BLD20100760 Design Review Staff Report.pdfCITY OF EDMONDS
121 5"' Avenue North Edmonds, WA 98020
Phone: 425.771.0220 - ax: 425.771.02.21 - Web. www.ci.edmonds.wa.us
I,9, DEVELOPMENT SCRVIC Es D17ARTM.ENT: PLANNIM', DwISION
T Phillip and Deborah Moran
DJM Investments
FROM:
Jefinifer Machuga, planner
DATE: November 4, 2010
FILENUMBER: BLD20100760
PROPOSAL: Administrative design review associated with a building permit application for a
change of use from single-family residential to office for DJM Investments,
located at 8304 196tu' St. SW„ within the Multiple-Farnily Residential, RM -2.4
zone.
A. Prygeift Owner Applicant
DJM Investments Same as owner
8304 l96"' St. SW
Edmonds, WA 98020
B. Infrodliefion
The applicant, DJM Investments, is proposing to change the use of the existing single-family
residence at 8304 1.96`u' St.. SW to a professional office. The site is located within the Multiple -
Family Residential (RM -2.4) zone. As part of the proposal, the applicant will be malting changes
to the site that trigger the requirement for administrative design review. The application form for
the associated building permit application (BLD20100760) is included as Attachment 1. Changes
to the exterior of the site include creating three neve parking stalls, constructing a ramp and
landing at the entrance to the building, establishing new landscaping, and cutting a few existing.
trees. The landscape plan, which also indicates the new parking, ramp and landing is included as
Attachment 2,
Due to the project's location within the RM -2.4 zone, the proposal is subject to the General
Design Review requirements of ECDC 20.1.1. 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 reviewed under File No. CRA20100068, and the subject site was
inspected for critical areas. No critical areas were observed on or adjacent to the subject property.
Thus, a "waiver" from the critical areas requirements of ECDC 23.40 through 23.90 was issued.
Page 1 of 4
C. Edmonds Connnunigy,Develyiment CoLk,, ��DC 1�L
L_ _�pp ai_
I. ECDC 1.6.30 (Multiple Residential) one
a.. The Subject site is located within the
Multiple -Family Residential (RM -2.4)
zone,
b. ECDC 16.30.010(0(1} requires a
Conditional Use Permit for offices in
RM zones, A Conditional Use Permit
(File No. PLN20100042) was approved
on September 8, 2010 for the proposed
Office,
a.
ECDC 17.50.020(B)(5) requires
businesses and professional offices with
on-site customer service to provide
parking at a rate of one space per 400
square feet. The existing building is
1,165 square feet, which requires three
parking stalls. The applicant has
1 1— H
indicated t three new parking staals on LI ic
site plan, Thus, the proposal will comply
with the parking requirements of ECDC 17.50.
3.
File No BLD20100760
DJM hivestments — Change of Use
Administrative Desi. -11 Review
ECDC 20.13 (Landscapigger�uirenie
Oly of Fchn onds 7oning Ahip
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
portion of the Subject site to add visual separation of the office and parking area from the
street. The landscape plan indicates a variety of trees, shrubs and ground cover on the
entire northeast corner ofthe site between the pai'king, building, and street. The
arborvitae adjacent to the street will comply with the requirement of ECDC
20,13.030(C)(I ) for the majority of the trees to be evergreen. The two Japanese maple
trees and the assortment of shrubs will provide varied heights and textures to the front of
the property and will provide sufficient visual relief of the building and parking area,
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 adjacent to the
northern side of parking stall #1. The landscape plan indicates gulf stream nandina in this
area. Based on comments from the Engineering Division, a condition of approval has
been added requiring these shrubs to be maintained ata. maximum mature height of three
feet in order to avoid a sight distance hazard for vehicles entering and exiting the site.
c. Type V landscaping is intended to provide Visual relief and shade in parking areas.
Pursuant to ECDC 20.13�.03 O(E), a minimum of 17,5 square feet of Type V landscaping
is required per parking stall, which yields a total of 52.5 square feet; however, a
inimimun of 150 square feet is required. The large area of landscaping to the cast of the
parking area well exceeds 150 square feet and complies with the requirements for Type V
landscaping,
Page 2 qf 4
File No. BLD20100760
DJM Investments — Change of Use
Administrative Design Review
The applicant has proposed to remove four existing fruit trees on the southern portion of
the site. These trees are being overcrowded by the existing very large maple tree near the
southeastern portion of the site as well as the fir tree near the southwestern corner of the
site. Due to the overcrowding by the larger existing trees, which are proposed to be
retained at this time, these smaller fruit trees are not contributing significantly to the
overall tree cover of the site, and it appeals that the larger trees will be able to continue to
fill in the site with less overcrowding once the fruit trees are removed. The applicant has
proposed to plant one new vine maple tree near the southern property line and several
new rhododendrons and ferns on the southeastern portion of the site, which will help to
accommodate for the loss of the fruit trees and keep the site in compliance with the Type
III landscaping requirements. It would not be appropriate to require to applicant to
replace the four fruit trees at a one-to-one ratio, as the southern portion of the site is too
small and the tree canopy that is to be. retained is too large to support the growth of four
new trees.
e. Minimum size and spacing requirements for trees, shrubs, and groundcover are provided
in ECDC 20.13.015.
D. Criteria and Comprehensive Plan Compliance
The subject site is located within the "Multi Family — Medium Density" designation of the
Comprehensive Plan. Nothing in this proposal appears to be in conflict with the goals and
policies of the Comprehensive Plan.
P. Technical Review
Any comments from the other reviewing divisions/departments will be provided as part of their
review of the associated building permit application (BLD20100760).
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. Findint"s and Conclusions
1. The applicant has proposed to change the use of the existing single-family residence to an
office. As part of the change in use, the applicant will be creating three new parking stalls on
the northwestern portion of the site, constructing a ramp and landing, and modifying the
existing landscaping. Since the proposal is not to completely redevelop the site with a new
building, it is appropriate to require the applicant to supplement and upgrade the existing
landscaping, but not to bring the entire site into full compliance with current landscaping
requirements.
2. The applicant has provided a landscape plan (Attachment 2) indicating the proposed
landscaping changes. The proposed landscaping will enhance the exterior of the site and will
help to provide screening of the business from off-site.
I. Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
for file number BLD20100760 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.
Page 3 of 4
File No. BLD20100760
D7M lnvestments — Change of Use
Administrative Design Review
2. The Planning Division must be contacted following the planting of the new landscaping for
an inspection.
3. The shrubs adjacent to the northern side of parking stall 91 shall be maintained at a mature
height of no greater than three feet.
4. The applicant shall follow the minimum size requirements of ECDC 20.13.015 for the
proposed shrubs and groundcover.
J. Attachments
1. Building Permit Application
2. Approved Landscape Plan
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.
Ex ip ratioLi —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
OF Ebb
-4,
City of Edmonds
DEVELOPMENT SERVICES
COMMERCIAL & MULTI -FAMILY BUILDING
PERMIT APPLICATION
121 5b Avenue N, Edmonds, WA 98020
Phone 425.771.0220 A Fax 425.771.0221
PLEASE REFER TO THE COMMERCIAL & MULTI-FAMILYBUILDING CHECKLIST FOR SUBMITT41, REQUIREMENTS
PROJECT ADDRESS (Street, Suite #, City State, Zip):
Parcel #:
I
Subdivision/Lot
Project Valuation: $
APPLICANT:
Phone:
Fax:
Address (Street, City, State, Zip):
E -Mail Address:
zT
PROPERTY OWNER:
Phone:
Fax:
Address (Street, City, State, Zip):
E -Mail Address:
LENDING AGENCY:
Phone:
�J ji,
Address (Street, City, State, Zip):
E -Mail Address:
CONTRACTOR:*
Phone:
Fax;
Address (Street, City, State, Zip):
WA State License #/Exp. Date:
*Contractor must have a valid City of Edmonds business license prior to doing work in the
City Business License #/Exp. Date:
City. Contact the City Clerk's Office at 425.775.2525
DETAIL SCOPE OF WORK:
Z_
PROPOSED NEW SQUARE FOOTAGE FOR THIS PROJECT:
Basement: sq. ft.
Garage: _Sq, ft,
V Floor: Sa. ft.
Deck: sq. ft.
2nd Floor: ft.
Other- sq, ft.
3'd Floor:
Occupancy:, Occ€1pa cy Load:
Retai-nina Wall: 0 Yes [I No
Gradin -. — eyds. I Ty2e of Construction:
I declare under penalty of perjury laws that the information I have provided on thisformlapplieation is true, correct and
complete, and that I ant the property owner or duly authorized agent of the property owner to submit apermit application to
the City of Edmonds.
Print Name: I �I_g
9/0ner F1 Agent/Other (specify):
Signature' 01 (
Date: la - is -
FORM E L:\Buildin,g New Folder 20101DONE & x-ferred to L -Building -New driveTorm E:doc Attachment 1
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