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Staff Report with attachments.pdf CITY OF EDMONDS th 121 5Avenue North, Edmonds WA 98020 DEVELOPMENT SERVICESDEPARTMENTPLANNING DIVISION PLANNING DIVISION’S REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project:Pride Ventures LLC File Number: PLN20150050 Date of Report:3, 2016 Staff Contact: , AICP, Public Hearing:– 7:00 P.M. th Avenue North, Edmonds WA 98020 250 5 I. PROJECT PROPOSAL Pride Ventures - --2.4). 1 - 1. 2.SEPA DNS 3.L 4. 5. 50050 5, 6, 7, 8, 9, 10 12 13) Vreets ) 6. 7. 8. 9. 10. II. FINDINGS & CONCLUSIONS A. GENERAL INFORMATION : 1. Owner: Pride Ventures, LLC 2. : 00373600300103, 00373600300104 00373600300105 3. : 4. -ssed 21216 80th Site size: 1.0 43,649 5. -2.4 6. : 7. : 8. - 9. Page 2 of 19 50050 B. SEPA THRESHOLD DETERMINATION t 2 C. NOTICE Communi 3 e D.TECHNICAL REVIEW COMMITTEE 4 s E.NATURAL ENVIRONMENT 1. 2. “Alderwood Urban Land Complex, 2 - 8% slopes”. 3. 20150101. 4. 5. - . 6.: F. NEIGHBORHOOD CHARACTERISTICS thth Avenue -- th - th 212 Street SW t -1) -- Page 3 of 19 50050 5). Rin the . The -he . D.COMPREHENSIVE PLAN this site is “Multi Family – Medium Density : – Residential Goal A. High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted. The options available to the City to influence the quality of housing for all citizens should be approached realistically in balancing economic, social, aesthetic and environmental considerations. A.1 Encourage those building custom homes to design and construct homes with architectural lines which enable them to harmonize with the surroundings, adding to the community identity and desirability. -The A.2 Protect neighborhoods from incompatible additions to existing buildings that do not harmonize with existing structures in the area. th Street SW. A.3Minimize encroachment on view of existing homes by new construction or additions to existing structures. Page 4 of 19 50050 the views A.4 Support retention and rehabilitation of older housing within Edmonds whenever it is economically feasible. A.5Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based upon the following principles: A.5.a Residential privacy is a fundamental protection to be upheld by local government. A.5.b Traffic not directly accessing residences in a neighborhood must be discouraged. A.5.c Stable property values must not be threatened by view, traffic or land use encroachments. A.5.d Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. Comment: - th ties or their -street A.6 Require that new residential development be compatible with the natural constraints of slopes, soils, geology, drainage, vegetation and habitat. e or Residential Goal B. A broad range of housing types and densities should be encouraged in order that a choice of housing will be available to all Edmonds residents, in accordance with the following policies: B.1 Planned Residential Development. Provide options for planned residential development solutions for residential subdivisions. Page 5 of 19 50050 B.1.aEncourage single-family homes in a PRD configuration where significant benefits for owner and area can be demonstrated (trees, view, open space, etc.). B.1.b Consider attached single-family dwelling units in PRD's near downtown and shopping centers as an alternative to multiple- family zoning. B.2 Multiple. The City's development policies encourage sustainable high quality site and building design to promote coordinated development and to preserve the trees, topography and other natural features of the site. Stereotyped, boxy multiple unit residential (RM) buildings are to be avoided. Comment: - B.2.a Location Policies. B.2.a.i. RM uses should be located near arterial or collector streets. th B.2.b Compatibility Policies. B.2.b.i RM developments should preserve the privacy and view of surrounding buildings, wherever feasible. B.2.b.ii The height of RM buildings that abut single family residential (RS) zones shall be similar to the height permitted in the abutting RS zone except where the existing vegetation and/or change in topography can substantially screen one use from another. B.2.b.iiiThe design of RM buildings located next to RS zones should be similar to the design idiom of the single family residence. - RM- th Sto the 212 Page 6 of 19 50050 - RM-2.4 . th S B.2.c. General Design Policies. B.2.c.i The nonstructural elements of the building (such as decks, lights, rails, doors, windows and window easements, materials, textures and colors) should be coordinated to carry out a unified design concept. B.2.c.iiSite and building plans should be designed to preserve the natural features (trees, streams, topography, etc.) of the site rather than forcing the site to meet the needs of the imposed plan. - the house). - B.3 Mobile Homes. Update design standards to ensure quality parks heavily landscaped both for screening exterior and for appearance of interior. Design 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 and builds a more cohesive and coherent physical environment. A.1Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety. Page 7 of 19 50050 th th Street SW. A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian access and help define the street edge. Parking should be placed to the side and rear. thth A.3 Connections On-and Offsite. Design site access and circulation within and between sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to providing and improving connections to transit. Comment: The de A.4 Building Entry Location. Building entries should be configured to provide clear entry points to buildings, be oriented to pedestrian walkways/pathways, and support the overall intent of the streetscape environment. Space at the entry for gathering or seating is desirable for residential or mixed use buildings. or street th Avenue W. A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and provide a common street frontage tieing each site to its neighbor. Setbacks should be appropriate to the desired streetscape, providing for transition areas between public streets and private building entries where a variety of activities and amenities can occur. with A.6 Open Space. For residential settings, create green spaces to enhance the visual attributes of the development and provide places for interaction, play, seating, and other activities. Page 8 of 19 50050 A.7 Building/Site Identity. Improve pedestrian access and way-finding by providing variety in building forms, colors, materials and individuality of buildings. A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. Comment: interior street. A.9 Lighting. Provide adequate and appropriate illumination in all areas used by automobiles, bicycles and pedestrians – including building entries, walkways, parking areas, circulation areas and other open spaces – to support activity and security. Comments: A.10 Signage. Encourage signage that provides clear information and direction for properties and businesses while preventing the streetscape from becoming cluttered. Encourage the use of graphics and symbols in signage to support the city’s emphasis on uniqueness and the arts. A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of utility systems using such features as landscaping, building forms, or integrated design. A.12 Integrating Site Features. Integrate natural landscape features and unique landforms – such as rocky outcroppings or significant trees – into site design whenever possible. orms. Page 9 of 19 50050 A.13 Landscape Buffers. Use landscaping and/or other features such as fences to maintain privacy and create a visual barrier between incompatible uses. These buffering techniques should also be used to soften hard edges (such as the perimeters of parking lots) and reinforce pedestrian ways and circulation routes. Native plants and rain gardens should be promoted as alternatives to lawns and runoff retention areas. Design Objectives for Building Form. 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. A.14Building Form. Encourage new construction to avoid repetitive, monotonous building forms. r-- on the site. A.15Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale elements in building design and/or by subdividing building masses vertically or horizontally. Comments: A.16 Roof Modulation. Use roof forms to help identify different programs or functional areas within the building and support differentiation of building form and massing. Roof design, in combination with wall modulation, can allow for additional light to enter buildings or pedestrian spaces. A.17 Wall Modulation. Variation in materials, decorative elements, or other features should be employed to support pedestrian scale environments and streetscapes, or to help break up large building masses to keep in scale with the surrounding environment. Page 10 of 19 50050 Comment: . Design Objectives for Building Façade. 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. A.18Building Façade Design. Encourage building façades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. Comment: A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a façade, as well as provide light and air to the building interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building façades to help define the scale and style of the structure. Variation in façade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Comment: - . With t Page 11 of 19 50050 E. APPLICABLE CODES 1.Zoning Standards A.-- B.ECDC 16.30.010 – - . - C. - Minimum Lot Minimum Minimum Minimum Zone Street Side 1 RM-2.42,400 45% 1 : However, ts . P 25 houses -2.4 zone. th : Street SW th As shown on 5, thouses ted 15 th Street SW) th Avenue W.) -- the RM-2.4 zone. is in size 43,649 18,600 . -2.4 zone; Page 12 of 19 50050 2.ECDC 17.50 Off Street Parking Regulations ECDC 17.50.020.A.1requires two s . - is 3.ECDC 20.11 General Design Review ECD A.ECDC 20.11.030.A. Building 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: 5). 2.Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; Comments: 5). 3.Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level; Comments: . 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: unit. 5). 5.All signs should conform to the general design theme of the development. Comments: . to those used Page 13 of 19 50050 20.11.030.A. B.ECDC 20.11.030.B. 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: trees , 5). 2.Landscape treatment shall be provided to enhance the building design and other site improvements. Comments: treesnd house s5). These 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. Comments: . 4.Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Comments: . 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: 6.All screening should be effective in the winter as well as the summer. Comments: -. 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: Th Page 14 of 19 50050 5). 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: d- 7). 20.11.030.B. 4.ECDC 20.13 Landscaping Requirements IV . A. Type II Landscaping. Type II landscaping is intended to create a visual separation between similar uses. 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and 2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years. - s -. Between the trees r 10- units. s , t Page 15 of 19 50050 B.ECDC 20.13.030.DIV Type IV Landscaping. 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. th ve Corners to th Avenue W. The - -- thth s thth Avenue F. PUBLIC COMMENTS 10 thth Avenue W th Street SW) th Street th Page 16 of 19 50050 thth Avenue W. thth the -, th t Edmonds- th Avenue. th 212 - , th th Street SW. This th 212 III. RECOMMENDATION must with Page 17 of 19 50050 approval 14 unit res 50050 , THE COMPREHENSIVE STHE 1. A B DEVELOPMENT A REVISED LANDSCAPE PLAN SHALL BE REVIEWED AND A DEVELOPMENT SERVICES HE LANDSCAPE PLAN SHALL BE DESIGNED IN ACCORDANCE WITH ECDC 20.12.0OLLOWING: PROVDE ALONG THE WEST AND S SCAPING ALONG THE NORTH AND EAST PROJECT SITE ET TREES IN COMPLIANTREET TREE PLAN TH STREET NOTE: IN THE 15-G SETBACKS ALONG 212 TH SW AND 80 . S. THIS 2. TS IN THE EDMONDS CO DEVELOPMENT CODE. IRE COMPLIANCE WITH THE ONTAINED IN THESE ORDINANCES. 3. NOTE: PL WILL BE REVIEWED WITH THE E PROPOSED ALTERNATE THE LDING PERMIT THE LOTS SHALL BE CONSOLIDATED INTO 4. ONE LOT. Page 18 of 19 50050 IV. PARTIES OF RECORD th 121 – 5Ave North Edmonds, WA 98020 Edmonds, WA 98020 V. INTERESTED PARTIES ert th 7924 212 Edmonds, WA 98026 Page 19 of 19 Attachment 1 Attachment 1 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 4 BRACKETT’S CORNER Design Review Attachment 5 -Novion Group Inc. 1 d continue to Highway 99. d single family residences with architect is Swedish/ Edmonds hospital an construction of 14 new detache SW and 21216 80th Ave West. the uses are single family residential. ward the city center. gh School. Continuing East there and residential structures and the ftsman” like forms, two stories with garages. addresses of 8000, 8010 212th Street the North across 212th is also RM-2.4. inue on Main Street to stly multifamily residential. To the South ner of 212th Street SW and 80th Ave West. 2035 sf up to 2390 sf of heated area. th a zoning designation of RM-2.4. East of the site approximately two blocks is Edmonds-Woodway Hi PROJECT –8000 112TH STREET SW The proposal is for the demolition of the existing commercial Heading West on 212th you pass Five Corners and can cont The subject site is composed of three parcels with attached garages and additional surface parking. W are both arterials. Zoning to the East across 80th is RM-2.4 and to To the South there is a zone change to RS-8. The structures will be a traditional design- “cra Attachment 5 Uses to the North, East and West are mo The project site is located on the cor The houses will vary in size from There is a total of 44,854 SF wi 212th St SW and 80th Ave 8000 212TH Street SW, Edmonds 320 DAYTON, SUITE 108 320 DAYTON, SUITE 108 PRIDE VENTURES LLC PRIDE VENTURES LLC Jake@prideventures.com rod@noviongroup.com EDMONDS, WA. 98020 EDMONDS, WA. 98020 Rod Novion architect 8634B 3rd Ave NW Seattle, WA 98117 Novion Group Inc JACOB LYON JACOB LYON OWNER-PRIDE VENTURES LLC 425.422.0053 206.361.6133 JACOB LYON OWNER Relationship to Project: DESIGN REVIEW CONTACT 1 architect -Novion Group Inc. 2 2 7 6 3 1 4 PROJECT –8000 112TH STREET SW Attachment 5 5 cks is Edmonds-Woodway High School. Con- The subject site is composed of three parcels with addresses of 8000, 8010 212th and to the North across 212th is also RM stly multifamily residential. To the South ners and can continue on Main Street ner of 212th Street SW and 80th Ave West. hospital and continue to Highway 99. th a zoning designation of RM-2.4. EDMONDS WOODWAY HIGH SCHOOL W are both arterials. OWNER-PRIDE VENTURES LLC To the South there is a zone change to RS-8. RESIDENTIAL– SINGLE FAMILY Heading West on 212th you pass Five Cor FIVE CORNERS– COMMERCIAL Zoning to the East across 80th is RM-2.4 RESIDENTIAL-MULTI FAMILY 6 RESIDENTIAL-MULTI FAMILY Uses to the North, East and West are mo tinuing East there is Swedish/ Edmonds LTI FAMILY Street SW and 21216 80th Ave West. the uses are single family residential. East of the site approximately two blo The project site is located on the cor There is a total of 44,854 SF wi SUBJECT PROPERTY 212th St SW and 80th Ave RESIDENTIAL-MU toward the city center. VICINITY CONTEXT: -2.4. 123457 2 3 architect -Novion Group Inc. PROJECT –8000 112TH STREET SW Attachment 5 PROPOSED PARKING: 14 SURFACE STALLS + 24 GARAGE STALLS= 38 STALLS DENSITY: 1 UNIT PER 2400 SF 43,649/ 2400= 18 UNITS REAR 15' (NO REAR HEIGHT: 25' MAXIMUM 5' ADDITIONAL ROOF 4/ 12 FOR CORNER LOTS) ECC 16.30.010 A. PERMITTED PRIMARY USES- 2. SINGLE-FAMILY DWELLINGS SINGLE FAMILY: 2 STALLS/UNIT 14 UNITS X2= 28 STALLS SETBACKS: FRONT (STREET) 15' SIDE 10' PROJECT ADDRESS: 8000, 8010 212TH STREET SW & 21216 LOT AREA: 44,854.5 SF 43,649.0 SF AFTER STREET PROPOSED: 14 UNITS EXISTING: 0 SF (DEMO EXISTING) MAX. COVERAGE: 43,649 SF X 45% = 19,642 SF USE: DETACHED RESIDENTIAL 320 DAYTON, SUITE 108 EDMONDS, WA 98020 OWNER: PRIDE VENTURES LLC PROJECT: BRACKETT'S CORNER JURISDICTION: CITY OF EDMONDS PROPOSED NEW: 18,600 SF TOTAL: 18,600 SF OWNER-PRIDE VENTURES LLC ECC 16.30.030 SITE DEVELOPMENT STANDARDS ECC 17.50.00 OFFSTREET PARKING REQUIRED ECC 17.50.020 PARKING SPACE REQUIREMENT 80TH AVE W PHONE: 425.422.0053 DEDICATION ECC 20.13 LANDSCAPE REQUIREMENTS JAKE LYON ECC 16.30 RMÏ MULTIPLE RESIDENTIAL SLOPE) ZONING: RM 2.4 PROPOSED LOT COVERAGE: PROJECT NOTES: ECC 20.10 DESIGN REVIEW CONTEXT ANALYSIS ZONING CODE SUMMARY ZONING SUMMARY: 3 4 ion Group Inc. architect -Nov LOOKING EAST PROJECT –8000 112TH STREET SW Attachment 5 OWNER-PRIDE VENTURES LLC CONTEXT ANALYSIS 4 5 Group Inc. architect -Novion LOOKING SOUTH PROJECT –8000 112TH STREET SW Attachment 5 OWNER-PRIDE VENTURES LLC 5 c. architect -Novion Group In 6 PROJECT –8000 112TH STREET SW Attachment 5 OWNER-PRIDE VENTURES LLC 6 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 5 Attachment 6 Attachment 7 Attachment 7 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 8 Attachment 9 Attachment 10