PLN20140006 Staff Report with Attachments.pdfE
°V D &0 CITY OF EDMONDS
` N 121 5"' Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
1Z1JS.1/MOV 111J'TRATRV II'A DII'AMG1\\V RIi I V E V V
FINDINGS, CONCLUSIONS, AND DIECISION
TO: Mr. Patrick Girardi, Girardi's Restaurant
FROM: Z S�?
ennifer MagVdga, Wssociate Planner
DATE: March 31, 2014
FILE NUMBER: PLN20140006
PROPOSAL: Administrative design review application for landscaping modifications on the
eastern side of the Girardi's Osteria restaurant site located at 504 5" Ave. S.
A. Property Owner Applicant
Patrick Girardi Francis Spillane
Girardi's Restaurant Edmonds Landscaping
504-5 1h Ave. S 22319 76"' Ave. W
Edmonds, WA 98020 Edmonds, WA 98026
B. Introduction
The subject design review application was
submitted by Francis Spillane with
Edmonds Landscaping on behalf of the
property owner, Patrick Girardi, for
modifications to the existing landscaped
area on the eastern side of the Girardi's
Osteria restaruant site located at 504 — 5`h
Ave. S. Existing landscaping between the
building and the adjacent sidewalk along
5'h Ave. S consists of an assortment of
small shrubs and groundcover. The
proposal includes replacing the existing
landscaping with a combination of a small
block wall, pavers, cobble rock, water
features, and grapes planted in containers.
The subject property is located within the
Downtown Business (BD2) zone (see inset
zoning map). As such, the proposal is
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Subject Pr�perty:
WALNUT ST 504 5th Ave. S
R-2002-101
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Page 1 of 3
File No. PLN20140006
Girardi's Landscaping Improvements
Administrative Design Review
subject to the District -Based Design Review requirements of ECDC Chapter 20.12. Pursuant to
ECDC 20.12.010, since the proposal does not require a SEPA threshold determination, the
proposal may be reviewed by staff as an administrative Type I decision, subject to the
requirements of ECDC 20.01 and 20.02.
The land use application form is provided for reference as Attachment 1, a cover letter describing
the proposal is provided as Attachment 2, project plans including a site plan are included as
Attachment 3, and materials samples are included as Attachment 4.
C. Criteria and Comprehensive Plan Compliance
The subject site is located within the "Downtown Mixed Commercial" designation of the
Comprehensive Plan and within the "Downtown/Waterfront Activity Center" overlay. Nothing in
this proposal appears to be in conflict with the goals and policies of the Comprehensive Plan.
D. Technical Review
The Engineering Division has reviewed the subject application and provided a memorandum
dated March 24, 2014 stating that the applicant must obtain a right-of-way permit for the use of
the right-of-way, and an encroachment permit and/or street use permit may be required. This has
been added as a condition of approval. The applicant has submitted for a right-of-way permit
(ENG20140106), which must be issued prior to commencing the proposed work. Additionally,
the applicant must contact the Engineering Division in order to determine whether an
encroachment permit and/or street use permit will also be required.
E. Public Comments
Pursuant to ECDC 20.01.003(C), public notice is not required for Type I decisions. Thus, public
notice was not required for the subject application. As such, no public comments have been
received in response to the proposal.
F. Findings and Conclusions
a. The subject site is located within the Downtown Business, BD2, zone. The properties to the
north and east across Walnut St. and 5"' Ave. S respectively are also located within the BD2
zone. The properties to the south are located within the Downtown Business, BD3, zone.
The properties to the west across the alley are located within the Multi -Family Residential,
RM-1.5, zone. Properties within the vicinity of the site are developed with various
commercial and multi -family residential uses.
b. Downtown Business -zoned properties are subject to the District -Based Design Review
requirements of ECDC Chapter 20.12.
c. The applicant has provided a site plan (Attachment 3) and materials samples (Attachment 4)
indicating the proposed site improvements. The proposed work is entirely located on the
eastern side of the site between the existing building/deck and the adjacent sidewalk along 5`1'
Ave. S. This area, which is approximately 240 square feet according to the cover letter
(Attachment 2), currently contains various small shrubs and groundcover.
d. A Critical Areas Checklist was reviewed under File No. CRA 19990201. No critical areas
were observed on or adjacent to the site. Thus, a "Waiver" from the critical areas
requirements of ECDC Chapters 23.40 through 23.90 was issued. Therefore, no further
critical areas study is required at this time.
e. ECDC 16.43.030.E includes open space requirements for properties within the BD zones
where the lot size exceeds 12,000 square feet or with an overall building width of more than
120 feet. The subject parcel is less than 12,000 square feet and the building is less than 120
Page 2 of 3
File No. PLN20140006
Girardi's Landscaping Improvements
Administrative Design Review
feet in width; therefore, this requirement does not apply. However, properties within the BD
zones are encouraged to provide open space areas where feasible. The subject proposal will
create a form of open space by extending the surface of the sidewalk towards the building and
by creating a small plaza -like area. The completed project will include water features to be
enjoyed by the public while walking along the adjacent sidewalk and grape vines that will
grow up onto the recently constructed trellis over the front entry.
f. The subject proposal will enhance the exterior of the site by replacing a small area of existing
low -growing vegetation with an attractive plaza -like area. This will enhance the connection
of the site to the adjacent right-of-way.
G. Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
for file number PLN20140006 is APPROVED with the following conditions:
a. 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.
b. The applicant must obtain a right-of-way permit for the use of the right-of-way associated
within the project. Additionally, an encroachment permit and/or street use permit may be
required. Contact the Engineering Division for applicable permit requirements.
c. The Planning Division must be contacted following the approved site modifications for an
inspection.
H. Attachments
1. Land Use Application
2. Cover Letter
3. Project Plans
4. Material Samples
5. Engineering Division Memorandum
L Expiration
Pursuant to ECDC 20.12.090.A, "Unless the owner submits a fully completed building permit
application necessary to bring about the approved alterations, or, if no building permit application
is required, substantially commences the use allowed within 18 months from the date of approval,
ADB or hearing examiner approval shall expire and be null and void, unless the owner files a
fully completed application for an extension of time prior to the expiration date." Any person
wishing to file an extension should contact the Planning Division at 425.771.0220 for further
procedural information.
Page 3 of 3
Mar.04.2014 04:04 PM
PAGE. 1 j 1
City of Edmonds
Land Use Application Q
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VARIANCE 1 RI'A$ONA7I,E 1-1513 rXCEPTION
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The utitlersig*ni d applicant. alld Aisfiwrlils )weirs, alld a8Nip8, it) eonsiderattan on the processing of the appliCation rigrees to
rol48sC, indoomity. detend alad hold this :City aP Edmonds harmless rram Itny m,d u8 dat qcs, Incltxlfug rciso oble worritv's
tens, 3rir,ing from ply "'lion or int'raclion lutsed in whole car port upon Pulse, ni;slcatlrnh, tnacctirate or incomplete information
tucaisbcd by the applicant. hisAiertirs agents or ampioyaes,
r3y it.y si ntdua. I uortifs, that the mibelvaitrnn and i ' its herctvitil submi"ed 8N tritr attd correct to the best of rriy knowled"Fe
and that I am uutitorized to rite this uppticution on th h�if nt" Urc er Isto bean.
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ratify under tiro pe.n:tlty or rAtIury u'ridcr the tuw of the t)"
Washilign )at Are following is a lruc, and correct swlemcnt:I hnrc , ;:ilion7;d !ho RN)ve ApplicantlAfystit to apply for the
s!d)j¢ct land use uJ)pficatinn. Lind grunt my y c:rmissinn J`tsr tha public r ic11il5 Stitt the. statrof the City of l"dnaartds to Un{cr the
sitb,jecCpoperty rot the put 3es , nd P054mr utten t • this application. ^
taJGNATtit2r OF DAT 1
l)ueseolis? Call (42S) 771-0220,
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B - Land i lAe Applivitum
PrrRa 1 of 1
Landscaping Improvements for:
Installed By:
Edmonds Landscaping Inc.
22319 76t' Ave W
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Project Summary:
® New landscaping in beds located on 5th Ave only, between sidewalk and front of building.
® Total area of project is roughly 240 square feet with roughly 150 square feet in pavers and
roughly 90 square feet in river cobble rock.
® Entire project will be on property within property lines.
® No disturbed soils will be planted, all new plantings will be in new ceramic planting containers
so amending soils with compost is unnecessary.
® If needed, filter socks can be added per city of Edmonds requirements.
® There are no improvements on Walnut Ave in this scope of work.
® Pavers are intended as an impervious surface, sloped to drain into adjacent cobble rock and soil
areas.
® Waterfeatures are to be hand -filled by hose and do not require a permit.
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The project's Site Classification will dictate the specific stormwater management
requirements applicable to your site. Completing this worksheet will help determine the amount of
regulated impervious surface and whether your project falls into the classification of a Small Site
(Category 1 or Category 2), or a Nfinor Site. Please reference the Glossary (pp. 10-11), Figures D and
E, (pp. 8-9), and Exam 1p es (12p. 11-12), to assist with completion of this worksheet.
1) Is Permeable Pavement' Proposed For Use on this Site?
Refer to Stormwater Supplement Chapter 5.1 ❑Yes No
If YES, the subject area is to be considered impervious for initial site classification purposes. Include total
permeable pavement area in the calculation of Non -Re u�, Replaced and/or New impervious surface
areas in the table below.
2) Determine the Amount and Type of Existing & Proposed Impervious Surface for the Site
Refer to Stormwater Supplement Chapterm2 and Fiz C
Line 1: Identify the Non -Regulated Impervious Surface Area.
Line 2: Identify the Replaced Impervious Surface Area, dividing the total between Exempt and Regulated; either or both
may be zero. Note: For project classification purposes, Replaced Impervious may only be considered exempt
under certain conditions. Refer to the Glossary and Figure D.
Line 3: Identify the New Impervious Surface Area for your project. All impervious areas created post -July 7, 1977 or
after the date of annexation into the City are regulated & should be included in this total unless they can be
categorized separately as a Replaced -Regulated area.
Line 4: Enter the sum of the total Replaced -Regulated plus the total New impervious areas.
Line 5: Identify the total area currently mitigated by an existing city -approved stormwater management system.
Line 6: Enter the sum of the value in Line 4 less the value in Line 5 to identify the total Regulated area in which
stormwater controls have not yet been applied.
Line 7: Identify the total area proposed to be mitigated through the use of Low Impact Development Techniques.
Line 8: Identify the total area proposed to be mitigated through conventional Stormwater Management Techniques:
** Provide a copy of the following table on the drainage plan sheet for the proposed project
Line
Type Area (square feet)
1.
Non -Regulated
Exempt j Regulated
2.
Replaced
3.
New (post1977) -� +
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4'
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Total Regulated Impervious Area1 __
Mitigation r2' uired i in excess of 2000sf i
5.
Total Area Mitigated by Existing Stormwater Management System(s) 1 -
4
/d.:!.Ya/�/9' %3➢/r?'��1>/1.1/Y/k?;.F/.9.�.4Y/VY/.:%i/..�/e3%sY,:�'!i/6+;:i+/.9/S/.SY/�/o f7 aJ//V/9/tl/6:'r�.�/�9y�/�.�,:b'/�/dl.D"/i/�/F:'�/®/65'/.9/f9/ i .
6. Regulated Area Not Yet Mitigated
7.
Area Proposed to be Mitigated by Low Impact Development Techniques —
8.
Area Proposed to be Mitigated through Conventional SWM Techniques j
t (e.g. porous asphalt, porous concrete, paver blocks, concrete open celled paving grids, or plastic lattices filled with turf or stone)
Revised on 31052012
E72-SWM_Erosion_Control-03.05.12.doc
Page 5 of 12
Machuga, Jen
From: Francis Spillane<fspillane@edmondslandscaping.com>
Sent: Wednesday, March 05, 2014 12:00 PM
To: Machuga, Jen
Subject: Girardi's Project
Attachments: Shaharazad Pots jpg
Hi Jen:
Here is some more info about the project. Attached is a photo of the pots used in the three waterfeatures (or similar). I
attached a tiny photo of the waterbasin pots. Sorry the website wouldn't let me get a larger image. I couldn't get an
image of the planting containers for the grape vines but they are tall and round and terra cotta with a vine relief cast
into the surface.
Links to the blocks used for the retaining wall and to the pavers are here:
Link to wall block: http://www.mutualmaterials.com/professional/hardscape-products/retaining-
walls/mediterranean/roman-pisa
Link to paver slabs: http://www.mutuaImaterials.com/professional/hardscape-products/pavers-and-architectural-
slabs/prestige/vancouver-bay-slabs
Water spouts for waterfeatures (3).
Thank you.
Francis Spillane ) Edmonds Landscaping, Inc.
Direct (425) 775-0427 x 23 1 Fax (425) 774-9459
22319 76th Ave West, Edmonds WA 98026
www,edmondslandscaping.com
This communication may contain privileged, non-public or other confidential information. If you have received
it in error, please advise the sender by reply email and immediately delete the message and any attachments
without copying or disclosing the contents. Thank you. Please consider the environment before printing this email.
Attachment 4
r,
,t
Shaharazad Pots (2)
RomanPisa Retaining Wall I Mutual Materials
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MEMORANDUM
.,iN1'
®ate: March 24, 2014
To: Jennifer Machuga, Associate Planner
From: Chris Rivera, Engineering Technician
Subject: PLN20140006, Design Review
. Girardi's Restaurant — 504 5th Ave. S.
Engineering has reviewed and approved the subject application with the following conditions
to be noted in the staff report.
Applicant must obtain a Right of Way permit for the use of the right of way from
Engineering. Additionally an Encroachment permit and/or Street Use permit may be required.
Thank you.
City of Edmonds