Design review decision BLD20141089.pdf1'1 c. 189"
To:
From:
Date:
Subject:
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT o PLANNING DIVISION
Street file for 528 Dayton Street (Harmony Place)
Mike Clugston, AICP, Associate Planner
November 5, 2014
Staff Decision for BLD20141089
Project Proposal
Harmony Place is proposing to update the exterior of the existing building located at 528
Dayton Street.
Property Owner
Harmony Place LLC
Jantz Investments LLC
PO Box 700
Edmonds, WA 98020
Design Review Process
%. IMMITI
Bruce O'Neill
Design Works Construction
15000 Village Green Drive #26
Mill Creek, WA 98012
As part of the City's review of the building permit referenced above, design review is required
pursuant to Chapter 20.10 of the Edmonds Community Development Code (ECDC). The project
is located in the Multifamily Residential "RM -1.5" zone and is therefore subject to general
design review. Since the proposed remodel does not require a SEPA determination, the review
is done by staff using the applicable criteria in ECDC 20.11 and the General Urban Design
Objectives found in the Comprehensive Plan.
1. Scope. According to ECDC 20.10.020, design review is intended to apply to all development
including any improvement to real property open to exterior view, including but not limited
to buildings, structures, fixtures, landscaping, site screening, signs, and parking lots. Since
this is a rehabilitation of an existing building, design review is focused on building design
and massing.
2. Environment. The project is exempt from review under the State Environmental Policy Act
(SEPA) pursuant to WAC 197-11-800(3) because the proposal involves remodeling an
existing building.
Page 1 of 2
General Design Review Criteria (ECDC 20.11). The following general design review criteria
from ECDC 20.11.030.A are applicable to this project:
Building Design
The following are included as elements of building design: exterior components,
colors, mechanical equipment, blank walls, and signs.
The project involves removing old mansard roof overhangs that are currently on the
upper level of the building. These will be replaced by horizontal Hardy siding on the
upper level and a more distinct roof form. The new siding and roof edge will create
a much more modern look and a stronger visual top and base (the existing siding on
the lower level is vertical).
4. Comprehensive Plan. The site is designated "Multi Family — High Density" within the
Downtown/Waterfront Activity Center overlay. The proposed project shows an effort
toward addressing the following Comprehensive Plan policies, goals and objectives:
Building Facade
® Reinforce historic building patterns found in Downtown Edmonds
® Improve the visual and physical character and quality of Downtown Edmonds
5. Zoning Ordinance (ECDC 16.30). The parcel is zoned RM -1.5. The exterior changes will
result in roof eaves that project 18" into the required 10' side setbacks. Minor
improvements such as this may encroach into a setback up to 30" according to ECDC
16.30.040.0.1.
Decision
Staff finds that the proposal is consistent with design criteria in ECDC 20.11.030 and in the
Comprehensive Plan as well as the zoning ordinance. Therefore, the design of the building
remodel in permit BLD20141089 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
Mike Clugston
November 5, 2014
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.
Page 2 of 2