reduced PLN20140031 staff report and attachments.pdff1j� 109V
CITY
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Project: Phoenix United 4-Plex
File Numbers: PLN20140031 (for BLD20140613)
Date of Report: Dacember 152014
Staff Contact:
Mike Clugston, A1CP, Associate Planner
The applicant is proposing to redevelop the parcel at 622 Bell Street. The existing single family
home and related improvements will be removed and a four unit multifamily building will be
constructed. As indicated in this report, staff approves of the project's design with conditions.
The following Attachments are included with this report:
1. Aerial photo
2. Existing view from Bell Street
3. Site plan
4. Floor plans
5. Roof plan
6. Color renderings
7. Building elevations
8. Landscaping plan
9. Exterior materials and fixtures
1. Applicant: Randy Munson
2. Owner: Phoenix United Investments
3. Tax Parcel Number: 00434209800700
4. Location: 622 Bell Street, Edmonds WA 98020
5. Site size: 6,592 square feet.
6. Zoning: Residential Multifamily, RM -1.5
Phoenix United 4-Plex
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7. Existing Use: Single family residence
8. Proposed Use: Four (4) unit building
9. Process: Type I administrative design review decision by staff
1. Topography: The site is essentially level.
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the soils on
the site consists of "Alderwood Urban Land Complex, 8 -15% slopes"
3. Critical Areas: There are no critical areas on or adjacent to the site according to critical
area determination CRA20140062.
4. Wildlife: Wildlife associated with the property is typical of an urban environment
including song birds and small mammals.
5. Vegetation: The site has typical urban residential landscaping with a few small trees
and shrubs with lawn grass throughout.
6. Shoreline: The subject property is not located within shoreline jurisdiction.
The neighborhood is located in the 'bowl' within easy walking distance of the downtown core
at the intersection of 5th Avenue and Main Street. Zoning and uses transition from business
and commercial to multifamily and single family with distance from the intersection.
Immediately adjacent to the subject parcel are multifamily -zoned and developed parcels.
The Comprehensive Plan designation for this site is "Multi Family — High Density" within the
Downtown Activity Center. As a result, the proposal must be evaluated against the design
objectives found in the Urban Design Element of the City's Comprehensive Plan. The following
analysis relates the project to the goals and objectives for site design, building form, and
building facade on pages 92-98 (language in italics is from the Comprehensive Plan):
The development of parking lots, pedestrian walkways and landscaping features is an
integral part of how a building interacts with its site and its surrounding environment. Good
design and site planning improves access by pedestrians, bicycles and automobiles,
minimizes potential negative impacts to adjacent development, reinforces the character and
activities within a district and builds a more cohesive and coherent physical environment.
C.1. Design Objectives for Vehicular Access.
C.1.a. Reduce the numbers of driveways (curb cuts) in order to improve
pedestrian, bicycle and auto safety by reducing the number of potential
points of conflict.
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C.1.b. Provide safe routes for disabled people.
C.1.c. Improve streetscape character to enhance pedestrian activity in
retail/multi family/commercial areas.
Comments: The single family residence currently on site has an alley -loaded detached
garage (Attachments 1 & 2). The proposal includes two alley loading garages and a
new curb cut for two garages loading from Bell Street (Attachment 3). Staff
discouraged the new curb cut but the development code does not have a requirement
prohibiting new curb cuts in the area. Each unit will have a separate pedestrian
entrance at the sides of the building (Attachment 7).
C.2. Design Objectives for Location and Layout of Parking
C.2.a. Create adequate parking for each development, but keep the cars from
dominating the streetscape.
C.2.b. Improve pedestrian access from the street by locating buildings closer to
the street and defining the street edge.
C.2.c. Improve the project's visibility from the street by placing parking to side
and rear.
C.2.d. Provide direct pedestrian access from street, sidewalk, and parking.
C.2.e. Integrate pedestrian and vehicular access between adjacent
developments.
Comments: Parking is proposed within enclosed garages in each of the units so cars will
not dominate the streetscape any more than on nearby parcels (Attachments 1 & 4).
There is no need to integrate access between adjacent developments since this is a
private residential development which is adjacent to similar residential developments.
Pedestrian access is provided to each residential unit.
C.3. Design Objectives for Pedestrian Connections Offsite.
C.3.a. Design the site access and circulation routes with pedestrians' comfort and
ease of access in mind.
C.3.b. Create parking lots and building service ways that are efficient and safe for
both automobiles and pedestrians.
C.3.c. Provide direct and safe access along, through and to driveways and
adjacent developments or city streets.
C.3.d. Encourage the use of mass transit by providing easy access to pleasant
waiting areas.
Comments: Autos and pedestrians will access both Bell Street and the alley south of
the building. Transit opportunities exist throughout the downtown area.
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C.4 Design Objectives for Garage Entry/Door Locations
C.4.a Ensure pedestrian safety by allowing cars the space to pull out of a garage
without blocking the sidewalk.
C.4.b. Improve pedestrian safety by reducing points of conflict/curb cuts.
C.4.c. Reduce harsh visual impacts of multiple and/or large garage entries/doors
and access driveways. Reduce the quantity of entries/doors visible to the
street.
Comments: While the garages facing Bell Street are noticeable, they do not dominate
the streetscape due to the use of vertical and horizontal differentiation and design
elements on that fagade (Attachment 7). The garages will be further screened by
landscaping along the street frontage (Attachment B). The garage doors themselves are
more detailed than the typical plain steel door (Attachment 9).
C.S. Design Objectives for Building Entry Location.
C.S.a. Create an active, safe and lively street -edge.
C.S.b. Create a pedestrian friendly environment.
C.S.c. Provide outdoor active spaces at entry to retail/commercial uses.
C.S.d. Provide semi-public/private seating area at multi family and commercial
entries to increase activity along the street.
Comments: Because this is a small residential development, creating a lively pedestrian
environment is not a high priority. Additional landscaping along Bell Street will improve
the appearance of the site at the street edge. Unfortunately, pedestrian entries will be
located on the sides of the building and no other semi-public/private interactions are
proposed in the street front area (Attachment B).
C.6. Design Objectives for Setbacks.
C.6.a. To create and maintain the landscape and site characteristics of each
neighborhood area.
C.6.b. To create a common street frontage view with enough repetition to tie
each site to its neighbor.
C.6.c. To provide enough space for wide, comfortable and safe pedestrian routes
to encourage travel by foot.
C.6.d. To encourage transition areas between public streets and private building
entries where a variety of activities and amenities can occur.
Comments: Because the site is zoned RM -1.5, there is a minimum required 15 -foot
setback from the street property line along Bell Street. The required frontage
improvements and updated landscaping will help tie the subject site with the existing
area (Attachment B).
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C.7. Design Objectives for Open Space.
C.7.a. To create green spaces to enhance the visual attributes of the
development and encourage outdoor interaction.
C.7.b. To provide places for residents and visitors to meet and to interact.
C.7.c. To provide an area for play, seating and other residential activities.
Comments: There are no specific open space requirements for the RM -1.5 zone and
none is proposed with this development. Recessed pedestrian entries are proposed but
patios are not.
C.B. Design Objectives for Building/Site Identity.
C.S.a. Do not use repetitive, monotonous building forms and massing in large
multi family or commercial projects.
C.S.b. Improve pedestrian access and way finding by providing variety in building
forms, color, materials and individuality of buildings.
C.S.c. Retain a connection with the scale and character of the City of Edmonds
through the use of similar materials, proportions, forms, masses or
building elements.
C.S.d. Encourage new construction to use design elements tied to historic forms
or patterns found in the city.
Comments: The proposed building will be similar in character and scale with the
existing adjacent developments. Bulk and mass are reduced by using both horizontal
and vertical articulation of materials and projections on all four sides of the building.
This mix of design elements, materials and colors ensures that a repetitive, monotonous
facade and building massing is avoided (Attachments 2, 6 & 7).
C.9. Design Objectives for Weather Protection.
C.9.a. Provide a covered walkway for pedestrians traveling along public
sidewalks in downtown.
C.9.b. Protect shoppers and residents from rain or snow.
C.9.c. Provide a covered waiting area and walkway for pedestrians entering a
building, coming from parking spaces and the public sidewalk in all areas
of the City.
Comments: Residents may choose to enter their unit through the garage or recessed
porches to avoid the weather. The size and location of the eaves is typical of a
residential building.
C.10. Design Objectives for Lighting.
C.10.a. Provide adequate illumination in all areas used by automobiles,
bicycles and pedestrians, including building entries, walkways,
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parking areas, circulation areas and other open spaces to ensure a
feeling of security.
C.10.b. Minimize potential for light to reflect or spill off-site.
C.10.c. Create a sense of welcome and activity.
C.10.d. Provide adequate lighting forsignage panels.
Comments: Small luminaires are proposed for the unit entries (Attachments 6 & 9).
C.11. Design Objectives for Signage.
C.11.0. Protect the streetscape from becoming cluttered.
C.11.b. Minimize distraction from the overuse of advertisement elements.
C.11.c. Provide clear signage for each distinct property.
C.11.d. Use graphics/symbols to reduce the need to have large letters.
C.11.e. Minimize potential for view blockage.
C.11.f. Signs should be related to the circulation element serving the
establishment.
C.11.g. Landscaping should be used in conjunction with pole signs for
safety as well as appearance.
C.11.h. Where multiple businesses operate from a central location,
tenants should be encouraged to coordinate signing to avoid the
proliferation of signs, each competing with the others.
Comments: No signage is proposed at this time. Should a monument sign with the
name of the development or similar be proposed in the future, review by the Planning
Division is required with a building permit to ensure dimensional and placement
requirements are met. For example, monument signs over three feet in height need to
meet the required setbacks.
C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical.
C.12.a.
Hide unsightly utility boxes, outdoor storage of equipment,
supplies, garbage, recycling and composting.
C. 12. b.
Minimize noise and odor.
C.12.c.
Minimize visual intrusion.
C.12.d.
Minimize need for access/paving to utility areas
Comments: Trash and recycling will be stored in a trash enclosure adjacent to the alley
(Attachment 8). No other exterior mechanical equipment is proposed.
C.13. Design Objectives for Significant Features.
C.13.a. Retain significant landscape features and unique landforms such
as rock outcroppings and significant trees.
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C.13.b. Limit potential future negative environmental impacts such as
erosion, runoff, landslides, and removal of vegetation and/or
habitats.
C.13.c. Buffer incompatible uses.
C.13.d. Integrate buildings into their site by stepping the mass of the
building along steep sloping sites.
Comments: The project site is basically flat and contains no critical areas or other
significant features with the exception of several small- to medium-sized shrubs and
trees. The proposed landscaping (Attachment 8) will help to buffer the new
development from the similar adjacent uses. Stormwater will be managed in
accordance with City of Edmonds requirements.
C.14. Design Objectives for Landscape Buffers.
C. 14. a. Create a visual barrier between different uses.
C.14.b.
Maintain privacy of single family residential areas.
C.14.c.
Reduce harsh visual impact of parking lots and cars.
C.14A
Landscape buffers should reinforce pedestrian circulation routes.
C.14.e.
Landscape buffers should not be designed or located in a manner
that creates an unsafe pedestrian environment.
C. 14.f.
Minimize heat gain from paved surfaces.
C.14.g.
Provide treatment of runoff from parking lots.
Comments: The landscaping shown on Attachment 8 appears to generally address the
landscaping objectives.
Building height and modulation guidelines are essential to create diversity in building forms,
minimize shadows cast by taller buildings upon the pedestrian areas and to ensure
compliance with policies in the city's Comprehensive Plan. Protecting views from public
parks and building entries as well as street views to the mountains and Puget Sound are an
important part of Edmonds character and urban form.
D.1. Design Objectives for Height.
D.1.a. Preserve views to mountains and Puget Sound to the west.
D.1.b. Maintain the smaller scale and character of historic Edmonds.
D.1.c. Minimize blockage of light and air to adjacent properties or to the
sidewalk area.
D.1.d. Maintain/protect view from public places and streets.
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Comments: There is small view opportunity of Puget Sound and the mountains west
along Bell Street. This will be maintained because the building will meet the required
setbacks for the zone (Attachment 3). The scale and character of the proposed building
will fit well within the downtown area of Edmonds; it is three stories and is shown to be
able to meet the height limit for the RM -1.5 zone (Attachment 7). Building setbacks
and structural lot coverage requirements ensure that light and air are maintained for
adjacent sites (Attachment 3).
D.2. Design Objectives for Massing.
D.2.a. Encourage human scale elements in building design.
D.2.b. Reduce bulk and mass of buildings.
D.2.c. Masses may be subdivided vertically or horizontally.
D.2.d. Explore flexible site calculations to eliminate building masses that have
one story on one elevation and four or greater stories on another.
Comments: The proposed structure is well -detailed and human -scaled (Attachments 6
& 7). The building is divided horizontally and vertically incorporating a variety of
materials and colors on all sides.
D.3. Design Objectives for Roof Modulation.
D.3.a. To break up the overall massing of the roof.
D.3.b. Create human scale in the building.
D.3.c. Use roof forms to identify different programs or functional areas within the
building.
D.3.d. Provide ways for additional light to enter the building.
Comments: The roof mass has a human scale and uses a variety of forms and pitches to
highlight different functional aspects of the building such as the entries. The pitches
vary between 4:12 and 7:12 and eaves are provided throughout (Attachment 5).
D.4. Design Objectives for Wall Modulation.
D.4.a. To let more light and air into the building.
D.4. b. Break up large building mass and scale of a facade.
D.4.c. To avoid stark and imposing building facades.
D.4.d. To create a pedestrian scale appropriate to Edmonds.
D.4.e. To become compatible with the surrounding built environment.
Comments: Walls are well modulated on all sides of the building with a number of
windows and doors emphasizing functional areas along with the use of varied materials
and colors (Attachments 6, 7 & 9).
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Building facade objectives ensure that the exterior of a building — the portion of a building
that defines the character and visual appearance of a place — is of high quality and
demonstrates the strong sense of place and integrity valued by the residents of the City of
Edmonds.
E.1. Design Objectives for Building Facade.
E.1.a. Ensure diversity in design.
E. 1.b. Reinforce the existing building patterns found in Edmonds.
E. 1. c. Improve visual and physical character and quality of Edmonds.
E.1.d. Improve pedestrian environment in retail/commercial areas.
E.1.e. Create individual identity of buildings.
Comments: The building uses an attractive mix of horizontal and shingle siding on top
of a stone veneer base facing Bell Street. The exposed roof rake supports, belly bands,
and gable furring provide depth to the north and south facades (Attachment 7). The
pedestrian doors are fairly plain but the garage doors have much more interest and
detail than common steel doors (Attachments 7 & 9). The use of color emphasizes the
a distinct top and bottom for the building and the overall theme of the development
has a unified residential appearance (Attachments 6, 7 & 9).
E.2. Design Objectives for Window Variety and Articulation.
Windows help define the scale and character of the building. The organization
and combinations of window types provide variation in a facade as well as
provide light and air to the interior. Small windows are more typically utilitarian
in function, such as bathroom or stairway windows, etc. and can be grouped to
provide more articulation in the facade.
Comments: There are windows of various shapes and sizes on all sides and these do
denote different functional elements of the building (Attachments 4 & 7). Window trim
and accents are substantial on all sides of the structure.
E.3. Design Objectives for Variation in Facade Materials.
The materials that make up the exterior facades of a building also help define the
scale and style of the structure and provide variation in the facade to help reduce
the bulk of larger buildings. From the foundation to the roof eaves, a variety of
building materials can reduce the scale and help define a building's style and
allows the design of a building to respond to its context and client's needs.
Comments: As mentioned above, there is good variety in the fagade materials
(Attachments 6, 7 & 9).
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E.4. Design Objectives for Accent Materials/Colors/Trim.
Applied ornament, various materials and colors applied to a facade as well as
various decorative trim/surrounds provide variation in the scale, style and
appearance of every building facade. The objective is to encourage new
development that provides:
® Compatibility with the surrounding neighborhood.
® 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.
Comments: As shown on Attachments 6, 7 & 9, varied accent materials, colors, finishes
and fixtures are used on all sides of the proposed building.
As conditioned, staff finds that the proposal satisfies the referenced goals, policies and
objectives of the Comprehensive Plan.
A. The subject property is zoned RM -1.5 (Multi -Family Residential).
B. Multiple dwellings are a permitted primary use in the RM -1.5 zone according to ECDC
16.30.010.A.1.
C. Site Development Standards
Site development standards for the RM -1.5 zone contained in ECDC 16.30.030.A are
summarized below:
1 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.
Units: The subject property is 6,592 square feet (Attachment 3). At 1,500 square feet
of lot area per dwelling unit, a maximum of four dwelling units are possible for the site
and four are proposed.
Height: As shown on Attachments 7 & 5, the proposed structure complies with the
height requirements of the RM -1.5 zone. The portion of the roofs above 25' are at 4:12
and 7:12 pitches and so qualify for the 5' height exception listed in the above table.
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Minimum Lot
Minimum
Minimum
Minimum
Area per
Maximum
Maximum
Zone
Street
Side
Rear
Dwelling unit
Height
Coverage
Setback
Setback
Setback
(Sq. Ft.)
RM -1.5
1,500
15'
10'
15'
25'1
45%
1 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.
Units: The subject property is 6,592 square feet (Attachment 3). At 1,500 square feet
of lot area per dwelling unit, a maximum of four dwelling units are possible for the site
and four are proposed.
Height: As shown on Attachments 7 & 5, the proposed structure complies with the
height requirements of the RM -1.5 zone. The portion of the roofs above 25' are at 4:12
and 7:12 pitches and so qualify for the 5' height exception listed in the above table.
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Setbacks: As shown on Attachment 3, because the site is zoned RM -1.5, the proposed
structure must be located at least 15 feet from the north property line (street setback),
10 feet from the west and east property lines (side setbacks), and 15 feet from the
south property line (rear setback). A 6' fence is shown in the setback area but fences
up to 6 feet may be located within a required setback area. Also of note, no required
parking spaces are shown within the street setback in compliance with ECDC
16.30.030.C. The proposed building and related features appear to meet the minimum
setback requirements for the RM -2.4 zone.
Structural lot coverage: Because the parcel is 6,592 square feet and the structure can
cover no more than 45% of the site, a maximum coverage of approximately 2,966
square feet is allowed. Lot coverage is shown to comply on Attachment 3 (2,940 square
feet or 44.6%).
2. ECDC 17.50 Off Street Parking Regulations
According to ECDC 17.50.020.A.1.b, the number of parking spaces required per dwelling
unit in multifamily projects is based upon the number of bedrooms per unit. Studios
require 1.2 spaces, 1 -bedrooms require 1.5 spaces, 2 -bedroom units require 1.8 spaces,
and 3 or more bedrooms require 2.0 spaces. As indicated in Attachment 4, each dwelling
unit will have 3 bedrooms; as a result, a total of eight (8) parking spaces are required. Two
stalls will be provided within each of the four dwelling units so the project meets the off-
street parking requirements of ECDC 17.50.
3. ECDC 20.11 General Design Review
ECDC 20.11.030 lists the criteria for Building Design and Site Treatment that must be met.
A. ECDC 20.11.030.A. 0uilding Design. No one architectural style is required. The building
shall be designed to comply with the purposes of this chapter and to avoid conflict with
the existing and planned character of the nearby area. All elements of building design
shall form an integrated development, harmonious in scale, line and mass. The following
are included as elements of building design:
1. All exterior building components, including windows, doors, eaves, and parapets;
Comments: As shown on Attachments 6, 7 & 9, a variety of materials and forms are
used which creates a building harmonious in scale, line and mass within the
development and which will integrate well with the surrounding area.
2. Colors, which should avoid excessive brilliance or brightness except where that would
enhance the character of the area;
Comments: The colors selected are neither brilliant nor bright (Attachments 6 & 9).
3. Mechanical equipment or other utility hardware on the roof, grounds or buildings
should be screened from view from the street level,
Comments: No exterior mechanical equipment is proposed. The trash enclosure is
on the alley which cannot be seen from Bell Street.
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4. Long, massive, unbroken or monotonous buildings shall be avoided in order to
comply with the purposes of this chapter and the design objectives of the
comprehensive plan. This criterion is meant to describe the entire building. All
elements of the design of a building including the massing, building forms,
architectural details and finish materials contribute to whether or not a building is
found to be long, massive, unbroken or monotonous.
Comments: Bulk and mass are reduced by using horizontal and vertical articulation
of materials and projections on all sides of the building as well as varied roof forms
(Attachments 3, 5, 7 & 9).
5. All signs should conform to the general design theme of the development.
Comments: No signs have been specifically proposed. All signage must meet the
requirements of ECDC 20.60 and should use similar materials to those used
throughout the rest of the development.
As conditioned, staff feels the project is consistent with design criteria contained within
ECDC 20.11.030.A.
B. ECDC 20.11.0.30.8. Site Treatment. The existing character of the site and the nearby
area should be the starting point for the design of the building and all site treatment.
The following are elements of site treatment:
1. Grading, vegetation removal and other changes to the site shall be minimized where
natural beauty exists. Large cut and fill and impervious surfaces should be avoided.
Comments: The site is basically level and does not have a great deal of existing
vegetation or other elements of natural beauty. The site will be cleared and re -
landscaped after redevelopment is complete as shown on Attachment 8. There will
be an increase in impervious surfaces over existing (roofs, driveway, walkways,
patios, etc.) but not in excess of what would be expected with the redevelopment of
an underutilized multifamily -zoned parcel that has an older single family residence
on it. Pervious pavement is proposed for the pedestrian walks and all stormwater
will be managed in accordance the City's stormwater codes.
2. Landscape treatment shall be provided to enhance the building design and other site
improvements.
Comments: A variety of drought tolerant and native trees, shrubs and groundcovers
are proposed around the site which will enhance the building and other site
improvements (Attachment 8). Automatic irrigation is not required and is not
proposed.
3. Landscape treatment shall be provided to buffer the development from surrounding
property where conflict may result, such as parking facilities near yard spaces,
streets or residential units, and different building heights, design or color.
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Comments: Landscaping will buffer the project from the street as well as from the
adjacent multifamily -zoned parcels. Landscaping must be of the type requirements
found in ECDC 20.13 — see Section E(4) below for further discussion.
4. Landscaping that could be damaged by pedestrians or vehicles should be protected
by curbing or similar devices.
Comments: Landscaping at both driveway entrances is proposed that could be
damaged by vehicles but those areas are to be protected by curbing (Attachment 8).
5. Service yards, and other areas where trash or litter may accumulate, shall be
screened with planting or fences or walls which are compatible with natural
materials.
Comments: The trash enclosure at the southwest corner of the site on the alley is
to be screened with a low wall and fencing (Attachment 8).
6. All screening should be effective in the winter as well as the summer.
Comments: Plantings will consist of evergreen and deciduous trees and shrubs that
will provide year-round screening and interest (Attachment 8).
7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete)
may be substituted for planting in areas unsuitable for plant growth.
Comments: There are no areas of wood, brick, stone or gravel in lieu of landscaping
proposed as part of this project (Attachment 8).
8. Exterior lighting shall be the minimum necessary for safety and security. Excessive
brightness shall be avoided. All lighting shall be low-rise and directed downward onto
the site. Lighting standards and patterns shall be compatible with the overall design
theme.
Comments: Small exterior sconces for the entries are shown on Attachments 6 & 9.
With conditions, staff feels the proposal is consistent with design criteria found in ECDC
20.11.030. B.
4 It "1. .• --_
ECDC 20.13 contains specific landscaping requirements for new developments. The
applicant submitted a landscaping plan (Attachment 8) which includes a plant schedule.
The parcel is zoned RIVI-1.5 and is surrounded by similarly zoned parcels. The site fronts on
Bell Street and has alley access on the south. As a result, Type III landscaping is appropriate
along the east and west property lines while Type IV landscaping is appropriate along Bell
Street and the alley. Plant sizes shown meet or exceed the requirements in ECDC
20.13.015. Automatic irrigation is not required because this is not an ADB -approved
project and is none proposed.
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A. ECDC 20.13.030.0 describes Type III landscaping as:
Type III landscaping is intended to provide visual separation of uses from streets, and
visual separation of compatible uses so as to soften the appearance of streets, parking
areas and building elevations.
1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a
minimum of six feet in height, and planted at intervals no greater than 30 feet on
center, and
2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half
feet in height, and living ground cover planted so that the ground will be covered
within three years, or
3. If planted to buffer a parking area, access, or site development other than a building,
any of the following alternatives may be used unless otherwise noted.
a. Shrubs, a minimum of three and one-half feet in height, and living ground cover
must be planted so that the ground will be covered within three years.
b. Earth -mounding, an average of three and one-half feet in height, planted with
shrubs or living ground cover so that the ground will be covered within three
years. This alternative may not be used in a downtown or waterfront area.
c. A combination of earth mounding, opaque fences and shrubs to produce a visual
barrier at least three and one-half feet in height.
The landscaping shown on Attachment 8 along the east and west property lines satisfies
the intent of the Type III standards for buffering buildings from similar uses.
B. ECDC 20.13.030.D describes Type IV landscaping as:
Type IV landscaping is intended to provide visual relief where clear sight is desired to see
signage or into adjacent space for safety concerns.
1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of
branches below six feet in height.
2. Plant materials which will cover the ground within three years, and which will not
exceed three and one-half feet in height.
The landscaping shown on Attachment 8 along Bell Street and the alley satisfies the
intent of the Type IV standards for buffering buildings from the street where clear sight
is needed for safe pedestrian and vehicular circulation.
Street trees are required along Bell Street. The City's Street Tree Plan calls for the
Cercidiphyllum japonicum/Katsura tree at Bell Street. These are shown on Attachment 8.
As conditioned, staff feels the landscaping for the project is consistent with the landscaping
design requirements of ECDC 20.13.
Page 14 of 15
Phoenix United 4-Plex
File PLN20140031
•'y
Pursuant to ECDC 20.11.020, the City finds the Phoenix United 4-Plex proposal in PLN20140031
(for BLD20140613) is consistent with the Comprehensive Plan, policies of ECDC 20.10.000,
design criteria of ECDC 20.11.030, and the applicable zoning regulations and so approves the
design of the project, with the following conditions:
The applicant must apply for and obtain all necessary permits. This application is
subject to the requirements in the Edmonds Community Development Code and it is up
to the applicant to ensure compliance with the various provisions contained in these
codes.
2. All above -ground utility equipment (including but not limited to PUD transformers, hot
boxes, mechanical units, etc.) should be located interior to the site or camouflaged or
screened with architectural features, fencing and/or landscaping.
Page 15 of 15
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Whether you're looking, for the Ilatest color treirids, a
palette to miatch your home's personality, or tips an
transforming your home Wth a fresh, new color, our
collections deliver gorgeous colors and results.
Guaranteed.
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Looking for tho newex5t extehor p4nt color trends and palettes? You're in the right place. Browse the best of our latest
exterior paint color trends and trans,torrn your hornie,
CLASSIC COLOR COMBINATIONS
Gassk,'; color Gonibinutiianis IpMotlus iii rivi'Mral, earthy, torwis ai� W bold 1011IM3and grays accompanied by their crisp,
accerit ccAors,
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F11 114,201400,31
Colonial palettes include white, crearn, gray and neutrals, buit also bolld,,satUratect colors, such as black, brown, red mid
�blue.
COLONIAL MASONRY
Colanial Masonry palettes crisip natitrals. art(I hues to cornplhwnl chssir; bdd� colors, quch as farosi greroi,s,
inahogany reds andIrue blacks.,
I$ Ij
Cape Cold palettes include classic shadies, of black, white, red and gray, w, well as bluish gray and brol bidge hues,
and even sunny yellolws.
'fi,idor palettes indtide browns and cireerns, for, a stAdIolf authenticifty and rnlutpd,, naLui"af accent cdors.
CRAFTSMAN
Craftsman palettes include truted, earthy tones such as sage and khaki greens, ocher aml soil browns, and muted gray-
Wues and marigold yellows.
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Ranch palate s include a widp variely of nolors with neutrat ant] accent Vioes, b v"'ling Innes c.,)f rm't blue, yelkm&
green.
Brick & Stone pallettes include a vairiely of trim & accent cdors, including lighter grays, b1lues, greems, browns orsanew
toned Ihau .
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C"OURTYARD STI O' GARAGE DOORS
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cjesgn to enhance the architectural beauty of your home. Choose frors a bruad election of windows and Ihardware,
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Doors; are wailable in, severa standard colors or
can be painted to rnatch your horre's, d6cor. Color
selections may riot be available for sorne door
lheights. Door overlays and window trim are
available in the colors shown (addirtona,I charges
may apply),
White Almond Desert Sandstone
Tan
Terra Brown Hunter
Bronze Green
Actua I dloor W or may va ry s,l ig h Vy from the d ug i tai
representation above. Cobr samples ore, available
by reqLala St through our local Overhead Door
Distributor, See, gain in rrisb,uctioirisfor idetails.
Pr(""�rntu,i,ii dc","x")raflve
(Avajilable on 160 Series only)
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available oar i selected products to meet. reguiations
[or a variety of wind speeds, ensuring your door is,
NAM to withstaild vairying wirxi (,,onditions,,
rnckjding hunricane4oirap, winds, and meet the
rnost stringent lomill bt.oilding codes®
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glass", c1ear Lexanfii)s0 bronize, insubited
glass (some r'nodels) arrd, obscure glass,
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