StaffReport_ADB-07-60.pdf
ARCHITECTURAL DESIGN BOARD
STAFF REPORT
October 17, 2007 Meeting
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
TO:
The Architectural Design Board
FROM:
__________________________________
Gina Coccia,Planner
DATE:
October 10, 2007
ADB-2007-60
Application by Leah White of A.S.P.I., representing Troy Renneke (of TNT,
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LLC) for the design review of a new duplex and triplex at 8629 238 Street SW
in the Multiple Residential (RM-1.5) zone.
A.
PropertyOwner:Applicant:
Property Owner:Applicant:
Troy Renneke Leah White
TNT, LLC A.S.P.I.
1136 Vista Place 4727-A Evergreen Way
Edmonds WA 98020 Everett WA 98203
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B.:
SiteLocation 8629 238 Street SW, located in the Multiple Residential (RM-1.5) zone
Site Location
(Attachment 2).
C.
Introduction:
Introduction:
The applicant is proposing to construct one duplex and one triplex (five dwelling units). The
applicant shows that they are planning on clearing the entire site prior to construction (see
Landscape Plan, Attachment 9). The following is staff’s analysis of the project.
D.
Overview:
Overview:
1.Zoning:
This parcel is located in the Multiple Residential (RM-1.5) zone (Attachment 2) and
is subject to the requirements of ECDC 16.30 (Multiple Residential).
2.Environmental Review:
Review under the State Environmental Policy Act (SEPA) is
required if the proposed project will contain five or more dwelling units. The applicant
turned in a project-specific Environmental (SEPA) Checklist and staff issued an
Determination of Nonsignificance (DNS) on September 11, 2007 (Attachment 3). No
comments or appeals were received. Both the City and the applicant have complied with
SEPA requirements.
Also, no critical areas were found to be on or adjacent to this property, therefore a “waiver”
from critical areas report requirements was issued under file number CRA-1999-0240.
3.Issues:
For this project, the Architectural Design Board reviews the design of the proposal
and makes the final decision on whether the proposal is consistent with the design review
criteria found in ECDC 20.11 (General Design Review) ECDC 20.13 (Landscaping), and
with the Urban Design (General Objectives) found in the City’s Comprehensive Plan.
Staff Report for ADB-2007-60
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TNT, LLC: Duplex & Triplex at 8629 238 Street SW
E.
EdmondsCommunityDevelopmentCodeCompliance:
Edmonds Community Development Code Compliance
The following is staff’s analysis on the project’s compliance with the Edmonds Community
Development Code (ECDC).
ECDC 16.30 (Multiple Residential) Zones
1.
a.
The improvements are proposed on property with a multiple residential zoning
designation (RM-2.4).
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 building footprints shown
appear to be approximately 5,025 square feet, which is about 46%; however, this will be
confirmed through building permit review, which requires the applicant to provide a
breakdown of lot coverage.
c.
Sample height calculations were provided on the elevations (Attachment 7). The roof
shown is at a 6/12 pitch. 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. This
parcel is approximately 10,836 square feet in area. This results in a maximum density of
seven dwelling units. This project proposes five dwelling units and meets the underlying
density for the zone.
e.
The table below shows the required setbacks for structures in the RM-1.5 zone.
Street
RearSideSide
RM-1.5
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238 Street SW
(North)(East)(West)
Zone
(South)
Required
15 feet 15 feet 10 feet 10 feet
Setbacks
Proposed
15 feet 19.5 feet 17.1 feet 10+ feet
Setbacks
f.
ECDC 16.30.040.C.2 states “uncovered and unenclosed porches, steps, patios, and decks
may project into a required setback not more than one-third of the required setback, or
four feet, whichever is less; provided that they are no more than 30 inches above the
ground level at any point.” The landscape plan (Attachment 9) clearly shows patios, but
the site plan (Attachment 8) is not as clear.
It appears that the project intends to meet the minimum setback requirements for the
zone.
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Staff Report for ADB-2007-60
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TNT, LLC: Duplex & Triplex at 8629 238 Street SW
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
Studio1.2
1 bedroom 1.5
2 bedrooms 1.8
3 or more bedrooms 2.0
b.
Preliminary floor plans indicate that there will be five 2-bedroom units, which yields nine
parking spaces required.
c.
The number of parking spaces shown on the site plan is 5 in the garage and 5 stacked in
front of the garages – however, these parking spaces need to be located entirely on the
subject sight (no spill-over onto the adjacent access easement to the west). The
Engineering Division will require that each parking space is at least 16½ feet x 8½ feet.
d.
Pursuant to ECDC 16.30.030.C, “No parking spaces may be located within the street
setback.” It appears that the southern-most parking space meets this requirement.
e.
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 make sure that the parking spaces shown meet the minimum parking
standards.
3.ECDC 20.11 (General Design Review):
The proposed building does not conflict with the existing and planned character of the nearby
area. The colors are not excessively brilliant, and the buildings are broken up, which makes
them appear less massive. Exterior lighting is proposed at each front entrance and at the
garage entrances, which do not face the street. Properties to the north, south, east, and west
are all zoned Multiple Residential (RM-1.5).
ECDC 20.11.030.B.1 states “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.”
Note:The ADB may want to ask the Applicant if there is any compelling reason why all
of the existing vegetation needs to be removed.
4.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.” Automatic irrigation is required, and it will
be reviewed with the building permit.
The City’s Streetscape Plan does not indicate any required street trees for this site.
The applicant proposes to remove all trees/vegetation from the site prior to construction.
ECDC 20.13.020.C states “Existing vegetation that contributes to the attractiveness of the
site should be retained. Existing significant trees and shrubbery (six-inch caliper or more)
must be shown on the proposed landscape plan and saved and incorporated into the
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Staff Report for ADB-2007-60
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TNT, LLC: Duplex & Triplex at 8629 238 Street SW
landscape plan, if they are reasonably attractive and of good quality.” Staff argues that
some of the existing perimeter landscaping may not need to be removed and should be
retained if feasible.
Note:The ADB may want to ask the Applicant if there is any way to retain any of the
existing trees.
F.
ComprehensivePlanCompliance:
F.
Comprehensive Plan Compliance:
The following is staff’s analysis on the project’s compliance with the City’s Comprehensive Plan.
Location:
1. The existing Comprehensive Plan designation is “Edmonds Way Corridor.” This
area is discussed in the Comprehensive Plan’s Land Use Element (page 59) and also in the
Urban Design (General Objectives) section (pages 73-81), which is located in the Community
Culture and Urban Design Element of the Comprehensive Plan. It is the Architectural Design
Board’s responsibility for ensuring compliance of a project with the Comprehensive Plan.
Staff has reviewed the pertinent sections of the Comprehensive Plan and documented their
findings in the section below.
2.Goals for the Edmonds Way Corridor:
F.3 Use design review to encourage the shared or joint use of driveways and access
points by development onto SR-104 in order to support the movement of traffic in a
safe and efficient manner. Site access should not be provided from residential streets
unless there is no feasible alternative.
The site plan shows that the applicant proposes to make use of an access easement along the
western property line in order to gain access to the site.
F.4. Use design review to ensure that development provides a transition to adjacent
residential neighborhoods. For uses in transitional areas adjacent to single family
neighborhoods, use design techniques such as modulation of facades, pitches roofs,
stepped-down building heights, multiple buildings, and landscaping to provide
designs compatible with single family development. Make use of natural topography
to buffer incompatible development whenever possible.
Instead of building one building, the applicant proposes breaking up the mass over two
buildings.
3.Design Objectives for Site Design:
“The development of parking lots, pedestrian walkways
and landscaping features is an integral part of how a building acts 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 physical
environment.” In the following ways, this project appears to meet the design objectives for
site design.
Vehicular access is taken from the west along an adjacent vehicular access easement. The
garages are less visible from the street, because access is taken from the western easement.
Each unit will have individual garbage bins, so no dumpster is needed.
4.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.”
In the following ways, this project appears to meet the design objectives for building form.
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TNT, LLC: Duplex & Triplex at 8629 238 Street SW
There are no known views in the vicinity. The elevations appear consistent with the
surrounding development.
Note:The main entrances are sunken into the front elevations – the ADB may want to
discuss ways to add prominence to the front entries.
Design Objectives for Building Façade:
5.“Building Façade 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.” In the following ways, this project
appears to meet the design objectives for building façade.
The elevations show cedar shingles and several neutral colors, including “chic” trim (I would
refer to this color as putty), “new linen” for the body (I would refer to this color as a light
putty), and “fair fieldstone” for the stonework (this color appears to be brown/grey).
G.
TechnicalReview:
G.
Technical Review:
The Engineering Division and the Fire, Public Works, and Parks and Recreation Departments
have reviewed this application.
The Fire Marshall submitted a memo (Attachment 5). Three concerns were raised, primarily
regarding the fire hydrants. The Applicant responded (Attachment 6) and revised the site plan to
list the nearby hydrants. These will be further reviewed with the building permit.
The Engineering Program Manager submitted a memo (Attachment 4). Engineering noted that a
Traffic Impact Analysis was required, and the Applicant responded by turning in the TIA
worksheet. This will be further reviewed with the building permit. Engineering also noted that
the storm drainage system will need to be designed and stamped by a licensed engineer. This,
too, will also be reviewed with the building permit application.
H.
PublicComment:
H.
Public Comment:
To date, no public comments have been received.
I.
I.Recommendation:
Recommendation:
APPROVE
Staff recommends that the Architectural Design Board the design of file number
ADB-2007-60
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.
With the building permit application, the applicant shall submit lot coverage calculations to
show that the project remains under the required 45% coverage.
3.
With the building permit application, the applicant shall show all patios and landings on the
site plan and provide dimensions to the property lines showing that they meet the required
setbacks.
4.
With the building permit application, the applicant shall show all required off-street parking
on site, providing parking space dimensions that are at least 16½ feet x 8½ feet (contact the
Engineering Division for details).
5.
The landscape plan shall be revised so that some significant vegetation is retained.
The board 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 20.11 – General Design Review, and ECDC Chapter 20.13 – Landscaping, and staff has
found the proposal meets the requirements of the zoning ordinance.
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TNT, LLC: Duplex & Triplex at 8629 238 Street SW
J.
Attachments:
J.Attachments:
1.
Land Use Application
2.
Vicinity/Zoning Map
3.
SEPA DNS
4.
Memo from the Engineering Program Manager
5.
Memo from the Fire Marshall
6.
Letter from the Applicant
7.
Elevations
8.
Site Plan
9.
Landscape Plan
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