BLD-2011-0508 Design review decision with attachment.pdfOV,
ED"'Otic CITY OF E+ IDMON DS
121 51h Avenue North ® Edmonds, WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.ci.edmonds.wa.us
L 1 g90 DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
BLID-2011-0508 Project Proposal
The El Capitan Condominiums is proposing to update the exterior of the building at 200 James Street.
The building, constructed in 1977, has somewhat of a dated appearance (see photos below); the proposed
updates include: installing hardiplank lap siding in place of white stucco, replacing deck railings with
face -mounted aluminum railings, installing vinyl windows for the existing aluminum, installing new
metal roof cap, painting other concrete walls, installing a new address sign, etc. The site is zoned
Downtown Business (BD -4).
Property Owner Applicant Contractor
El Capitan HOA H. Todd Kilburn TBD
200 James Street Kilburn Architects
Edmonds, WA 98020 1661 East Olive Way, #102
Seattle, WA 98102
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 (a Type I decision). There are no
specific design standards for the BD -4
zone so the proposal is reviewed against
the policies and objectives of the
Downtown Activity Center contained in
the Comprehensive Plan.
Analysis
1. Comprehensive Plan Compliance.
a. Goals, Policies and Objectives.
The goals, policies and objectives
for the Downtown Activity
Center (Downtown Mixed
Residential) are located on pages
55 — 60 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
Page I of 2
File No. BLD -2011-0508
El Capitan exterior remodel
following goals, policies and objectives of the Comprehensive Plan:
i. "Improve streetscape character to enhance pedestrian activity in downtown retail, general
commercial, and residential areas." (page 56)
ii. "Improve pedestrian access and way -finding by providing variety in building forms, color,
materials and individuality of buildings. " (page 57)
iii. "Break up large building masses and provide elements that accentuate the human scale of a
fagade." (page 59)
iv. "Improve the visual and physical character and quality of Downtown Edmonds." (page 59)
2. Edmonds Community Development Code (ECDC) Compliance
No changes to the bulk of the building are proposed. The existing landscaping will remain
unchanged.
Findings and Decision
The proposed changes, as shown in the three renderings of Attachment 1, will be a significant
improvement from existing. It would be interesting if a somewhat brighter color palette had been selected
but the earth tones chosen will provide a great deal of additional interest to the building than white stucco.
The transparent deck railings are an attractive feature as are the proposed vinyl windows, which will
likely be much more energy efficient than the existing aluminum windows. The heavier cornice band, the
two-tone fiber cement siding, and the darker brown painted concrete will serve to provide additional
depth to the building and create a better feeling of scale by breaking up the vertical dimension of the
building. A new canopy will be proposed over the main entrance in a separate permit which will provide
weather protection at that location. A new wall sign with brass -finish metal letters will replace the
canopy sign at the main entrance as well.
Based on the facts and analysis of this report, staff finds that the El Capitan remodel proposal satisfies the
applicable criteria and standards in the Comprehensive Plan and zoning ordinance as required in section
20.12.030 ECDC. Therefore, the design of this project (File No. BLD -2011-0508) is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code.
Mike Cluastor"+lanning Division `Date
Attachments
1. Building elevation renderings Al —A3
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.
Page 2 of 2
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