BLD20130440 Design Review Decision.pdf"'l C. i 89%3
To:
From:
Date:
Subject:
Lai iA ' S 1117 �iropk K'
1215th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.us
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Street file for 102 3rd Avenue South (Corry's)
Mike Clugston, AICP, Associate Planner
May 13, 2013
Administrative Design Review STAFF DECISION for BLD20130440
BLD20130440 Project Proposal
Corry's is proposing exterior improvements to the property located at 102 3rd Avenue South
including replacement of an old window and doors along 3rd Avenue with a new bronzed
aluminum and glass storefront to match the existing on the north end of that fagade. Stucco
will be applied to the existing CMU block wall facing 3rd Avenue which will match that on the
north fagade of the building facing Main Street. No changes are proposed to the existing
mansard roof, signage or exterior lighting.
Property Owner:
Janet Bakker
1630535 th Ave. NE
Lake Forest Park, WA 98155
Applicant:
Simon Bakker
1023 rd Ave. S
Edmonds, WA 98020
Design Review Process
As part of the City's review of the building permit referenced above, staff design review was
required pursuant to ECDC 20.10. Design review for a remodel is considered a Type I staff
decision subject to the requirements of ECDC 20.01.003.
The site is located within the Downtown Business "BD -2" zone, which is subject to district -
based design review and those particular standards found in ECDC 22.43. Pursuant to ECDC
20.12.030, staff must enter findings that the proposal is consistent with zoning ordinance
(including ECDC 22.43) as well as relevant district -specific design objectives contained in the
City's Comprehensive Plan. Because this is a small exterior remodel of an existing building,
however, complete code compliance like that for a new building cannot be obtained. In
projects like this, the intent is to achieve a greater level of compliance than that of the existing
building and to improve the visual aesthetic of the downtown environment.
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Findings & Conclusions
1. Scope. This design review only applies to the exterior remodel of the east fagade of the
subject building along P Avenue South.
2. Environment. The project was determined to be exempt from the State Environmental
Policy Act (SEPA) under WAC 197-11-800(3).
3. ECDC 20.12.030 Design Review Criteria
A. Edmonds Community Development Code (ECDC) Compliance
1. ECDC 22.43 — Design Standards for the BD Zones
There is one BD -1 zone design standard that applies to the proposed remodel:
a. ECDC 22.43.050 —Transparency at street level.
1) (B)(1) and (2). "The ground level facades of buildings that face a designated
street front shall have transparent windows covering a minimum of 75
percent of the building fagade that lies between an average of two feet and
10 feet above grade. To qualify as transparent, windows shall not be
mirrored or darkly tinted glass, or prohibit visibility between the street and
interior." The 3`d Avenue fagade is identified as Designated Street Front
according to figure ECDC 16.43-1. As a result, the transparency requirements
of ECDC 22.43.050 apply. The new eastern storefront will provide nearly
100% transparency under the mansard roof between grade and eight feet.
Window glass will be clear and match that of the existing windows.
B. Comprehensive Plan Compliance
1. Location — Downtown Mixed Commercial within the Downtown/Waterfront Activity
Center. Downtown Design Objectives are located on pages 56 — 60 and are intended
to encourage the development of high quality, well-designed projects that reflect
the values of the citizens of Edmonds.
Design Standards for Site Design and Building Facade. The proposal satisfies the
intent of the following goals and policies from the Comprehensive Plan:
a. "Retain a connection with the scale and character of the Downtown Edmonds
through the use of similar materials, proportions, forms, masses or building
elements." (page 57)
b. "Provide a human scale streetscape, breaking up long fagades into defined forms
that continue a pattern of individual and distinct tenant spaces in commercial
and mixed use areas." (page 59)
c. "Improve the visual and physical character and quality of Downtown Edmonds."
(page 59)
d. "Applied ornament and architectural detail, various materials and colors applied
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to a fagade as well as various decorative trim/surrounds on doors and windows
provide variation in the scale, style and appearance of every building facade.
Awnings and canopies also add to the interest and pedestrian scale of downtown
buildings. The objective is to encourage new development that provides:
• Compatibility with the surrounding environment,
• Visual interest and variety in building forms,
• Reduces the visual impacts of larger building masses,
• Allows identity and individuality of a project within a neighborhood." (page 60)
Decision
Staff finds that the proposal is consistent with ECDC 20.12.030; therefore, staff finds that the
design of the exterior remodel in permit BLD20130440 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
Mike Clugston, Associate Planner
Appeals
May 13, 2013
Date
Design review decisions by staff are only appealable to the extent that the applicable building
permit or development approval is an appealable decision under the provisions of the ECDC.
Design review by staff is not in itself an appealable decision.
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