BLD20121122 Admin Design Decision.pdfEDM
°tea CITY OF EDMONDS
12151h Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
Ise° DEVELOPMENT SERVICEs DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECISION -
Project Proposal
Aldercrest Health & Rehabilitation is proposing an 800 square foot addition and tenant improvement for
the site located at 21400 72nd Avenue West (BLD20121122). The single -story addition will house
expanded physical therapy facilities for building residents and be located in an existing courtyard near
the covered entrance on the southern side of the building. The site is zoned RM —1.5, Multiple
Residential.
Property Owner
Aldercrest Health & Rehabilitation
RE 1 LLC Homes
111 W. Michigan St.
Milwaukee, WI 53203
Design Review Process and Criteria
Applicant
Coates Design Architects
900 Winslow Way E, Suite 210
Bainbridge Island, WA 98110
The Comprehensive Plan designates the site as Mixed Use Commercial within the Medical/Highway 99
Activity Center overlay. 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)
20.10.010 and 20.11.010 (Type I decision). According to ECDC 20.11.020, the proposal must be
reviewed against the design standards in ECDC 20.11.030 as well as the general urban design objectives
and 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:
i. 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
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File No. BLD20121122
Aldercrest Addition
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 addition is slightly more than 12' tall within the interior portion of the larger developed
site and will not cause shadows or impact views (Attachments 1 & 2).
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 proposed addition is interior to the larger site but will match the existing building in
terms of materials, color and appearance (Attachment 1).
2. Compliance with ECDC 20.11.030 —Criteria, General Design Review.
a. Building Design — (A)(1-4)
The proposed addition will match the existing building in terms of materials, color and
appearance (Attachment 1).. Multiple materials will be used including cement plaster and
HardiePanel siding, metal coping at the roof's edge, and vinyl windows. The proposed windows
include transoms and sunshades for additional interest.
b. Site Treatment — (B)(1-8)
One existing tree and two planting beds with small shrubs and groundcover will be removed
and a grass courtyard area covered by the proposed addition (Attachment 2). Existing
landscaping and grass will remain in the rest of the courtyard.
Decision
Based on the facts and analysis of this report, staff finds that the design review for this project (File No.
BLD20121122) is APPROVED.
I have reviewedAhe application for compliance with the Edmonds Community Development Code.
Mike Clugston, Pla4ning 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.
Attachments
1. Color elevation views of proposed addition
2. Excerpt landscaping plan for area of work
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