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BLD20120999 Design Review Staff Report with Attachments.pdfOV CDA, a CITY OF EDMONDS " 121 5"' Avenue North a Edmonds, WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.goy ins i 8qo DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION TO: Dr. Gregg Jantz w FROM:..,.,, ..-' ennifer Mach)#garAss ociate Planner DATE: November 28, 2012 FILE NUMBER: BLD20120999 PROPOSAL: Administrative design review associated with a building permit application for a new retaining wall, replacement concrete stairs and walkway, new circular patio, and landscaping improvements for the existing multi -family residential site located at 528 Dayton Street. A. Property Owner Applicant Dr. Gregg Jantz Francis Spillane 547 Dayton St. Edmonds Landscaping Edmonds, WA 98020 22319 76`x' Ave. W Edmonds, WA 98026 B. Introduction A building permit application (File No. ,/� ` �,�%�/ ///G/irk✓�/d��j!�`%/�/�%! j� j BLD20120999) was submitted by Edmonds Landscaping on behalf of the property owner, Dr. Gregg Jantz, for improvements to the WHEN,existing multi -family residential site located atMEN//i 528 Dayton Street. The proposal includes new f/ �/,%v �//, r, „� /,/�i/�fi,A%� yi �/�� /,�r� f (i�//// retaining wails near the northern properly line, replacement concrete stairs and walkways, a Subject Property, new circular patio, and improvements to the DAYTON ST 528 Dayton St. existing landscaping. � f. . , iii,% Since the associated building permit application ,,,�,�� cn LU is for changes to the exterior of the site, design /�j� > review is required. The subject property is i ; < located within the Multiple -Family Residential (RM -1.5) zone (see inset zoning map). As such, the proposal is subject to the General Design �� t Page 1 of 3 File No. BLD20120999 Jantz Landscaping Improvements Administrative Design Review Review requirements of ECDC Chapter 20.11. 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. The application form for the associated building permit application (BLD20120999) is included as Attachment 1, and the site plan indicating the proposed changes is included as Attachment 2. C. Criteria and Comprehensive Plan Compliance The subject site is located within the "Multi Family — High Density" designation of the Comprehensive Plan. Nothing in this proposal appears to be in conflict with the goals and policies of the Comprehensive Plan. D. Technical Review Any comments from the other reviewing divisions/departments will be provided as part of their review of the associated building permit application (BLD20120999). E. 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. F. Findinms and Conclusions a. The subject site is located within the Multiple -Family Residential (RM -1.5) zone. The adjacent properties to the east and south are also located within the RM -1.5 zone, while the properties to the north and west are zoned Downtown Business (BD). b. RM -zoned properties are subject to the General Design Review requirements of ECDC Chapter 20.11. c. The applicant has provided a site plan (Attachment 2) indicating the proposed site improvements. The proposed work is primarily on the northern side of the site, which currently contains an existing rockery, stairs, walkway, and groundcover. Aside from the existing street trees, the existing landscaping, which is primarily groundcover, does not offer visual interest to the site. The lack of interest in the existing landscaping can be seen in the photo below. Page 2 of 3 File No. BLD20120999 Jantz Landscaping Improvements Administrative Design Review d. A Critical Areas Checklist was reviewed under File No. CRA20120095. The site was determined to contain an Erosion Hazard Area pursuant to the requirements of ECDC 23.40 and 23.80. As such a "Study Required" determination was issued. The Engineering Division conditioned the associated building permit (BLD20120999) that the owner/applicant is responsible for erosion control and drainage. No further critical areas study is required at this time. e. Pursuant to ECDC 20.13.030.C, Type III landscaping would be required along the northern side of the subject site in order to buffer the site from the street. However, since the proposal is not to change the use of the site nor to redevelop the site with anything more than replacements of the existing rockery, concrete stairs, and walkways, the requirement to upgrade the existing landscaping is not triggered. However, the applicant has proposed to improve the existing landscaping on the northern portion of the site by planting three new red dwarf laceleaf maples, provide a waterfall feature, and to establish new plantings throughout the portion of the site where these improvements are being made. As such, although the proposal does not trigger the requirement for the applicant to bring the site into compliance with current landscaping requirements, the applicant is voluntarily improving the existing landscaping. f. Since the existing landscaping on the northern site of the site currently consists of primarily groundcover, the proposed landscaping, particularly the three new maple trees, will enhance the exterior of the site. This meets the intent of the landscaping requirements of ECDC Chapter 20.13. G. Decision Based on the facts, conclusions, and attachments to this report, staff finds that the design review for file number BLD20120999 is APPROVED with the following conditions: a. 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. b. The Planning Division must be contacted following the planting of the new landscaping for an inspection. H. Attachments a. Building Permit Application b. Approved Site Plan I. Ex piration 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. Expiration — Section 20.11.050 describes the time limits for design review approval. ECDC 20.11.050.A: Unless the owner submits 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 3 of 3 PLEASE REFER TO THE COMMERCIAL & A1ULTI-TAMILYBUILDTNG CHECKLIST FOR SUBMITTAL REQUIREMENTS 0 PROPOSED NEW SQUARE FOO'T'AGE FOR TMS PROJECT: Basement: sq. ft. Garage:' I" Floor: sq. ft. Deck: sq. ft. 2n Floor: sq. ft. Other: sq. ft. 3r Floor: sq. ft. Occupancy: Occupancy Load: Retaining Wall: ❑ Yes ❑ No Grading: cyds. I Type of Construction: I declare under penalty of perjury laws that the information I have provided on this form/application is true, correct and complete, and that I ant the property owner or duly authorized agent of the property owner to submit a permit application to the City of Edmonds. Print Name: �f ❑ Owner A,Agent/Other (specify): Signature — Date:�l- FOPW E L:\Building New Folder 201RDONE L x-ferred to L -Building -New driveTorm E.doc 1 4VA,SHINCirmq PTUAME TTAC RMETERitD LkN08CAPE AR-11+1 Ear,y f .,t 11,) -{',. MAN, � onST,CERTMCATE 140. 1117 MAPS CDMOND,S L AND,SOA II •', �� ,� u � T �w � r�,jz E/. f SRI'S � ni 1 fi /4 / rl �� aRy, �.epc @ &. I Ply to tl � R � ... � .9i4 � ..' / r �• a �. , u �a a y (➢ °" � m/t a r a ... �V C I .4 t e e b" i d l y 0 g and'. FO 1 4" tt a Q1 � k of p ; ,, a iiti t, WWI �� R_ a'47 L w "a",.",,, i' 3 &;A b 148 Y d 0"I a p jy9� 4 n� � V � p , r �& ari0 U ISO,° sa�RrrrciCr " a rdw. 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