BLD-2011-0474 Design Review Decision.pdf�y OV,
ED4110 a CITY OF EDMONDS
121 5`I' Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
t$qo DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECISION -
BLD -2011-0474 Project Proposal
Aldercrest Health & Rehab is proposing a 225 square foot accessory structure for the site located at 21400
72nd Ave. W. No changes are proposed to the existing convalescent home. The accessory structure will
be placed in the home's parking lot, taking up two parking spaces. Even with the elimination of the
spaces, the site will comply with the parking requirements of ECDC 17.50.
Property Owner
Aldercrest Health & Rehab
111 W. Michigan St., Suite 293
Milwaukee, WI 53203
Introduction
Applicant
Contact
Hunt Engineering Svcs., Inc. Paramount Painting & Svcs., Inc.
9560 Moran Road NE 37351 S.R. 54W
Bainbridge Island, WA 98110 Zephyr Hills, FL 33542
The subject location is addressed as 21400 72nd Avenue West. The Comprehensive Plan designates the
site as Mixed Use Commercial with the Medical/Highway 99 Activity Center overlay. The site is zoned
RM — 1.5, Multiple Residential.
Design Review Process and Criteria
Due to the location and type of project (SEPA determination not required), district -based design review
by staff is required according to Edmonds Community Development Code (ECDC) 20.12.030.13(a Type I
decision). According to ECDC 20.12.070.13, the proposal must be reviewed against the design standards
contained in ECDC 16.60 along with the general urban design standards as well as the policies specific to
the Medical/Highway 99 Activity Center contained in the Comprehensive Plan.
Analysis
1. Comprehensive Plan Compliance.
a. Goals and Policies. Goals and policies for the Medical/Highway 99 Activity Center are located
on pages 61 — 67 and are intended to encourage the development of high quality, well-designed
projects that reflect the values of the citizens of Edmonds. The proposal satisfies the intent of
following goals and policies of the Comprehensive Plan:
i. "New development should be high-quality and varied — not generic — and include amenities
for pedestrians and patrons." (page 66)
ii. "New development should be allowed and encouraged to develop to the fullest extent possible
while assuring that the design quality and amenities provided contribute to the overall
character and quality of the corridor." (page 66)
b. Design Objectives. General urban design objectives are found on pages 92 — 98. The proposal
meets the following general design objectives:
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Aldercrest accessory structure
i. Site Design. "The development of parking lots, pedestrian walkways and landscaping
features is an integral part of how a building acts 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 physical environment."
The proposed accessory structure will be located interior to the site in an area of existing
parking stalls, two of which will be removed by placement of the structure. An existing
walkway will provide access to the structure from the existing building.
ii. Building 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."
The simple structure is slightly less than 10' tall and will not cause shadows or impact views.
iii. Building Facade. `Building Fagade 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 ofplace and integrity valued by the residents of
the City of Edmonds."
The proposed structure is a free-standing, pre -manufactured metal and glass shelter with
partially enclosed walls. It is composed of structural elements with a bronze anodized
aluminum finish covered by a standing seam brown metal roof and clear tempered glass sides
— see Attachment 1. The interior will be lit and a seating bench is included.
2. Compliance with ECDC 16.60.030 —Design Standards for the CG zone.
a. Site Design and Layout
(3)(a). "All lighting shall be shielded and directed away from adjacent parcels. This may be
achieved through lower poles at the property lines and/or full "cut off' fixtures."
The proposed structure has lighting mounted under the roof which will be cast downward, not
outward.
b. Building Design and Massing
(1). "Buildings shall convey a visually distinct "base " and "top. " A "base " and "top " can
be emphasized in different ways, such as masonry pattern, more architectural detail, step -
backs and overhangs, lighting, recesses, visible 'plinth " above which the wall rises,
storefront, canopies, or a combination thereof. They can also be emphasized by using
architectural elements not listed above, as approved, that meet the intent."
The proposed structure has a visually distinct top and base — see Attachment 1. It is of simple
construction designed for weather protection and light outdoor use.
Decision
Based on the facts and analysis of this report, staff finds that the design review for this project (File No.
BLD -2011-0474) is APPROVED.
�I/have r�e�view d the application for compliance with the Edmonds Community 7velopm nt Code.
Mike Clugston, Planning Division Date
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Aldercrest accessory structure
Appeals
Per ECDC 20.01.003 and 20.07.006, appeal of this Type I decision must be filed by a party of record with
standing to file a land use petition in Snohomish County superior court within 21 days of the issuance of
the decision.
Attachments
1. Typical elevation view
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