BLD20140473 Design Review Decision.pdfTo:
From:
Date:
Subject:
141CITY OF EIii MONDS
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 e Fax: 425.771.0221 e Web: www.edrnondswa.US,
DEVELOPMENT SERVICES DEPARTMENT e PLANNING DIVISION
Street file for 190 Sunset Ave. S
Jen Machuga, Associate Planner
August 7, 2014
Administrative Design Review STAFF DECISION for BLD20140473
site.
Property Owner:
Salish Crossing LLC
c/o Nick Echelbarger
22833 Bothell Everett Hwy, Suite 207
Bothell, WA 98201
Design Review Process
Applicant:
Homero Nishiwald
Johnson Architecture & Planning LLC
2124 Third Ave., Suite 200
Seattle, WA 9812
As part of the City's review of the building permit referenced above, staff design review was
required pursuant to Edmonds Community Development Code (ECDC) Chapter 20.10. Design
Page 1 of 4
review for projects that do not require a threshold determination under the State
Environmental Policy Act (SEPA) may be reviewed by staff as a Type I decision subject to the
requirements of ECDC 20.01.003.
The site is located within the Community Business, BC, zone, which is subject to general design
review under ECDC Chapter 20.11. Pursuant to ECDC 20.11.020, staff must find that the
proposal is consistent with the zoning ordinance as well as relevant design criteria within ECDC
20.11.030 and the design objectives contained in the City's Comprehensive Plan.
Findings & Conclusions
1. Scope. This design review only applies to the scope of work identified under BLD20140473,
which is for a proposed archway at the southeastern corner of the subject site.
2. Environment. The project was determined to be exempt from the State Environmental
Policy Act (SEPA) under WAC 197-11-800(3). The site was previously found to contain no
critical areas and was identified as a 'waiver' in 2004 (CRA20040023). Although a mapped
Seismic Hazard Area exists in the vicinity of the project site, the location of the proposed
archway and trellis is outside of the mapped Seismic Hazard Area.
3. ECDC 20.11.030 Design Review Criteria
A. Edmonds Community Development Code (ECDC) Compliance
1. ECDC 16.50— Community Business (BC) Zone
The BC zone has no setbacks for properties that are not directly adjacent to
residentially -zoned properties. Thus, the subject site has no setback requirements.
As such, the proposed archway complies with setback requirements.
The maximum allowed height within the BC zone is 25 feet; however, the roof may
extend five feet above the stated height limit if all portions of the roof above the
stated height are modulated in design and are designed as a hip, gable, arch, shed or
other similar roof form. The proposed archway is indicated on the plans as being
24'-4" at its highest point. Thus, the archway will comply with height requirements.
2. ECDC 20.11.030 — Design Criteria
The majority of the design criteria of ECDC 20.11.030 address building design and
landscaping, so these standards are not applicable to the subject proposal since no
changes to the existing landscaping are proposed. However, the intent of the design
standards of ECDC 20.11.030 is to provide a visual connection between activities
within the site and to encourage architectural elements that help to enhance the
buildings and site. The proposed archway will provide an attractive outdoor active
space at the southeastern corner of the site and will provide visual interest to the
site when viewed from the adjacent right-of-way as well as when viewed from
within the site itself.
Page 2 of 4
B. Comprehensive Plan Compliance
1. Location —The site is located within the Downtown/Waterfront Activity Center.
Downtown design objectives are located on pages 56 — 60 of the Comprehensive
Plan and are intended to encourage the development of high quality, well-designed
projects that reflect the values of the citizens of Edmonds.
2. Design Standards for Site Design. The proposal satisfies the intent of the following
goals and policies from the Comprehensive Plan:
a. "Improve streetscape character to enhance pedestrian activity in downtown
retail, general commercial, and residential areas." (page 56)
b. "Create an active, safe and lively street -edge." (page 57)
c. "Create a pedestrian friendly environment." (page 57)
d. "Provide outdoor active spaces at the entry to retail/commercial uses.", (page 57)
e. "Improve pedestrian access and way finding by providing variety in building
forms, color, materials and individuality of buildings." (page 57)
f. "Public art and amenities such as mini parks, flower baskets, street furniture,
etc., should be provided as a normal part of the public streetscape. Whenever
possible, these elements should be continued in the portion of the private
streetscape that adjoins the public streetscape." (page 58)
g. "Art should be integrated into the design of both public and private
developments, with incentives provided to encourage these elements." (page 58)
The proposal meets the above design objectives of the Comprehensive Plan by
displaying a distinct piece of artworl< at the southeastern corner of the site, where it
can easily be viewed from the adjacent right-of-way. The proposal will enhance a
usable open space area on private property, which will create a pedestrian -friendly
environment and will improve pedestrian connections to the subject site.
Decision
Staff -finds that the proposal is consistent with the Zoning Ordinance, general design standards,
and Comprehensive Plan. Therefore, staff finds that the design of the archway under permit
BLD2014041.73 is APPROVED with the following condition:
1. 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.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
August 7, 2014
ieni lachuga, Associate Planner Date
Page 3 of 4
Attachments
1. Building Permit Application
2. Elevation Views of Proposed Archway
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.
Page 4 of 4
City of Edmonds
DEVELOPMENT SERVICES
COMMERCIAL & MULTI -FAMILY BUILDING
PERMIT APPLICATION
121 5th Avenue N, Edmonds, WA 98020
Phone 425.771.0220 A Fax 425.771.0221
PLEASE REFER TO THE COMMERCIAL & MULTI-FAMILYBUILDING CHECKLIST FOR SUBMITTAL REQUIREMENTS
PROJECT ADDRESS (Street, Suite City State, Zip):
0
Parcel #:
-7 -7 o't) Loo 0
Sub division/Lot
Project Valuation:
APPLICANT
Phone:
Fax.
Address (Street, City, State, Zip):
E -Mail Address:
PROPERTY OWNER:
Phone:
Address (Street, City, State, Zip):E-Mail
7 _L
' 'L 1AL-2 Ll T _7
�
Address:
LENDING AGENCY:
Phone:
Address (Street, City, State, Zip):
E -Mail Address:
CONTRACTOR:*
Phone:
Address (Street, City, State, Zip):
E -Mail Address
*Contractor must have a valid City of Edmonds business license prior to
doing work in the City. Contact the City Clerk's Office at 425.775.2525
WA State License #/Exp. Date:
City Business License #/Exp. Date:
DETAIL THE SCOPE OF WORK: 13 L'I
PROPOSED NEW SQUARE FOOTAGE FOR THIS PROJECT:
1st Floor: r> sq. ft. 2 d Floor:
ft. 3d Floor: sq. ft.
-sq.
Basement: -sq. ft. Garage:
sq. ft. Deck/Cvrd Porch:
Other: sq. ft. Retaining Wall: Yes
No Fire Sprinklers: Yes No
Occupancy Group(s): Occupant Load(s):
Type(s) of Construction:
Grading: Cut _cu.yds. Fill cu.yds. I Cut/Fill in Critical Area: Yes No
I declare under penalty of perjury laws that the information I have provided on thisfortWapplication is true, correct and
complete, and that I am Phe property owner or duly authorized agent of the property owner to submit apermit application to
the City of Edmonds.
Print Name: G Owner ❑ Agent/Other (specify):
A�: city):
!�,MW Date:
I Signature: �+ ATTACHMENT 1
FORME LTuilding New Folder 2010\DONE & x-ferred to L -Building -New drive\Form E 2014.docx
FRONT z IO ATTACHMENT
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