BLD20110943 Design Review Decision.pdfr Op ED yr
Y °moo CITY OF EDMONDS
12151h Avenue North ® Edmonds, WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
-.STAFF DECISION -
BLD -2011-0943 Project Proposal
Edmonds Woodway, LLC is proposing interior alterations and minor exterior refurbishment of the
retirement home facility at 22816 Edmonds Way (State Route 104). The parcel is zoned Multiple
Residential (RM -1.5). The exterior changes include adding a parking space and trash facilities as well as
adding a brick veneer on the first floor of the north facade that faces Edmonds Way.
Property Owner
Edmonds Woodway, LLC
590 Putter Court
Incline Village, NV 89451
Design Review Process and Criteria
Applicant
Trimark —Westgate, LLC
16915 SE 272nd, #100-178
Covington, WA 98042
Contractor
Construction Expeditors
16915 SE 272nd, #100-178
Covington, WA 98042
Due to the location and type of project (SEPA determination not required), general design review by
staff is required according to Edmonds Community Development Code (ECDC) 20.11 (a Type I decision).
There are no design standards specific to the RM -1.5 zone so the proposal must be reviewed against the
general urban design standards as well as the policies specific to the Edmonds Way Corridor contained
in the Comprehensive Plan.
Analysis
1. Comprehensive Plan Compliance.
Goals and Policies. Goals and policies for the Edmonds Way Corridor are located on page 77 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:
"Use design review to ensure that development provides a transition to adjacent residential
neighborhoods. For uses in transitional areas adjacent to single family neighborhoods, use
design techniques such as the modulation of facades, pitched roofs, stepped -down building
heights, multiple buildings, and landscaping to provide designs compatible with single family
development. Make use of natural topography to buffer incompatible development
whenever possible."
Design Objectives. General urban design objectives are found on pages 92 — 98. The proposal
meets the following general design objectives in improving the physical appearance and
character of Edmonds:
i. Site Design.
1. C.8.b. "Improve pedestrian access and way finding by providing variety in building
forms, color, materials and individuality of buildings."
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File No. BLD -2011-0943
Edmonds Woodway, LLC
A brick veneer is proposed to be added to the first floor of the north facade facing Edmonds
Way. This color and material change will improve the appearance of the existing structure
and emphasize the entrance to the building.
2. C.12.a. "Hide unsightly utility boxes, outdoor storage equipment, supplies, garbage,
recycling and composting."
The proposal includes the addition of a screened trash enclosure near the northwest corner
of the building.
ii. 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 of place and integrity valued by the residents of
the City of Edmonds."
The addition of the brick veneer will improve the character and appearance of the building
as seen from Edmonds Way.
2. Compliance with ECDC 20.11.030— General Design Review Criteria.
a. Building Design
The brick veneer on the north fagade will improve the appearance of the existing structure and
emphasize the entrance to the building.
Findings and Decision
Based on the facts and analysis of this report, staff finds that the Edmonds Woodway, LLC proposal
satisfies the applicable criteria and standards in the Comprehensive Plan and zoning ordinance as
required in section 20.11.020 ECDC. Therefore, the design of this project (File No. BLD20110943) is
APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code.
Mike Clugston, Planning Division
Appeals
Date
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.
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