View Montessori
Administrative Design Review
next year; however, the indoor playground will not require design review since it is not visible
from the exterior of the property. Current exterior changes include removal of most of the
existing deck near the center of the southern building fagade and lowering the existing wooden
fence near the center of the side from six feet down to four feet in height. In the area where the
deck is removed, the applicant proposes to have a children's garden. The applicant proposes to
add sweet autumn clematis and vinca minor to the existing landscape bed along the fence line on
the southern side of the site and to add arborvitae to the eastern portion of the southern landscape
bed. The retention of the existing fence near the center of the site (although lowering it to four
feet in height) will serve to partially screen the new parking spaces on the western side of the site.
Due to the project's location within the BN 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 SEPA threshold determination, the proposal may be reviewed by staff as an
administrative Type I decision, subject to the requirements of ECDC 20.01 and 20.02.
A Critical Areas Checklist was submitted in 1994 under File No, CRA 19940008, and the subject
site was inspected for critical areas. A determination that the site contains and/or is adjacent to a
steep slope was issued. Due to the fact that the critical areas code was updated in 2005, the site
was re-evaluated for critical areas during review of the subject proposal. It was confirmed that
the western portion of the site contains and/or is adjacent to a slope that is steep enough to qualify
as a Landslide Hazard Area as defined by ECDC 23.40 and 23.80. Any exterior changes to the
site will be reviewed for compliance with applicable critical areas requirements during review of
the building permit application. The subject application is for adding to the existing landscape
areas on the property, which should not impact the steep slope. Thus, a critical areas study was
not required for the subject application.
C. Edmonds Community Development Code (ECDC) Compliance
1. ECDC 16.45 (Neighborhood Business) Zone
a. The subject site is located within the
Neighborhood Business (BN) zone.
b. ECDC 16.45.010(C)(6) requires a
Conditional Use Permit for a daycare center
as a primary use within the BN zone. A
Conditional Use Permit (File No.
PLN20100025) was approved on June 17,
2010 for the proposed daycare/preschool.
2. ECDC 17.50 (Parking)
The applicant plans to retain the existing
parking stalls on the eastern side of the site
and to add additional parking stalls within
the existing paved area on the western side
of the site for a total of nine on-site parking
stalls. The proposed parking layout has
been reviewed for compliance with parking
requirements and Engineering standards as
part of the building permit review
(BLD20100323). Thus, no further review
is required at this time related to the on-site
parking requirements.
City of Edmonds Zoning Map
Page 2 of 4
File No. PLN20100030
Olympic View Montessori
Administrative Design Review
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. Type III landscaping is appropriate for the northern and
southern sides of the subject site because there are similar uses to the north and south.
Since the applicant is not proposing to change the use of the entire site, nor is the
applicant making any significant changes to the exterior of the site, it is not appropriate to
require the applicant to bring the landscaping along the southern side of the property into
complete compliance with the Type III landscaping requirements. The applicant's
proposal to supplement the existing landscaping along the southern property line will
bring the site closer towards the Type III landscaping requirements. The existing
building is located fairly close to the northern property line, so there is not enough space
for substantial landscaping along the majority of the northern property line. The existing
landscaping along the northern property line is sufficient.
b. Type IV landscaping is intended to provide visual relief where clear sight is desired, such
as along street frontages. Thus, Type IV landscaping is appropriate for the eastern side of
the site adjacent to 76"' Ave. W where clear sight is desired for vehicles entering and
exiting the site. The existing landscaping on the eastern side of the site strives towards
Type IV landscaping. The applicant has not proposed to supplement the existing
landscaping on the eastern side of the site; however, the proposed changes to the site do
not warrant the requirement to bring the eastern landscape bed into complete compliance
with the Type IV landscaping requirements.
c. Minimum size and spacing requirements for shrubs and groundcover are provided in
ECDC 20.13.015.
D. Criteria and Comprehensive Plan Compliance
The subject site is located within the "Neighborhood Commercial" designation of the
Comprehensive Plan. The Comprehensive Plan design objectives for landscape buffers state that
landscape buffers should strive to reduce the visual impact of parking lots and cars. Staff fees
that the addition of the arborvitae on the eastern portion of the southern side of the site will help
to break up the view of the parking area from the south. Additionally, by retaining the existing
fence, although reducing it to four feet in height, the western portion of the site will continue to
be screened from street view.
F. Technical Review
The Engineering Division has reviewed this application and did not have any concerns over the
proposal.
G. Public Comments
Pursuant to ECDC 20.01.003(C), public notice is not required for Type I decisions. Thus, public
notice was not required for the subject application. As such, no public comments have been
received in response to the proposal.
H. Findinps and Conclusions
1. The applicant has proposed to change the use of a portion of the existing building to a
daycare/preschool. As part of the change in use, the applicant will be adding additional
parking stalls on the western side of the site within the existing paved area and reducing the
height of the existing fence to four feet. Since the proposal does not otherwise include any
changes to the exterior of the site, nor does it include a change in use of the entire site, it is
Page 3 of 4
File No. PLN20100030
Olympic View Montessori
Administrative Design Review
appropriate for the applicant to be required to supplement the existing landscaping, but not to
bring the entire site into compliance with current landscaping requirements.
2. The applicant has provided plans (Attachments 4 and 5) indicating that the existing
landscaping will be supplemented, particularly along the southern property line where the
existing landscaping is lacking. This will enhance the exterior of the site and will help to
provide additional screening of the paved area on the western side of the site when
approaching the site from the south.
I. Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
for file number PLN20100030 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. The Planning Division must be contacted following the planting of the new landscaping for
an inspection.
3. The applicant shall follow the minimum size requirements of ECDC 20.13.015 for the
proposed shrubs and groundcover.
J. Attachments
1. Land Use Application
2. Applicant's Statement —Received May 7, 2010
3. Site Plan —Received May 7, 2010
4. Applicant's Revised Statement— Received June 24, 2010
5. Revised Site Plan —Received June 24, 2010
K. Expiration
The following is a summary of the deadlines and procedures for filing extensions. Any person
wishing to file an extension should contact the Planning Division at 425.771.0220 for further
procedural information.
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.
Page 4 of 4
city of edmonds
land use application
771
ARCHITECTURAL DESIGN REVIEW • ' OFFICIAL USE ONLY
❑ COMPREHENSIVE PLAN AMENDMENT p
❑ CONDITIONAL USE PERMIT FILE # PbV Zo l a 0030 ZONE
❑ HOME OCCUPATION DATE S NI l REC'D BY U f
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE 00--0 RECEIPT # 1(1-(,
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE G�TAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION RECEIVED
❑ REZONE
❑ SHORELINE PERMIT MAY 07, 2010
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER: DEVELOPMENT SERVICES
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DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
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DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT
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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 application
�onnthe ^behalf of thhe owner as listed below.
SIGNATURE OF APPLICANT/AGEN(t ' ' -CXJ11 n ` kakV1 DATE S
Property Owner's Authorization
`�%
-/At i� llt , certifv 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 of inspection and postin�ndant to this application. 1
SIGNATURE OF OWNER c' DATE j !" /-n' J
This application form was revised on 8/10/09. Questions? Call (425) 771-0220.
L:\LIBRARY\PLANNING\Forms & Handouls\Public Handouts\Land Use Application-doc
Attachment 1
April 30, 2010
City of Edmonds
1215" Avenue North
Edmonds, WA.98020
General Design Review Permit
To Whom It May Concern:
t
This letter is for the general design review permit application for the Olympic View Montessori playground at its
proposed new location of 18530 76th Avenue West in Edmonds, Washington. Olympic View Montessori has been a
Montessori Preschool and Kindergarten serving the, Perrinville Area of Edmonds for the past five and half years. Olympic
View Montessori is proposing a move directly across the street from their current location in un -incorporated Snohomish
County, to continue to serve the needs of the families of this community. Olympic View Montessori is a
preschool/daycare that serves children ranging in age from 2 %2 through 6 years, the use of a playground meets the criteria
of the City of Edmonds Comprehensive Plan, as it is essential to its business operations, and continues to improve its
business opportunities. Furthermore, the playground minimizes potential negative impacts to adjacent development,
reinforces the character and activities within a district and builds a more cohesive and coherent physical environment.
Olympic View Montessori will be moving two plants for the current parking strip to the front landscape bed. They will
also add arborvitae, sweet autumn clematis and vinca to further the landscape design. This will limit any vegetation
removal from the site and increase the significant landscape features of the building. Furthermore, the wooden fence
currently at the site will be lowered to 4 feet, but moved forward and reused to provide a visual barrier between the front
parking and the playground. The new playground continues to meet the criteria of the City of Edmonds Comprehensive
Plan by assisting Olympic View Montessori in serving the local neighborhood and encouraging the neighborhood
commercial area of Perrinville by reflecting the identity and character of this neighborhood, thus strengthening its
importance as a neighborhood Center.
Perrinville and the property located at 18530 76th Avenue West, is in the Neighborhood Business zone of the City of
Edmonds. Olympic View Montessori meets the zoning ordinance of the Neighborhood Business by offering a service
needed on an everyday basis by residents of the neighborhood area. Furthermore, Olympic View Montessori brings
families into the Perrinville area, providing business and economic stability to the small businesses located in that region.
We hope you will consider and approve the general design review permit application for the playground of Olympic View
Montessori and its occupation of the property located at 18530 76th Avenue West in Edmonds.
Sincerely,
Kathleen Graham
Owner, Olympic View Montessori
Attachment 2
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June 23, 2010
City of Edmonds
121 5`h Avenue North
Edmonds, WA 98020
General Design Review Permit
To Whom It May Concern:
Montessori
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C®u�T�R ACES
This letter is for the re -submittal of general design review permit application for the Olympic View Montessori at its
proposed new location of 18530 76`h Avenue West in Edmonds, Washington. Olympic View Montessori has been a
Montessori Preschool and Kindergarten serving the Perrinville Area of Edmonds for the past six years. Olympic View
Montessori is proposing a move directly across the street from their current location in un -incorporated Snohomish
County, to continue to serve the needs of the families of this community. Olympic View Montessori is a
preschool/daycare that serves children ranging in age from 2 '/2 through 6 years, the use of a playground/ play area meets
the criteria of the City of Edmonds Comprehensive Plan, as it is essential to its business operations, and continues to
improve its business opportunities. Furthermore, the playground/play area minimizes potential negative impacts to
adjacent development, reinforces the character and activities within a district and. builds a more cohesive and coherent
physical environment.
Olympic View Montessori will be keeping the existing parking in the front of the building and adding 6 additional spots
in the rear parking lot. The parking spots are 4 perpendicular spots in front of the garage and two parallel spots on the
south side of the lot. The adding of these spots will not require any movement of existing plants. However, the existing
deck will be removed up to 3' in front of the south side of the building, where the deck will be repaired as needed for
safety. The area under the existing deck will be filled with topsoil to create a 3'9" landscape bed. This.bed will provide a
suitable garden area for the children to plant vegetables and flowers in, as well as possible additions of sweet autumn
clematis and vinca to further the landscape design. Also, sweet autumn clematis and vinca will be added to the front of
this landscape bed along the existing fence and arborvitae will be added to southwest flower bed to further the landscape
design. This will limit any vegetation removal from the site and increase the significant landscape features of the building.
Furthermore, the wooden fence currently at the site, will be lowered to 4 feet, and shortened in length by 2' and then
reused to provide a visual barrier between the front parking and the back parking area, which will also be used as an
outdoor play area. A new playground will be added to the indoor play area in the summer of 2011, when the second
classroom is proposed and permitted. The addition of these features and the future playground continues to meet the
criteria of the City of Edmonds Comprehensive Plan by assisting Olympic View Montessori in serving the local
neighborhood and encouraging the neighborhood commercial area of Perrinville by reflecting the identity and character of
this neighborhood, thus strengthening its importance as a neighborhood Center.
Perrinville and the property located at 18530 76`x' Avenue West, is in the Neighborhood Business zone of the City of
Edmonds. Olympic View Montessori meets the zoning ordinance of the Neighborhood Business by offering a service
needed on an everyday basis by residents of the neighborhood area. Furthermore, Olympic View Montessori brings
families into the Perrinville area, providing business and economic stability to the small businesses located in that region.
We hope you will consider and approve the general design review permit application for the playground of Olympic View
Montessori and its occupation of the property located at 18530 76`h Avenue West in Edmonds.
Sincerely, ^ j
mwla r n �—
Kathleen Graham
Owner, Olympic View Montessori
Attachment 4
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