ADB-11-32 Staff Report with Attachments.pdfCITY OF E+ DMONDS
° 121 5rh Avenue North m Edmonds, WA 98020
% Phone: 425.771.0220 ® Fax: 425.771.0221 m Web: www.edmondswa.gov
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x DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
TO: Ms. Pam Stuller
FROM: ,
nnifer Machuga, Associate Planner
October 13, 2011
PL N20110032: Converting an approximate 1.26 square foot area located adjacent to Girardi's
Osteria restaurant at 504 5"' Ave. S into a public plaza.
A. Property Owner Applicant
Mr. Patrick Girardi Ms. Pam Stuller
6401 NE 181st St., Unit B2 19304 — 21" Ave. NW
Kenmore, WA 98028 Shoreline, WA 98177
B. Introduction
Pam Stuller, submitted an application on behalf of Patrick Girardi to convert a nine foot by
fourteen foot area located directly adjacent to the existing deck on the northern side of Girardi's
Osteria restaurant at 504 5"' Ave. S into a public plaza (Attachment 1). The applicant has
indicated the location of the proposed plaza on a site plan (Attachment 2), and has provided a
detailed plan of the plaza itself, which includes locations of proposed plantings (Attachment 3).
The applicant has also provided photographic examples of specific elements of the public plaza,
including a screen, steel landscape enclosure, pavers, and wooly pockets (Attachment 4).
C. Critical Areas
A Critical Areas Checklist for the subject site was reviewed in 1999 under File No.
CRA19990201. The subject property does not appear to contain any critical areas as defined by
ECDC 23.40. As a result, a waiver from the requirement to complete a study was issued.
D. Findings and Conclusions
The subject site at 504 5"' Avenue South is located within the Downtown Business, BD2,
zone. The eastern portion of the site contains a restaurant (Girardi's Osteria), and the western
portion of the site contains a coffee shop (Walnut Street Coffee). The surrounding properties
to the north and east are also located within the Downtown Business, BD2, zone. The
properties to the south are located within the Downtown Business, BD3, zone. The properties
to the west and northwest are located within the Multi -Family Residential, RM -1.5, zone.
Surrounding uses include multi -family residential, a bank, office, and commercial uses. See
the Zoning and Vicinity Map for reference (Attachment 5).
Page I of 3
File No. PLN20110032
Administrative Design Review
2. The area of the proposed public plaza is approximately 126 square feet. The proposed plaza
is located at the northwest corner of the existing Girardi's Osteria restaurant building, tucked
between the existing deck and the northern side of the building. As indicated on the site plan
(Attachment 2), this space is adjacent to and encroaches past the northern property line into
the public right-of-way. The portion of the plaza that encroaches into the public right-of-way
requires an encroachment permit as discussed below in the "Technical Review" section of
this report.
The area where the public plaza is proposed to be located had overgrown vegetation that had
not been maintained and appeared very unsubstantial. This overgrown vegetation did not
positively contribute to the design elements of the building, and if anything, it detracted from
the otherwise attractive appearance of the Girardi's Osteria building and the existing
landscaping at the northeastern corner of the site and within the right-of-way at the street
corner adjacent to the site.
4. Edmonds Community Development Code (ECDC) Section 16.43.030.E provides open space
requirements for buildings on lots larger than 12,000 square feet or having an overall building
width of more than 120 feet. Although this is not the case for the subject property nor the
existing buildings on the site, it is noted that the code encourages the establishment of open
space areas within the Downtown Business (BD) zones. The open space requirements
encourage the establishment of a "public plaza or sidewalk that is accessible to the public"
and "landscaping which includes a seating area that is accessible to the public." Although the
subject site is not required to establish an open space area meeting all of the requirements of
ECDC 16.43.030.E, the proposed public plaza would bring the site closer towards meeting
the goals and intentions of this section of the ECDC by establishing a public plaza that is
directly connected to the sidewalk and that is accented by landscaping. Additionally, the
applicant has indicated the desire to place a few seats within the plaza that would be open to
the public.
5. The proposed public plaza would be bounded to the south and east of the plaza by a 42 inch
high screen. The design concept of the proposed screen is depicted in the photo examples
provided by the applicant (Attachment 4). This screen will serve to shield the underside of
the existing Girardi's Osteria deck as well as the existing compressor unit located between
the southern side of the proposed plaza and the Girardi's Osteria building. The applicant has
proposed to hang wooly pockets from the screen. A photographic example of the proposed
wooly pockets is provided by the applicant in Attachment 4. The public plaza plan
(Attachment 3) indicates that the wooly pockets will contain annual and perennial plants that
will be maintained and updated each season. These wooly pockets will help to provide visual
relief and interest to the screen, which itself is of an architecturally pleasing design.
6. In order to accommodate for the slight grade change from east to west, the applicant proposed
to support the western side and northwestern corner of the plaza with a steel landscape
enclosure, similar to that which is depicted in the photographic example provided by the
applicant (Attachment 4). This will allow the applicant to build up the elevation of the
western side of the plaza so that the elevation of the plaza will be flush with the elevation of
the adjoining sidewalk at the northeastern corner of the plaza. Additionally, this will assist in
providing a flat surface to place the pavers, the style of which is also depicted in the
photographic examples (Attachment 4).
7. For plantings within the public plaza, the applicant has proposed to retain an existing hinoki
cypress obtusa, which is located near the southwest corner of the plaza on the opposite side of
the screen from the plaza itself. This tree provides visual relief to the northern fagade of the
Girardi's Osteria building and also helps to screen view of the existing compressor when
viewing the area from the west. Additionally, the applicant has proposed a row of wood
spurge (euphorbia amygdaloides) along the western side of the plaza and the western portion
Page 2 of 3
File No. PLN20110032
Administrative Design Review
of the northern side of the plaza. This small "wall" of plants will help to provide visual
distinction of the boundaries of the public plaza and will also serve to block people from
stepping up and down the small grade change created by the steel landscape enclosure. The
applicant has also proposed to plant blue oat grass at the northwestern corner of the plaza,
which will further help to distinguish the boundaries of the plaza and provide visual
separation of the northwestern portion of the plaza from the sidewalk.
E. Public Comments
Administrative design review is a Type I decision subject to the requirements of ECDC 20.12
(District -Based Design Review) and 20.01 (Staff Decision —No Notice Required). Therefore, no
public notice was required for the subject application. The City has not received any comment
letters regarding this project.
F. Technical Review
The Public Works Department, Parks and Recreation Department, Building Division, and
Engineering Division have reviewed the subject proposal. The Public Works Department, Parks
and Recreation Department, and Building Division had no comments on the proposed public
plaza (Attachments 6, 7, and 8 respectively). The Engineering Division has also reviewed the
proposal and commented that an encroachment permit will be required since the proposed plaza is
partially located within the public right-of-way (Attachment 9), as indicated by the location of the
northern property line on the site plan (Attachment 2). The requirement for an encroachment
permit has been added as a condition of approval.
G. Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the design
review for file number PLN20110032 is APPROVED with the following conditions:
1. An encroachment permit shall be reviewed and approved by the Engineering Division prior to
installation of the open space features.
2. Utilities shall be located prior to work in order to avoid disruption of existing utilities.
H. Attachments
1. Land Use Application
2. Site Plan
3. Public Plaza Plan
4. Photo Examples
5. Zoning and Vicinity Map
6. Public Works Department Comment Form
7. Parks and Recreation Department Comment Form
8. Building Division Comment Form
9. Memo from Jeanie McConnell dated October 6, 2011
I. Appeals
Administrative design review is a Type I decision which is subject to judicial appeal pursuant to
ECDC 20.01.004.C. 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 3 of 3
City of Edmonds
Land Use Application
❑ ARCHITECTURAL DESIGN REVIEW ®'
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FILE # FL,N,)O\\003 ZONE C� Z
❑ HOME OCCUPATION DATE ro1 11 RECD BY G� M
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE b k---10 RECEIPT #
❑ LOT LINE ADJUSTMENT HEARING DATE &//A
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE O STAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIAN E / REASONABLE USE E {CEPTION
OTHER: V I l� p VI
PROPERTY ADDRESS OR LOCATION
PROJECT NAME (IB APPLICABLE) � /^
PROPERTYOWNER PA 1 t f / "q(__ PHONnE #
ADDRESS (� i L
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DESCRIPTION OF PROJECTOR PROPOSED USE (ATTACH C VER LETTER AS NECESSARY) M! 'l
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DESC BE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) D- GC
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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 infi-action 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 applicati n the behalf the owner as listed below.
SIGNATURE OF APPLICANT/AGENT 1 DATE l
Property ONY er's Authoriza�io
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I - certify under the penalty of perjury under the laws of the State of
Washington that the fol owing is true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, a'nd rant mypermission for the public officials and the staff of the City of Edmonds to enter the
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subject property for the purpo /f inspection and posting attendant to this application.
SIGNATURE OF OWNER DATE I
Questions? Call (425) 771-0220.
Revised on 9/14/10 B - Land Use Application. doc Cage i ul i
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Attachment 3
Landscape elements for proposet'.1 PUblic at Mar= / mnut street coffe(,,
Siniple cernent pavers extemd,the look i,:)Uflio
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Area created by, screen an(,.,l cernent pavers posj,j.,-jojIed
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File No. PLN20110032 0 iarriiiaiririirrrrr4(5 91,u
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180
Feet Attachment
Project Number: PLN20110032
Applicant's Name: PATRICK GIRARDI
Property Location: 504 5th AVE. S. -�
Date of Application: 6/1/11 Date Form Routed: 6/-TS/11
Zoning: DOWNTOWN BUSINESS (BD2)
Project Description: CONVERTING 9x14' LANDSCAPE AREA INTO PUBLIC SPACE
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name of Individual Submitting Comments:
Title:
1 have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
® I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions low or
attached.
(please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
4 Date:
Signature:
a
Phone/E-mail:
Project Number: PLN20110032
Applicant's Name: PATRICK GIRARDI
Property Location: 504.5T" AVE. S.
Date of Application: 6/11/11 Date Form Routed: 6/22/11
Zoning: DOWNTOWN BUSINESS (BD2)
Project Description: CONVERTING 9'X 14' LANDSCAPE AREA INTO PUBLIC SPACE
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name of Individual Submitting Comrm�ents:C�nr Y f __
Title:
C_
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
El I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date: Ca 7—Itl I
Signature: a_
Phone/E-mail: j C_ �rL Oe c�S ,Lei rG2 ��
Project Number: PLN20110032
Applicant's Name: PATRICK GIRARDI
Property Location: 504 5t" Ave. S.
Date of Application: 6/1/11 Date Form Routed: 6/22/11
Zoning: DOWNTOWN BUSINESS (BD2)
Project Description: CONVERTING 9'X 14' LANDSCAPE AREA INTO PUBLIC SPACE
If you have any questions or need clarification on this project, please contact:
Responsible Staff: GINA COCCIA Ext. 1778
Name of Individual Submitting Comments:
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
El I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Phone/E-mail:
Date:
To:
From:
Subject:
Jen,
October 6, 2011
Jen Machuga, Planner
Jeanie McConnell, Engineering Program Manager
PLN20110032 — Public Space
504-5 Ih AVe S
The Engineering Division has reviewed and approved the subject application with the
following condition of approval to be noted in the staff report.
1. An encroachment permit for the proposed public space shall be reviewed and approved by
the Engineering Division prior to installation of the associated open space features.
Please note, an encroachment permit has been submitted and is currently. being reviewed. Any
comments related to the encroachment permit will be sent directly to the applicant.
Thank you,
Jeanie
City of Edmonds Attachment