Admin design review with attachments.pdfC 1 g 1
To:
From:
Date:
Subject:
CITY OF ED'IONDS
1215th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 . Web: wwwArnondswa.0
DEVELOPMENT SERVICES DEPARTMENT a PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
Street file for 547 Dayton St.
Sean Conrad, Associate Planner
September 21, 2015
Administrative Design Review STAFF DECISION for BLD20151019
BLD20151019 Project Proposal
The property owner, Jantz Investments, LLC is proposing to enclose a third floor deck to create new
office space. The proposal includes constructing a 12' x 23' foot addition on the north side of the
existing roof access to the third floor. The siding, color and windows will match the existing building
exterior. The subject site is located within the Downtown Business, BD2, zone.
Property Owner:
Applicant:
Jantz Investments
Warren Lafon
c/o Dr. Gregg Jantz
849 Puget Way
547 Dayton St.
Edmonds, WA 98020
Edmonds, WA 98020
Design Review Process
As part of the City's review of the building permit referenced above, staff design review is required
pursuant to Edmonds Community Development Code (ECDC) Chapter 20.10. The site is located
within the Downtown Business, BD2, zone, which is subject to district -based design review under
ECDC Chapter 20.12 and the particular standards found in ECDC Chapter 22.43.
Design review for projects within the BD2 zone that do not require a threshold determination under
the State Environmental Policy Act (SEPA) may be reviewed by staff as a Type I decision subject to
the requirements of ECDC 20.01.003. Pursuant to ECDC 20.12.030, staff must find that the proposal
is consistent with the zoning ordinance (including the design standards in ECDC Chapter 22.43) as
well as relevant district -specific design objectives contained in the City's Comprehensive Plan.
Findings & Conclusions
1. Scope. According to ECDC 20.10.020, design review is intended to apply to all development
including any improvement to real property open to exterior view, including but not limited to
buildings, structures, fixtures, landscaping, site screening, signs, and parking lots. Thus, the
subject design review focuses on the exterior addition identified in the scope of work under
BLD20151019.
Page 1 of 4
2. Environment. The project is exempt from review under the State Environmental Policy Act
(SEPA) pursuant to WAC 197-11-800(2) because the proposals involves a minor addition to an
existing building. A critical area determination conducted in 2008 under file number
CRA20080036 found that no critical areas existed on or adjacent to the site. As such, a
"Waiver" from the critical areas requirements of ECDC Chapters 23.40 through 23.90 was
issued.
3. ECDC 20.12.030 Design Review Criteria
A. Edmonds Communitv Development Code (ECDC) Comoliance
1. ECDC 16.43 — Downtown Business (BD) Zones
Site development standards applicable to the BD2 zone are contained within ECDC
16.43.030.
Setbacks: Since the subject site is not immediately adjacent to residentially (R) zoned
property, the site does not have any setback requirements. Thus, the proposal for the
third story addition will comply with setback requirements.
Heip,ht: The maximum permitted height within the BD2 zone is 30 feet. The proposal
will create additional office space just north of the roof access. The roof access is 30
feet in height and the new addition will carry the same roofline north towards the alley.
Thus, the proposal will comply with the 30 -foot height limit.
Designated Street. Front: Pursuant to map 16.43-1, this property is included in the
designated street front and the subsequent regulations governing designated street
front property. ECDC 16.43.030.A requires a minimum height of the ground floor within
the designated street front of 12 feet; however, the exception in ECDC 16.43.030.B.10.c
states that "existing buildings may be added onto or remodeled without adjusting the
existing height of the ground floor to meet the specified minimum height, so long as the
addition or remodel does not increase the building footprint or its frontage along a
street by more than 25 percent." Thus, the proposal is not required to comply with the
minimum height of ground floor.
Parkin Pursuant to ECDC 16.43.030.D.2, no parking is required for any commercial
floor area of permitted uses within the BD2 zone. Thus, no parking is required for the
subject proposal.
Open ,Space: The proposal does not have an open space requirement pursuant to ECDC
16.43.030.E since the subject lot is not larger than 12,000 square feet.
2. ECDC 20.13 — Landscaping Requirements
The site has landscaping along the building's south side along Dayton Street. The
proposed third story addition will not impact existing landscaping on the property.
Therefore, no landscaping plan is required for the proposed project.
3. ECDC 22.43 —Design Standards for the BD Zones
Design standards for the BD zones are contained within ECDC Chapter 22.43. Because
this is a minor addition to an existing building complete code compliance like that for a
new building cannot be obtained
Staff has reviewed the design standards of ECDC Chapter 22.43 as related to the third
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story addition on the north side of the building. The design standards contained in ECDC
22.43 primarily deal with the street side of the building. The proposed addition will not
be seen from the street side of the building but will be visible from the public alley on
the north side of the property. Based on the minor addition's limited scope, the
following design standard is applicable in this case."
22.43.060.8.1 — Walls or portions of walls on abutting streets or visible from
residential areas where windows are not provided shall have architectural treatment
(see standards under ECDC 22..4.3.,.0550.
The proposed addition will use matching exterior materials as the existing building and
will not substantially alter the appearance of the existing building. Windows are
included in the proposed addition so additional architectural treatment is not necessary.
Furthermore, the addition will be located on the north side of the building, away from
and not visible by the residential development to the south of the building. Thus, staff
finds that the proposal meets the intent of the BD design standards of ECDC Chapter
22.43.
• MMMMMM, .
1. Location —The site is located within the "Downtown Mixed Commercial" designation of
the Comprehensive Plan as well as within the "Downtown/Waterfront Activity Center."
Downtown design objectives are located on pages 123 —127 of the Comprehensive Plan
and are intended to encourage the development of high quality, well-designed projects
that reflect the values of the citizens of Edmonds.
Staff has reviewed the downtown design objectives of the Comprehensive Plan as
related to the subject proposal. The design objectives that are most applicable to the
subject proposal include the following:
A.14 Building Form. Encourage new construction to avoid repetitive, monotonous
building forms. (p. 124)
A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging
human scale elements in building design and/or by subdividing building
masses vertically or horizontally.(p. 124)
The proposal meets the applicable design objectives of the Comprehensive Plan by
incorporating windows and exterior siding treatment to avoid a monotonous wall along
the alley.
Decision
Staff finds that the proposal is consistent with the Zoning Ordinance, applicable design standards,
and Comprehensive Plan. Therefore, staff finds that the design of the exterior changes to the
existing building proposed under permit BLD20151019 are APPROVED.
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have reviewed the application for compliance with the Edmonds Community Development Code.
September 21, 2015
Sean Conrad, Associate Planner
Attachments
1. Building Permit Application
2. Site Plan
3. Elevation Views of Proposed Exterior Changes
Appeals
Date
Design review decisions by staff 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.
Page 4 of 4
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121 5TH AVENUE NORTH - EDMONDS, WA 98020
PHONE: (425) 771-0220 - FAX: (425) 771-0221
BUILDING APPLICATION A(TEPTANCE
Tuesday, August 11, 2015
This Application has been accepted by the City of Edmonds for review. More information and changes
may be required during this process. The review target date is: Tuesday, September 01, 2015
Your City Contact is: KRISTIN JOHNS
Application Number: BLD20151019
Project Address: 547 DAYTON ST, EDMONDS
JANTZ INVESTMENTS
C/O DR GREGG JANTZ
547 DAYTON ST
EDMONDS, WA 98020-3431
WARREN LAFON
(425)774-0580
Work Description:
L'NCLOSE 3RD FLOOR DECK FOR OFFICE SPACE
Outstanding Items at Time of Submittal:
It is anticipated that the following departments will be reviewing your application:
, Building
p P lanning
1 Engineering
Fire
Please wait to re -submit corrections until after you have received comments from all reviewing
departments.
I HEREBY AC KNOW LEDGETHAT I HAVE READ THIS APPLICATION THAT THE INFORMATION GIVEN IS CORRECT
AND THAT AM THEPROPERTY OWNER, OR THE DULY AUTHORIZED AGENT OF THE PROPERTY OWNER TO
SUBMITA BUILDING PERMITAPPLICATION TO THE CITY.
IGNATURE (OWNER
PRINT NAME
I
I
TE SA;NED
To view up to date information about your application please visit the City of Edmonds Development Services
website at http✓/www.edmondswa.gov.
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