StaffReport_ADB-08-17.pdf
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD
Project:
Sunset 121 – Mixed Use Building at 121 Sunset Avenue North (OR Zone)
File Number:
ADB-2008-17
Date of Report:
May 28, 2008
Staff Contact:
____________________________
Gina Coccia, Associate Planner
Public Hearing:
June 4, 2008 at 7:00 P.M.
Edmonds Public Safety Complex: Council Chambers
th
250 5 Avenue North, Edmonds WA 98020
I.SUMMARY OF PROPOSED ACTION:
Design review of a proposed six-unit multi-family (condo) project, including 217 square feet of
office space and underground parking. Three buildings are proposed at 121 Sunset Avenue North
in the Office Residential (OR) zone. The applicant had proposed a similar project last May at an
optional meeting in order to obtain some direction from the ADB, and the project has since been
redesigned and has fewer dwelling units, fewer parking spaces, a smaller office area, and much
more landscaping.
The following is staff’s analysis of the project.
II.GENERAL INFORMATION:
1.Owner/Applicant:
John Thoresen of Sunset 100 Ltd. Partnership (Exhibit 3).
2.Tax Parcel Numbers:
00434401300300 & 00434401300401.
3.Location:
121 Sunset Avenue North, Edmonds WA 98020.
4.Size:
0.27 acres total (Exhibit 10).
5.Zoning:
Office Residential (OR), subject to the requirements of ECDC 16.77 (Exhibit 5).
6.Proposed Use:
Six new multi-family dwelling units, plus 217 square feet of office space.
7.Existing Use:
Vacant/undeveloped.
8.Process:
For this project, the ADB reviews the design of the proposal and makes the final
decision on whether the proposal is consistent with the zoning ordinance and the City’s
Comprehensive Plan.
Exhibit 1
Staff Report
Sunset 121
ADB-2008-17
III.SEPA THRESHOLD DETERMINATION:
Review under the State Environmental Policy Act (SEPA) was required because the project will
contain six dwelling units. The City issued a Determination of Non-Significance (DNS) on May
8, 2008 (Exhibit 4). No comments or appeals were received. Snohomish County PUD #1 issued
a standard comment letter that confirmed that, “the District presently has sufficient electric
system capacity to serve the proposal,” but that, “the existing District facilities in the local area
may require upgrading,” and to contact them for information about specific electric service
requirements. Both the City and the applicant have complied with SEPA requirements.
IV.PUBLIC HEARING NOTICE:
A “Notice of Application” and a “Notice of Hearing” were published in the Herald Newspaper,
posted at the subject site, as well as the Public Safety Complex, Community Development
Department, and the Library. All notices were also mailed to residents within 300 feet of the site.
The City has complied with the noticing provisions of ECDC 20.91 (Public Hearings and Notice).
V.TECHNICAL COMMITTEE:
This application was reviewed and evaluated by the City’s Fire Department, Engineering
Division, Parks and Recreation Department, and the Public Works Department.
The Engineering Division noted that a Traffic Impact Analysis and Preliminary Storm Drainage
Plan were needed – and that a storm detention system will be required with redevelopment of the
property. The applicant submitted these items, and had no objections to the detention system
requirement. There were no further comments from the Engineering Division.
Also, the Fire Department noted that the required fire hydrant can be installed on the “water
main” side of the street across from the building entrance. The applicant responded that this was
agreeable.
There are no outstanding issues with these departments.
VI.NATURAL ENVIRONMENT:
:
1.Topography Steep, sloping down from east to west.
:
2.Soils According to the Soil Survey of Snohomish County Area, Washington, this site
consists of “Urban Land” (Map Unit Symbol 78).
:
3.Critical Areas It was determined that there are no critical areas on or adjacent to this
property (file CRA-1994-225). The regulations have changed since the determination was
issued, and the geologically hazardous provisions in ECDC 23.80 are applicable, due to the
steepness of the slope.
:
4.Wildlife None noted upon site visit.
:
5.VegetationLow shrubs and grass, to be replaced with new landscaping (Exhibit 12).
:
6.Shoreline It has been determined that this project is not within State Shoreline jurisdiction;
the project is 206 feet from the Ordinary High Water Mark.
VII.NEIGHBORHOOD CHARACTERISTICS:
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This property is located in the Office Residential (OR) zone. The neighborhood surrounding the
site consists of a multi-family building, some single-family residences to the north, and a
commercial restaurant (“Rory’s”) across the street to the east. The site is bounded on the west by
the BNSF railroad. The OR zone was established in order to provide for development which
contains a mix of small-scale offices and residential uses that will provide a transition between
the more intensive commercial uses along Main Street and the residential uses along Sunset
Avenue.
VIII.COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is “Planned Residential Office.” An excerpt of
goals and policies from the City of Edmonds Comprehensive Plan related to this project are
shown below:
C2.2. Multiple. The City’s development policies encourage 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
C.2.b. Compatibility Policies.
C.2.b.i. RM developments should preserve the privacy and view of surrounding buildings, wherever
feasible.
C.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.
C2.c. General Design Policies.
C.2.c.i. The nonstructural elements of the buildings (such as decks, lights, rails, doors, windows, and
window easements, materials, textures and colors) should be coordinated to carry out a
unified design concept.
C.2.c.ii. Site 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.
(2006 Comprehensive Plan, pages 54-55)
Although the project isn’t in the RM zone, nor is the project site adjacent to RS zones, it is
located south of the RS-6 neighborhood and the project is mostly multiple-residential. The height
of the project is compatible with the single-family neighborhood to the north, which has the same
25’ height limit. Because the project is proposed along the slope, which will not be significantly
altered, neighborhood views and privacy will be preserved as much as possible.
The proposal is consistent with the above policies and goals in the Comprehensive Plan.
:
1.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.” (page 74)
Fourteen different objectives for site design are discussed in the Comprehensive Plan. Not
every objective necessarily applies to every project; and, some objectives may be more
important than others for a particular project.
a.Vehicular Access:
Vehicular access is taken from Sunset Avenue North to the east (a
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“Local Street”); the driveway is sited along the south side of the property.
b.Location and Layout of Parking:
The parking proposed is mainly underground, which
includes 11 parking stalls + 4 additional tandem stalls.
c.Pedestrian Connections Offsite:
There is an existing sidewalk along Sunset Avenue
North.
d.Garage Entry/Door Location:
Underground parking with garage door entry facing the
street along the southern portion of the site.
e.Building Entry Location:
Units are accessed from the middle walkways connected to
the sidewalk.
f.Setbacks:
It appears the proposal meets the required setbacks for the underlying zone.
g.Open Space:
None proposed.
h.Building/Site Identity:
There are three buildings proposed, but they are consistent with
each other.
i.Weather Protection:
None shown at street level. The code allows for up to 30” of eaves
which may project into the setback area. Residents will likely enter from the elevators in
the underground parking garage.
j.Lighting:
A note on the site plan indicates that lighting will be provided as 6” tall low
voltage at all improved walking surfaces, landscaping and address. The applicant has
stated that there will also be indirect low voltage landscape lighting of the water feature,
and that sconces will be provided along each unit entrance near the doorways. He has
also stated that each of the three buildings will have sconce lighting to identify the
building.
k.Signage:
The applicant has not submitted a sign design, however they have articulated
that they plan to have a monument sign consisting of a three-man granite rock, which will
be flattened on one side and etched with the name “Sunset 121.”
l.Site Utilities, Storage, Trash and Mechanical:
The trash enclosure will be provided
off-site (adjacent property to the south), and shared with the building next door. They
have consulted with the City’s Recycling Coordinator on how to achieve the correct size
and location of the facility.
m.Significant Features:
There are no significant features on the site; the site is vacant.
n.Landscape Buffers:
Landscaping is proposed along the north, south, and east property
lines (Exhibit 12), as well as in several planters located near the walkways.
2.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.”
(page 78)
Four objectives for building form are discussed in the Comprehensive Plan:
:
a.HeightThe project appears to remain just under the 25’ height limit, but because the site
is sloped, the project will only “appear” to be about 14-19’ from street level.
:
b.MassingThe project has been broken up over three buildings, instead of one large bulky
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building.
c.Roof Modulation:
The roofs appear near flat; they are modulated in the sense that the
building is broken up into three smaller buildings.
d.Wall Modulation:
The walls are not modulated in depth; however, through the
combination of materials chosen the effect is somewhat achieved.
3.Design Objectives for Building Façade:
“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.” (page 78)
Four objectives for building form are discussed in the Comprehensive Plan:
a.Façade Requirements:
There is an individual identity of the buildings proposed.
b.Window Variety and Articulation:
A variety of windows, doors and decks will provide
light to the units.
c.Building Façade Materials:
Proposed materials include cembonit (a siding material
made out of cement and mineral fillers, which is reported to be durable and
environmentally friendly containing no substances hazardous to health and no solvents),
wood slats, rain screens, and a metal band (Exhibit 13). There is a mix of wood slats and
the large cembonit panels applied to each façade.
d.Accents/Colors/Trim:
A mix of metal along the cornice, wood siding, and flint colored
cembonit (Exhibit 9). This combination will add visual interest.
IX.PUBLIC CONCERNS:
To date, no written public comments have been received. However, one person has requested to
Harold Huston
become a party of record. is interested in project because he lives nearby. He
has requested copies of proposal, which were provided to him; however, he has not submitted
official comments to date.
X.APPLICABLE CODES:
1.ECDC 16.77 (OR – Office Residential)
A.
The site is located in the Office Residential (OR) zone and subject to the requirements of
ECDC 16.77.
B.
The minimum setbacks for properties in the OR zone are as follows:
Street
OR
RearSide Side
Sunset Avenue North
Zone
(West)(North)(South)
(East)
Required
15 feet 0 feet 5 feet 5 feet
Setbacks
Proposed
15 feet 0 feet 5 feet 5 feet
Setbacks
It appears the proposal meets the required setbacks for the zone.
C.
There is no minimum lot area in the OR zone.
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D.
There is no maximum lot coverage in the OR zone.
E.
The maximum height is 25 feet. The plans indicate that the project is 25’11”.
F.
The applicant will prove that all development standards are met through the building
permit process.
2.ECDC 17.50 (Off Street Parking Requirements)
A.
It has been determined that this project is located within the “Downtown Business Area”
and requires parking at a flat rate of one space per dwelling unit, plus a ratio of 1/500 for
areas other than residential use. With 6 dwelling units and 217 square feet of office
space, this yields 6 (6.43) required parking spaces.
B.
11 parking stalls have been provided, as well as 4 additional tandem spaces.
C.
No parking is permitted within the street or side setback pursuant to ECDC 16.77.020.B;
no parking is proposed within this street or side setback.
3.ECDC 20.11 (General Design Review)
A.
ECDC 20.11.010 requires the ADB to review general design review applications that
trigger SEPA. This project required review under the State Environmental Policy Act.
B.
ECDC 20.11.030 lists the criteria for Building Design and Site Treatment that must be
met.
C.
The following are some reasons why staff feels that the Building Design criteria listed in
ECDC 20.11.030.A and Site Design criteria in ECDC 20.11.030.B have been achieved.
a.
The project consists of three buildings (instead of one large one), which provides for
two view corridors up the middle of the site.
b.
Grading is minimized.
c.
Exterior lighting, as described by the applicant, seems to be the minimum necessary
for safety and security (excessive brightness is avoided).
4.ECDC 20.13 (Landscaping Requirements)
A.
The Edmonds Streetscape Plan shows “Acer ginnala flame” (Amur Maple)” – a small
spreading tree <25’ in height with fragrant flowers, for that portion of Sunset Avenue
north of Main Street. The required species of street tree is shown on the Landscape Plan.
B.
An irrigation system is required on the Landscape Plan, pursuant to ECDC 20.13.010.K.
C.
Staff feels the applicant has provided a good mix of trees and shrubs. The landscaping
shown should help soften the building elevations. And because of the topography, it
should do an adequate job of providing visual separation from the street.
XI.RECOMMENDATIONS:
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APPROVAL
Based on the analysis and attachments to this report, staff recommends of the
ADB-2008-17
design of file with the following conditions:
1.
The applicant must apply for and obtain all necessary building permits.
2.
As noted by the Fire Department, installation of the required fire hydrant can be proposed on
the “water main” side of the street across from the building entrance.
3.
As noted by the Engineering Division, a storm detention system will be required with the
redevelopment of the property.
4.
Revise the Landscape Plan to indicate the required irrigation system.
5.
Upon building permit application, submit an addendum to the Geotechnical report that
specifically addresses the critical areas ordinance (ECDC 23.40 and 23.80).
6.
This application is subject to the applicable requirements in the Edmonds Community
Development Code. It is the responsibility of the applicant to ensure compliance with the
various provisions contained in these ordinances.
XII.PARTIES OF RECORD:
City of Edmonds Planning Division, Engineering Division, and Fire Department
John Thoresen Harold Huston
Sunset 100 Ltd. Partnership 111 Main Street #201
nd
Avenue West
16118 72Edmonds WA 98020
Edmonds WA 98026
XIII.EXHIBITS:
1.
Staff Report
2.
Zoning/Vicinity Map
3.
Land Use Application
4.
SEPA DNS
5.
ECDC 16.77 (Office-Residential)
6.
ADB Meeting Minutes (05/02/2007)
7.
Geotechnical Report
8.
Traffic Impact Analysis & Report
9.
Elevations
10.
Site Plans
11.
Floor Plans
12.
Landscape Plan
13.
Environmental Siding Explanation
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