BLD20130404 Design Review Decision.pdf1OV EDM
°�a CITY OF EDMONDS
1215 th Avenue North ® Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 ® Web: www.edmondswa
�W ts9° DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECISION -
Project Proposal
Dr. Pagan is proposing to remodel a portion of the west fagade of the existing building at 21810 76th
Avenue West (BLD20130404). One of two existing exterior stairways will be removed, the other
replaced. A new roof will be constructed over the rebuilt stair. A vertical lift (elevator) will also be
installed on the exterior of the building adjacent to the stairs. The site is zoned Multiple Residential,
RM -2.4.
Property Owner
NL Properties LLC
2181076 1h Ave. W, Suite 101
Edmonds, WA 98026
Design Review Process and Criteria
Applicant
Construction International
12040 98th Ave. NE, Suite 201
Kirkland, WA 98034
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.
Goals and Policies. Goals and policies for the Medical/Highway 99 Activity Center are located on
pages 61— 62 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. "Provide for an aesthetically pleasing business and residential community consisting of a
mixed-use, pedestrian friendly atmosphere of attractively designed and landscaped
surroundings and inter -connected development." (page 61)
ii. "Support a mix of uses without encroaching into single family neighborhoods. Uses adjoining
single family neighborhoods should provide transitions between more intensive uses areas
through a combination of building design, landscaping and visual buffering, and pedestrian -
scale streetscape design." (page 62)
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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File No. BLD20130404
Pagan exterior improvements
L 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 exterior remodel will take place within the existing developed footprint of the building,
with the exception of the slightly larger roof form covering the rebuilt stairway.
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 remodel will match the existing building in terms of materials, color and
appearance.
2. Compliance with ECDC 20.11.030 —Criteria, General Design Review.
a. Building Design — (A)(1-4)
The proposed addition will match thepisting building in terms of materials, color and
appearance.
b. Site Treatment — (B)(1-8)
The proposed change is taking place within the existing developed footprint and as a result
will not impact the larger site.
Decision
Based on the facts and analysis of this report, staff finds that the design review for this project (File No.
BLD20130404) is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code.
Mike Clugston, Plarkoing Division
Appeals
�_ C'
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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