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Admin Design Review with attachments.pdfCITY OF EDMONDS 121 5`h Avenue North • Edmonds, WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web:wwr dg1L)q . °ww w)" DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION ADMINISTRATIVE [DESIGN REVIEW FINDINGS, CONCLUSIONS AND DECISION TO: John Rettenmier FROM: - ......� Sean Conrad, Associate Planner DATE: October 21, 2015 REQUEST Application for new four -unit condominium at 620/622 Glen Street in the Multiple Residential (RM -1.5) zone. (Building permit No. BLD20150771) A. Pro + witerIA Lr L ig°overt John Rettenmier 24144 East Greystone Lane Woodway, WA 98020 B. Introduction The applicant is proposing to construct a new four -unit condominium building. Because of the project's location and size, the general design review standards contained in the Edmonds Community Development Code (ECDC) chapter 20.11 apply. The review and decision process is conducted as an Administrative Staff Decision with a staff decision issued per ECDC 20.11. A "waiver" from critical area report requirements was issued under file number CRA -2007-0128. As proposed, the project does not trigger SEPA. Figure 1 The proposed4-plex will be located between the two existing 4-plex units pictured below. The proposed 4-plex will have similar design elements of the existing 4-plex units including roof modulation, split flame windows and street side balconies. Page 1 of 6 C. Edmonds Conununi& DeM g nen1 Code C—D C—o-,-rt-iplian 1. ECDC 1.6.301 (Multiple Residential Gene a. The improvements are proposed on property with a multiple residential zoning designation (RM - 1.5). Most properties in the immediate vicinity are also zoned and developed to the RM -1.5 requirements (see inset at right). b. 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 6,597 square feet. The site plan states the building will cover 2,809 square feet or 43% of the lot. Cily of Edmonds Zoning Map c. Sample height calculations were provided on the elevations. It appears that the applicant has attempted to stay just at or under the maximum height with the building at 29 feet from average grade. The maximum allowable height in this zone is 25 feet plus a potential 5 -foot bonus for a 4:12 pitched roof, which this building has included. The building height of 29 feet will be confirmed in the field as part of the building permit. d. In the RM -1.5 zone, the minimum lot area per dwelling unit is 1,500 square feet. The subject parcel is 6,597 square feet yielding a maximum density of four dwelling units. This project proposes four dwelling units and thus is acceptable for the zone. e. The table below shows there uired setbacks for structures in the RM -1.5 zone. Street Rear RM -1.5 Glen Street Side Side Alley Zone (North) (West) (East) (South) —-.........._. ............ Required 15 feet 10 feet 10 feet 15 feet Setbacks Proposed 15 feet 10 feet 10 feet 24 feet Setbacks According to ECDC 16.30.040, eaves and chimneys may project into a required setback not more than 30 inches. The eaves and cantilevered roof over the entry on the west elevation appear to meet this criterion; all setback measurements will be confirmed during building permit review. Page 2 of 6 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. Lb and the table below: Type of multiple Required parking spaces dwellima unit Der dwelline unit Studio 1.2 1 bedroom 1.5 2 bedrooms 1.8 3 or more bedrooms 2.0 b. The floor plans (Attachment 4) indicate that each of the four units will have two bedrooms. The applicant has shown eight enclosed spaces provided beneath the structure. It appears that the applicant will meet the minimum parking requirements; however, this will be confirmed through the building permit process as it is up to the Engineering Division to ensure that the parking spaces shown meet the minimum size requirements. 3. ECIC 20.13 (Landscaping Rec uirements Landscaping required for the four-plex unit falls under the Type II Landscaping requirements. Type II landscaping is intended to create a visual separation between similar uses. In addition to the Type 1I landscaping, ECDC 20.13.020.E states, "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 building will be in excess of 4,000 square feet (approximately 7,792 sf), automatic irrigation is required. The proposed landscape plan and irrigation plan are included as attachment 2. The proposed landscape plan meets the intent of the Type II landscaping requirement, as it is sufficient to soften the size and scale of the proposed building, creating a visual separation between the two adjacent four-plex buildings. A planting strip, 3 -feet wide and running the length of the driveway, is proposed between the two driveways serving the garage doors facing Glen Street. The 3 -foot wide landscape strip includes a mix of shrubs and a vine maple tree up close to the building. This strip, along with the landscaping on the east and west sides of the building, will help to break up the large concrete areas for the driveways along Glen Street. The Edmonds Street Tree Plan calls for Cercidiphyllum japonicum `Katsura Tree' on Glen Street. The proposed landscape plan includes two Katsura Trees along Glen Street with a spacing of approximately 40 feet. The trees and spacing are in accordance with the street tree plan. With these trees in place, they will further soften the appearance of the garages along Glen Street while still allowing adequate sight lines and access. A trellis is proposed where the western access walk meets the sidewalk at the northwest corner of the property. The trellis and associated shrubs and groundcover provide some additional interest at the street front of the building. 4. ECDC 20.11 General Design n Review Criteria) This section of the code requires that buildings be designed to comply with the purposes of the general design review criteria chapter and to avoid conflict with the existing and planned character of the nearby area. The criteria require that all elements of a proposed building's design shall form an integrated development, harmonious in scale, line and mass. Page 3 of 6 The proposed four-plex meets the criteria listed in this code section. The building includes exterior elements such as windows, balconies, the colors are earth tones and mechanical equipment for the new dwellings will not be visible from the street. The massing of the building is broken up by using a combination of multiple rooflines, varying exterior materials and colors from floor to floor and the inclusion of complimentary landscaping. The proposed site treatment includes a landscaping plan that helps to screen and provide some privacy along the longer walls on the east and west sides of the building. The landscaping proposed on the street side of the building will partially screen the building over time and help to soften the look of the building from the street. Trash collection is located in the rear of the building, off the alley, and is screened by a cedar fence. Lighting is limited to areas around the walkway and entry door for security and safety purposes. D. Criteria and Comprehensive flan Con lia nt a 1. Location. Since the parcel is designated "Multi -Family High Density" and within the "Downtown/Waterfront Activity Center," the building is reviewed against the applicable General Design Objectives found on pages 123-125 of the Comprehensive Plan. 2. (ijactives for° Site fl4esi n. "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 negative impacts to adjacent development, reinforces the character and activities within a district and builds a more cohesive and coherent physical environment." City of Edmonds Comprehensive Plan Map, December 2013 a. Vehicular Access and Parkin Parking is proposed to be enclosed beneath the structure. Two garages on the north side of the building access Glen Street and two on the south side access the alley. b. Connections On and Offsite. A sidewalk is provided on the west side of the site to provide pedestrian access to the individual units from the sidewalk along Glen Street. c. Lighting. Light fixtures are proposed adjacent to the garage entrances and at the western entrance. These fixtures should provide satisfactory lighting at those entrances. Two bollard lights are proposed along the access walk on the western side of the building. d. Signage. No signage was proposed in this application. All signs must meet the requirements found in ECDC 20.60. e Site Utilities Storage, Trash and MechaiJ_ca;i. The road drainage water and sewer plans for the project identify an irrigation water meter and a domestic water line/fire line located in the street right-of-way. The water lines will be placed in an approved meter box. A sewer line will be located on the south side of the property, extending from the Page 4 of 6 building to the sewer main in the alley. A clean out is shown on the plans with the alley right-of-way. The sewer clean out is proposed in the alley. At this location, it will be required to be installed in accordance with city codes and inspected by city as part of the building permit. A central box unit (CBU) for mail delivery service is proposed in the Glen Street right-of-way, between the sidewalk and property line. Based on a review of the plans no heating and cooling equipment, or other exterior utility equipment is proposed on the building itself. A proposed trash enclosure will be screened from view by a 6 -foot tall cedar fence and will be accessed directly from the alley. 3. Design Ob''ectives forBuilding 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." a. 13uildim, Fogji. According to the elevation drawings provided (Attachment 3), building height appears to be at the 25' height limit, including the use of a 4:12 roof to use the additional 5' height exception available in RM zones. This is not out of character with the other multi -family structures in the immediate area. b. Mwssift. The building includes a combination of exterior materials to aid in breaking up the massing of the building. Decorative rock is proposed on the ground level around the garage doors. The second level includes horizontal siding and balconies for the two units on this level. The third floor includes shingle siding, balconies for each of the units and a 4:12 roof. Based on the applicant's proposal, the materials, balconies and roof pitch serve to break up the structure's massive appearance. c. Roof Modulation. The proposed building includes roof modulation similar to those of the existing four-plex units on either side of the property shown in Figure 1 of this report. The roof modulation proposed is adequate for the size and scale of the building. d. "Nall Modulation. As mentioned above, the proposed exterior building walls consist of varied material applications. These applications separate the individual floors and reduce the feeling that the building is a large box. 4. Design Objectives for Building Fagade. "Building facade 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. " a. lade Requirements. The building's main non -vehicular entry is on the west side. A cantilevered roof adds some interest and affords some weather protection for pedestrians. b. mW rudc,w)La rity and Articulatiout;. Due to the orientation of the building on the lot, the largest windows are proposed for the north and south facades. Small balconies for each of the units are proposed on these facades as well. The windows on the east and west facades, while fairly plain, do provide nice balance to the facades and include trim around each of the windows to help enhance the building's aesthetic appeal. c. building Facade Materials. Proposed materials include stone veneer around the garage entrances with horizontal siding along the remainder of the lower level. Horizontal board and batten would define the first floor and cedar shingles on the top floor. Each building floor siding is broken up with a horizontal trim piece providing another opportunity for an accent color and breaking up the massing of the building. Page 5 of 6 d. Accents/Colors/Trim. Colors are shown on the color study (Attachment 5). The colors proposed are neutral, non -garish and compatible with colors used in surrounding development. F. Technical Review The Engineering Division, Fire, Public Works, and Building Divisions are in the process of reviewing the building permit application. Each of the departments will ensure that the proposed building meets all applicable city codes or condition the permit appropriately to be code compliant. G. Decision Based on the facts, conclusions and attachments to this report, staff finds that the design review for this project (file number BLD20150771) 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 building site plan, elevations, colors, siding materials and landscape plan shall substantially comply with the attached plans to this report upon completion of the building. Any changes to the plans and/or materials shall be approved by staff. 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 20.11 — General Design Review, and ECDC Chapter 20.13 — Landscaping, as well as meeting the requirements of the zoning ordinance. H. Attachments 1. Site Plan 2. Landscape Plan 3. Elevations 4. Floor Plans 5. Colors and rock sample 6. Application 1. Aggeals and & airation 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. E�p�igitl— Section 20.11.050 describes the time limits for 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. Page 6 of 6 Attachment 1 A, 14 1 mill -- --- ----- Ile . ..... .... 6 ------- - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ........ ... ------ rl, — =74� WWI Imp tl µmew.. p F� ' �� , �� r Attachment 1 A, 14 1 mill -- --- ----- Ile . ..... .... Attachment 1 lit Attachment 1 I T-' EDMONDS 4 -UNIT CONDOMINIUM . . ..... . .... LANDSCAPE PLAN . .. ..... mil 1. ", �Ali S' CI hil I T-' EDMONDS 4 -UNIT CONDOMINIUM . . ..... . .... LANDSCAPE PLAN . .. ..... mil 1. ", fill . .... ...... . ull r ip I EDMONDS 4 -UNIT CONDOMINIUM IRRIGATION PLAN 0 Z1 PA Attachment 2 h i EDMONDS 4 -UNIT M z p CONDOMINIUM LANDSCAPE PLAN Attachment 2 �j 31, 14 e: A 1 �Ifl I EDMONDS 4 -UNIT M z p CONDOMINIUM LANDSCAPE PLAN Attachment 2 :> IM e;@11, J r 46 d > ul LO w M I Hill Nii RIP g AR I- "' 110il-AA-11, 11 1Y d > ul LO w M I Hill Nii RIP g AR 1Y d > ul LO w M I yy 1Y > ul LO w M I M M t --J-- *200*= OILMN OT"AmIr 4 UNIT Campo EnIMON1:15, Y4^ Attachment 3 Attachment 3 I ok" ul 11' 1 31 I OEM8 ie 620A11,22 spewOTWOW NASH & ASSOCIATES A A C 14 1 TJ9 C T S Mou UNIT clotwlo Attachment 4 1 �PI I Ilids' 6 `� � ill glij, t l � r It Ii ,,.... FIVE N � a� n All awaV ° ryy "q ,( ^ED ,... 6r ij r� r us. r ux;;,>,ror�au441w'r-4aw�w.'r4l�n, e. •• •—, rrvw,�fR. A M M K Da M X au p VI M N lW m. S � 4 n� A 6 ¢ ......0 11M �� i � � 9 "•w�t ..7�q �. �..N ®...pu..A„.�dw•n.,UY..�I,.� " M. '� r we Attachment 4 y��;'�� roe Im jigii,��gup ia�N 1 � Mill � Oil a i ? ...i�....... ... la. i a �b �C � �Y� w q P ,,,, i Y e�,.u��FP IYP II lel NE•4 � 0 k f R tl 1pyy H7d 4 tl G NY'a J h I �fl . .....,.m.... o Jdl'✓w+W Nil'" R N 1'A� 1 - I, B 'Y,� 'r .V� �.H ,. N tap � ....... n I 4 u 1 vpC'R. ^+w0 _ �..,.�,,,. " wKK; I a ¢� NASH A ASE RCHI+C TScoNvo q E17MOND5, WA rn �� Attachment 4 017 -Do Attachment 5 /� 3 .2 � ? : ! � DEVELOPMENT SERVICES COMMERCIAL & MULTI -FAMILY BUILDING PERMIT APPLICATION r 1 121 5`s Avenue N, Edmonds, WA 98020 City of Edmonds Phone 425.771.0220 2 Fax 425.771.0221 PLEASE REFER TO THE COMMERCIAL & MULTI-FAMILYBUILDING CHECKLIST FOR SUBMITTAL REQUIREMENTS PROJECT Alda SS (Street, Suit #, Ctate, Zi ): Parcel #: LAO ", �lty '"~ O A0 3c? S7/02a0700 Subdivision/Lot #: Project Valuation: $ d21 OD p, G1co At?PLIC : � f'hto =Fax: �'- le Address (Street, City, State Zip): E -Mail Addre s. IU2, iayAL r .r a I PR EEI TY OW7: r � 0110° Fax: .� /n/C/ " S 7S-O.5'i4S ��Address (S' ;et, City, State, .Zip): E -Mail address: �/� y8� X4;1. eons LENDING AGE Cy. � � P1011e 1^ : 2'6355"` Address (Street, Cly, State, Zi ): E-Mitd cess: 0. . I'3b��C, CoI�7 CONTRACTOR:* 'act � P" Ip Pl g1le: Fax: �d - � <- ddress Street, City, St e„ ' ift. Moi Ad tress A o -O �1� +�'rwYl'i�%dam" State License #�Esp, 1"�ate: *Contractor must have a valid City of Edmonds business license prior to W 2 doing work in the City. Contact the City Clerk's Office at 425.775.2525 City Business License #/Exp. Date: DETAIL THE SCOPE OF WORK: � a % � PROPOSED NEW SQUARE FOOTAGE FOR THIS PROJECT: 1 st Floor: 1, S-,? 7 sq. ft. 2° Floor: . S-17 s , ft. 3` Floor: P ! ft. Basement: A/ A sq. ft. Garage: 2, / 3 s & DecklCvrd Porch: Other: sq. ft. Retaining Wall: ""fresM No,M Fire S rinklers: Yes In No Lj Occu ancv Grou (s): Occupant Loads : Type(s) of Construction: Grading: Cut cu.vds. Fill cu.yds. Cut/F11 in Critical Area: Yes NoEl I declare under penalty of perjury laws that the information I have provided on this fornVapplicatlon is true, correct and complete, and that I am the property owner or duly authorized agent of the property owner to submit a permit application to the City of Edmonds. Print Name: I r OwnerX Agent/Other ❑ (specify): Signature: gate FORM E LABuilding New Folder 201 OWNE & x-ferred to L -Building -New driveTorm E 2014.do= Attach m q 1j? 1/17/2014 :Equipment Type Appliance/Equipment Information (new and relocated) Total # Furnace Gas # iec #_Other: #_ BTUs: <101 Location(s) ij/ Air Handler / VAV Gas #_Elec #_Other: #_CFM: <10k >10k Location(s) (circle selected) AC / Compressor / Boiler / Heat Pump / Gas k Elec #_Other: _ #_ BTUs: <100k, I00k 500k, ___500k-Mil Roof Top Unit HP; <3, 3-15, 15-30 Location(s) (circle selected) Hydronic Heating Gas # Elec #_In-Floor Wall Radiant_ Boiler BTUs: Location Exhaust Fans (single Bath #Kitchen #A—Laundry # Other: #� duct) b Fireplace Gas # ' lec #_Other: k Location(s) Dryer Duct FU'EL GAS Appliance Type Appliance/Equipment Information (new and relocated) Total # AC Unit BTUs•• Location(s): _ _ Furnace _ BTUs: Location(s): _ +1 , y Wale1 0 Boiler BTUs: Location(s): 0 Other: BTUs: Location(s): Fireplace/Insert BTUs: 04 Location(s): elStove/Range/Oven Dryer Outdoor BBQ 5� TOTAL OUTLETS PLUMBING FIXTURE C'MINT Fixture Type (new and relocated) Total # Fixture Type (new and relocated) Total # Water Closet (Toilet) i Pressure Reduction Valve/Pressure Regulator Sink (kitchen, laundry, lavatory, bar, eye wash, etc.) 6 / Water Service Line el Tub/Shower f Drinking Fountain 0 Dishwasher $4 Clothes Washer Hose Bib Backflow Prevention Device (e.g. BBPA, DCDA, AvB) Water Heater Tankless? Yes ❑ No Hydronic Heat in: Floor Wall ❑ Floor Drain/Floor Sink Other; Refrigerator water supply (for water/ice dispenser) LOther: FORME L:\BuildingNew Folder 201MONE & x-ferred to 1 -Building -New drive\Form E 2014.docx Attach m%pt.01/17/2014 DEVELOPMENT SERVICES COMMERCIAL & MULTI-FAMILY BUILDING CHECKLIST 121 5a' Avenue N, Edmonds, WA 98020 Phone 425.771.0220 Q Fax 425.771.0221 City of Edmonds PROJECT ADDRESS: 0 Ck �,��-_Ir u O PRE-APPLICATION MEETING? YES M NO [] If YES, Pre-application Number: Plans shall be of sufficient clarity to indicate the location, nature, and extent of the work proposed, and conform to the provisions of the adopted International Codes and City Ordinances. 0 PC y SUBMITTAL REQUIREMENTS n °0 o a°a n a ft The number indicates the number of copies for a y submittal (:f applicable). Check marks indicate 41 � ts ►� �dB additional submittal requirements that may CD apply to your project �e ADDlication Form E 1 1 1 1 1 1 Site Plan 3 32.. 3 3 3 3 F/C Reduced Site Plan (11 X 14 or 8 '/Z x 11) 1 1 1 1 1 1 F/C ✓� Construction Drawings 3 3' 3 3 3 3 Structural Drawing and Calculations 3 3 3 3 ✓ WA State Energy Code NREC Calcs & Lighting V/ V11V/ ✓ Site Classification Worksheet 3 3 Site Development Plans/Civils 4 4 1 " Engineering Re ort/Drainage Calculations 3 3 ✓ Landsc ' e Plan 3 3 Right —of--Wav Permit Application 1 1 1 Critical Areas Determination or Checklist 1 1 1 Geotechnical Report 3 3 3 Health District Approval Letter ✓ ✓ ✓ Manufacturer's Specifications/Cut Sheets ✓ ✓ ✓ ✓�3 Contractor's City of Edmonds Business License ✓ ✓ ✓ ✓ ✓ ✓ Washington State Contractors License ✓ ✓ ✓ ✓ ✓ Vol Plan Check Fee (due upon submittal) ✓ ✓ ✓ ✓ ✓ ✓ Traffic Impact Analysis 3 3 3 3 Survey 3 3 Special Inspection and Testing Agreement ✓ ✓ - ✓ ✓ Envelope Plans and Documents/Condos 2 2 Bonds I 1 ✓ ✓ Architectural Design Approval 1 1 ' ✓ ✓ Peer Review Fees ✓ ✓ Deferred Submittals ✓ ✓ Shop Drawings ✓ ✓ Street Use ✓ • Handouts and Standard Details may be found on the City's website yww edMpjr w v or can be obtained at City Hall during normal business hours. • Plans/calculation/reports prepared by state licensed architects or professional engineers must be stamped and signed by the design professional. FORME LABuilding New Folder 201000NE & x-fen ed to L-Building-New drive\Fonn E 2014.doex }} Atta ch m ti " 1/17/2014