JeffPhillips 301 4th N.doc
CE
ITY OF DMONDS
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121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
GI
ENERAL NFORMATION
Meeting Date: August 9, 2006
Review By: Meg Gruwell, Senior Planner
Project Name:
Site Address: 301 and 303 – 4 Avenue N. and 315 Edmonds Street
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Zone: Multiple Residential (RM-1.5)
Applicant/Owner: Jeffrey Phillips
Description: Eight condominiums
U:
SE
Use Proposed?: Multiple residential
Allowed Use?: Yes
Conditional Use Permit Required?: No
Other Use Issues?: Number units allowed is 1 unit/1,500 square feet lot area; lot area is 120 x 110 =
13,200 square feet; therefore 13,200 sq. ft. / 1,500 = 8.8 or 8 units maximum
DS:
EVELOPMENT TANDARDS
Street Side Rear
Setback Requirements: 15 feet 10 feet NA
Setbacks Proposed: Approx. 15 feet to Approx. 10 NA
both streets and 25 feet
Setback Notes: Corner Lot – no rear setbacks; site plan not exactly to scale? Approximately 1’ = 1/8”
Maximum Height Allowed: 25 feet; roof only may extend five feet above the stated height limit if all
portions of the roof above the stated height limit have a slope of four inches in 12 inches or greater.
Height Proposed: Not given
Maximum Lot Coverage Allowed: 45 percent
Lot Coverage Proposed: 4502 s.f. / 13,200 s.f. = 34 percent
Other Restrictions: Retaining walls and planter boxes within the setbacks must be less than three
feet in height above the original grade.
P:
ARKING
In Downtown Business Area? No (not commercially zoned)
Parking Standard Considered Most Appropriate: Multiple residential: 2.0 stalls per 3-bedroom
unit
Dimensions of the Project Related to that Standard: 8 x 3-bedroom units
Total Stalls Required: 8 x 2 = 16 stalls
Total Stalls Proposed: 12 stalls
Landscaping Provided Around Perimeter? Parking is currently inside the building. If parking is
proposed outside the building, it will be required to be screened per ECDC 20.12.020.A.
Interior Landscaping Required? No
D:
ESIGN
Architectural Design Board Review Required? Yes
Major or Minor Project? Major (over four units)
Comprehensive Plan Designation: Arts Center Corridor and within the Downtown /Waterfront
Activity Center
Guidelines in Comprehensive Plan: The comprehensive plan envisions ground level retail and
commercial along the arts corridor. The area should have pedestrian-scale design features, with art
and landscaping within the setbacks. Live/work arrangements are also encouraged.
Urban Design Guidelines Designation: Downtown Activity Center – Multi-Family
Site Design – Potential Issues:
(1) Site design should be oriented toward the pedestrian and include features of interest to
pedestrians adjacent to the sidewalk.
(2) Landscaping must meet the requirements of ECDC 20.12.
(3)
Building Design – Potential Issues:
(1) The building design has not been shown, so it is hard to comment on it. It appears that
the building will have some modulation and include decks and porches.
(2) Buildings should be designed to fit into the context of the surrounding area, paying
special attention to the scale, form, height and massing of the existing neighborhood.
Please see Design Guidelines for further requirements.
Screening: Utility vaults, heating and cooling equipment, trash and recycling areas must all be screened.
Vegetative screening in addition to any fencing or other walls is encouraged.
Transportation Orientation: Pedestrian orientation is key here. Parking is encouraged to be inside the
building or at the side or rear, with buildings close to the street.
S:
IGNS
Restrictions: Design regulations encourage low-level signs primarily for building identification. For
specific zoning code restrictions, see ECDC 20.60.
ER:
NVIRONMENTAL EGULATIONS
SEPA Review Required? Yes
Shoreline Permit Required? No
Critical Area Determination: CA-1993-51 for 303 – 4 Ave. N. (waiver)
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For 301 – 4 Ave. N. has not been done. Since the lots are being
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combined and 301 does not have any critical areas, we will consider the
original critical area to cover both lots.
Critical Area Study Required? No
Subdivision or Lot Combination Required? Yes. Has been approved under PLN20060082 on July 18,
2006. The recorded copy of the lot line adjustment will be needed.
Q:
UESTIONS
1. Looks like a concrete wall along the western property line holding up the slope cut into for the
driveway? Retaining walls in the setbacks cannot be more than three feet over the original grade.
2. What is the area that looks like a parking stall near where the garbage is shown?
C:
OMMENTS
1. Site plans need to be to scale.
2. Project must meet setbacks.
3. Height of building is limited to 25 feet plus 5 additional feet with a pitched roof, as stated above.
4. Trash and recycling area must be screened (see policy).
5. Parking is not sufficient. Three-bedroom units require 2 parking spaces per unit, for a total of 16
required spaces. Only 12 spaces are provided. Note that parking cannot be provided within the
required street setback. Also note that parking is graduated, with a two-bedroom unit only requiring
1.8 spaces per unit, a one-bedroom unit requiring 1.5 spaces per unit, etc. (see ECDC 17.50.020.A.1.b.).
6. The City Council will shortly be considering the proposed new downtown zones. Under the
proposed BD5 zone that would apply to this site, if adopted as currently proposed, retail stores and
JeffPhillips 301 4th N.doc Page 2 of 3
service uses would be an allowed use. Ground level commercial uses to a depth of 60 feet, or
live/work arrangements would be required. Setbacks, height, and other restrictions would also be
changing. Please see the proposed zoning code.
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