Staff Report ADB-07-80.pdf
CE
ITY OF DMONDS
th
121 5 Avenue North Edmonds, WA 98020
Phone: 425.771.0220 Fax: 425.771.0221 Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNING IVISION
ADMINISTRATIVE DESIGN REVIEW
FINDINGS, CONCLUSIONS, AND DECISION
TO: Rick Klemm
FROM: __________________________________
Mike Clugston, Planner
DATE: February 1, 2008
Application for new four-unit condominium at 620/622 Glen Street in the
ADB-2007-80
Multiple Residential (RM-1.5) zone.
A. Property Owner Applicant
Property OwnerApplicant
Rick Klemm Rick Klemm
PO Box 340 PO Box 340
Edmonds, WA 98020 Edmonds, WA 98020
B. Introduction
Introduction
The applicant is proposing to construct a new four-unit condominium building. Because of the
projects location and size, District-Based Design Review is performed pursuant to ECDC 20.12
and an Administrative Staff Decision is issued (ECDC 20.95). A waiver from critical area
report requirements was issued under file number CRA-2007-0128. As proposed, the project
does not trigger SEPA; however, SEPA may be required at the building permit stage.
C. Edmonds Community Development Code (ECDC) Compliance
Edmonds Community Development Code (ECDC) Compliance
1.ECDC 16.30 (Multiple Residential) Zone
a.The improvements are proposed on property with
a multiple residential zoning designation (RM-
1.5). Most properties in the immediate vicinity are
also zoned and developed to the RM-1.5
requirements (see inset at right).
b.The maximum lot coverage in multiple residential
zones is 45% of the total lot area. Pursuant to
ECDC 21.15.110, coverage means the total
ground coverage of all buildings or structures on
a site measured from the outside of external walls
or supporting members or from a point two and
one-half feet in from the outside edge of a
cantilevered roof, whichever covers the greatest
area. The lot is 6,597 square feet. The applicant
City of Edmonds Zoning Map, December 14, 2007
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Staff Report for ADB-2007-80
Klemm 4-Unit Condominium
states that the building will cover 2,841 square feet or 43% of the lot. This will be
confirmed at building permit review.
c.Sample height calculations were provided on the elevations. It appears that the applicant
has attempted to stay just at or under the maximum height (25 feet plus a potential 5 foot
bonus for a 4/12 pitched roof), however this will be confirmed with the building permit.
d.In the RM-1.5 zone, the minimum lot area per dwelling unit is 1,500 square feet. The
subject parcel is 6,597 square feet yielding a maximum density of 4 dwelling units. This
project proposes 4 dwelling units and thus is acceptable for the zone.
e.The table below shows the required setbacks for structures in the RM-1.5 zone.
Street Rear
Side Side
RM-1.5
Glen Street Alley
(West) (East)
Zone
(North) (South)
Required
15 feet 10 feet 10 feet 15 feet
Setbacks
Proposed
20 feet 10 feet 10 feet 22 feet
Setbacks
According to ECDC 16.30.040, eaves and chimneys may project into a required setback not
more than 30 inches. The eaves and cantilevered roof over the entry on the west elevation
appear to meet this criterion; all setback measurements will be confirmed during building
permit review.
2.ECDC 17.50 (Parking)
a.Multifamily parking requirements are based upon the number of dwelling units and the
number of bedrooms per dwelling unit, pursuant to ECDC 17.50.020.A.1.b and the table
below:
Type of multiple Required parking spaces
dwelling unit per dwelling unit
Studio 1.2
1 bedroom 1.5
2 bedrooms 1.8
3 or more bedrooms 2.0
b.The floor plans (Attachment 5) indicate that each of the four units will have 2 bedrooms.
The applicant has shown 8 enclosed spaces provided beneath the structure. It appears
that the applicant will meet the minimum parking requirements; however, this will be
confirmed through the building permit process as it is up to the Engineering Division to
ensure that the parking spaces shown meet the minimum size requirements.
3.ECDC 20.13 (Landscaping Requirements)
Pursuant to ECDC 20.13.020.E, automatic irrigation is required for all ADB-approved
landscaped areas for projects which have more than four dwelling units, 4,000 square feet of
building area or more than 20 parking spaces. Because the building will be in excess of
4,000 square feet (approximately 7,792 sf), automatic irrigation is required. A detailed final
landscape plan and schedule will be reviewed with the building permit.
More generally, the landscaping proposed is insufficient to soften the size and scale of the
proposed building, particularly at the garage entrances. A planter and/or deciduous tree such
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Staff Report for ADB-2007-80
Klemm 4-Unit Condominium
as a vine maple (8 - 10) would be appropriate if positioned between the garage doors at both
the north and south entrances. The areas of the proposed cherry trees at the four corners of
the property should be augmented with other Type 2 landscaping. This would apply to the
eastern extent of the site where only groundcover is currently shown. Finally, the Edmonds
Street Tree Plan calls for Tilia cordata Greenspire / Greenspire Linden on Glen Street. Two
of these trees of appropriate size could be positioned at the corners of each of the driveways
in order to further soften the appearance of the garages while still allowing adequate sight
lines and access. A trellis or similar entrance feature placed where the western access walk
meets the sidewalk at the northwest corner of the property would add additional interest.
D. Criteria and Comprehensive Plan Compliance
D. Criteria and Comprehensive Plan Compliance
1.Location. Since the parcel is designated
Multi-Family High Density and within the
Downtown/Waterfront Activity Center, the
building is reviewed against the applicable
Downtown Design Objectives found on pages
38 44 of the Comprehensive Plan.
2.Objectives for Site Design. 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
City of Edmonds Comprehensive Plan Map, December 2006
and builds a more cohesive and coherent
physical environment.
a.Vehicular Access and Parking. Parking is proposed to be enclosed beneath the structure.
Two garages on the north side of the building access Glen Street and two on the south
side access the alley.
b.Lighting. Light fixtures are proposed adjacent to the garage entrances and at the western
entrance. These fixtures should provide satisfactory lighting at those entrances. Several
small bollard lights may be appropriate to increase illumination and safety along the
access walk on the western side of the building.
c.Signage. No signage was proposed in this application. All signs must meet the
requirements found in ECDC 20.60.
d.Site Utilities, Storage, Trash and Mechanical. No utility vaults, heating and cooling
equipment, or other exterior utility equipment is proposed. A proposed trash enclosure
will be screened from view by the proposed 48cedar fence and will be accessed directly
from the alley.
3.Design Objectives for Building Form and Facade. 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 citys
Comprehensive Plan. Building façade guidelines ensure that the exterior of buildings, the
portion of buildings 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 resident of the
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Staff Report for ADB-2007-80
Klemm 4-Unit Condominium
City of Edmonds.
a.Height. According to the elevation drawings provided (Attachment 4), building height
appears to be nearly to the 25 height limit, including the use of a 4:12 roof to use the
additional 5 height exception available in RM zones. This is not out of character with
the other multi-family structures in the immediate area.
b.Massing. The building is a very simple series of layered rectangular boxes with a 4:12
roof. While there are a number of different materials and textures used to add to relief
and interest to the building, it still feels boxy and massive. Additional wall and roof
modulation would serve to break up the structures massive appearance.
c.Roof Modulation. With only one chimney proposed, other roof modulation would be
appropriate to break up what is otherwise a large monotonous roof mass. As proposed,
the roof eves only extend 12 from the exterior walls. Extending the eves to the
maximum of 30 (see C.1.e above) would provide additional protection from weather
below and serve to de-emphasize the vertical feeling of the building.
d.Wall Modulation. As mentioned above, the proposed building is fairly massive with wall
modulation consisting of varied material applications. These applications separate the
individual floors but they do not serve to reduce the feeling that the building is a large
box. Placing the chimneys on the outside of the floor plan would allow that feature to
vertically break up the east and west exteriors.
e.Façade Requirements. The buildings main non-vehicular entry is on the west side. A
cantilevered roof adds some interest and affords some weather protection for pedestrians.
An entrance feature at the junction of the walkway and the sidewalk at the northwest
corner of the parcel would tie the development to the existing streetscape.
f.Window Variety and Articulation. Due of the orientation of the building on the lot, the
largest windows are proposed for the north and south facades. Small decks are proposed
on those facades as well. The windows on the east and west facades, while fairly plain,
do provide nice balance to the facades but providing additional treatment around the
windows would enhance the buildings aesthetic appeal.
g.Building Façade Materials. Proposed materials include stone veneer around the garage
entrances with horizontal siding along the remainder of the lower level. Vertical board
and batten would define the first floor and cedar shingle the top floor. As proposed, the
use of the materials creates busy facades. Eliminating the vertical siding on the first floor
and using the same horizontal siding as that on the parking level would unify the
building, create a less busy façade, and serve to further de-emphasize the boxy, vertical
nature of the structure. The proposed belly bands will create the appearance of separation
between the floors.
h.Accents/Colors/Trim. Colors are shown on the color study (Attachment 6). The colors
proposed are neutral, non-garish and compatible with colors used in surrounding
development. More expressive colors are available, however, which could highlight the
building or particular features of it.
F.Technical Review
F.Technical Review
The Engineering Division and the Fire, Public Works, and Parks and Recreation Departments
have reviewed this application. The Engineering Division noted that the applicant proposed total
impervious area equal to 4966.5 square feet. A detention system worksheet was submitted for
sizing of the detention system based on this figure. Impervious surface area and sizing of the
storm detention system will be reviewed and verified by the Engineering Division at the time of
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Staff Report for ADB-2007-80
Klemm 4-Unit Condominium
building permit submittal. If the total impervious area exceeds 5000 square feet, the storm
detention system will need to be designed and stamped by a licensed engineer.
G.Decision
G.Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
for this project (file number ADB-2007-80) is APPROVED with the following conditions:
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.
2.The trash enclosure shall be constructed to meet the minimum dimensions required by code
(see City of Edmonds handout #E37 for details) and will be reviewed and approved by the
City Recycling Coordinator at the time of building permit.
3.An additional planting area (4 by 4 minimum) shall be positioned between the garage doors
on the north and south facades. The area shall contain a 8 10 vine maple (or similar) with
additional ground cover.
4.The areas surrounding the proposed cherry trees at the corners of the property shall be
augmented with additional Type 2 landscaping. Type 2 landscaping shall also be included
along the entire eastern boundary of the parcel where only hardy groundcover is currently
shown.
5.Appropriately sized Tilia cordata Greenspire/ Greenspire Linden trees shall be placed in
new planting areas (4 by 4 minimum) in the four exterior corners of both driveways.
6.A final landscaping plan must be submitted in accordance with ECDC 20.13.010. This plan
must show the additional items included in these conditions of approval as well as the
irrigation system and details. A landscaping bond estimate for all improvements shall be
included.
7.The roof eves to shall be constructed to the maximum 30 that is allowed to project into a
setback to de-emphasize the boxy nature of the structure.
8.The horizontal siding used on the lower level (or similar) shall also be applied to the first
floor exterior in place of the proposed vertical board and batten.
9.A minimum of two small (approximately 8) light bollards shall be placed along the access
walk along the western portion of the development.
10.Impervious surface area and sizing of the storm detention system will be reviewed and
verified by the Engineering Division at the time of building permit submittal. If the total
impervious area exceeds 5000 square feet, the storm detention system will need to be
designed and stamped by a licensed engineer.
Staff finds that with these conditions, the proposal is consistent with the Comprehensive Plan and
other adopted city policies, and the proposal satisfies the criteria and purposes of ECDC Chapter
20.10 Design Review, ECDC 20.12 District-Based Design Review, and ECDC Chapter 20.13
Landscaping, as well as meeting the requirements of the zoning ordinance.
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Staff Report for ADB-2007-80
Klemm 4-Unit Condominium
H.Attachments
H.Attachments
1.Land Use Application
2.Site Plan (A2)
3.Landscape Plan (A3)
4.Elevations (A4 and A5)
5.Floor Plans (A6 A8)
6.Color Study
I.Appeals and Expiration
I.Appeals and Expiration
The following is a summary of the deadlines and procedures for filing appeals and extensions.
Any person wishing to file an appeal or extension should contact the Planning Division at
425.771.0220 for further procedural information.
Appeals Section 20.12.080 describes how appeals of administrative design review shall be
made.
ECDC 20.12.080.C: Design review decisions by staff under the provisions of ECDC
20.12.030 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.
ECDC 20.12.080.D: Persons entitled to appeal are (1) the applicant; (2) anyone who has
submitted a written document to the city of Edmonds concerning the application prior to
or at the hearing identified in ECDC 20.12.020(B); or (3) anyone testifying on the
application at the hearing identified in ECDC 20.12.020(B).
Expiration Section 20.12.90 describes the time limits for design review approval.
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.
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