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StaffReport_ADB-08-32+Attachments.pdf1,7 C, 1 S ()C� 9 121 5TH AVENUE NORTH - EDMONDS, WA 98020 - (425) 771-0220 - FAX (425) 771-0221 Website: www.d.edr-nondsma-us DEVELOPMENT SERVICES DEPARTMENT Planning - Building* Engineering AimINISTRATIVE DESIGN REviEw - STAFF DECISION - GARY HAAKENSON MAYOX Application by Douglas Paige for design review for the conversion of an existing single-family residence into a hair salon located at 605 Main Street in the Downtown Business -- "Downtown Mixed Commercial" (BD2) zone. Property OwnerlApplicant. Douglas Paige 23407 65"' Place West Mountlake 'I'errace WA 98043 Site Location: Contact PersonlAgent. Megurni Matsurnura/CDA Architects 20011 Ballinger Way NE Shoreline WA 98155 605 Main Street in the Downtown Business "Downtown Mixed Commercial" (BD2) zone (Zoning Map below). ProjectProposal. The proposal is for the design review of a change of use proposal from an existing single- family residence to a hair salon. 'Fhe existing building is approximately 636 square feet, and no change to the footprint of the building is proposed. The building will remain one single story. The most noticeable change is that the building code requires the applicant to remove the windows from the east and west elevations through the "change Of use" building permit process and install a firewall in their place. All existing landscaping will remain, and the colors will remain white with blue trim. Design Review Process: 'I'lie subject site is in the Downtown Mixed Commercial (BD2) zone, and this project requires District -Based Design Review by staff. Projects that remain under the SEPA threshold are reviewed by staff with the building permit process, and the design review is considered an administrative Staff Decision subject to the requirements of ECDC 20.12 (District -Based Design Review), 20.95 (Staff Decision), 16.43 (Downtown Businesses), and the: Comprehensive Plan. Page 1 (?1'4 Incorporated August 11, 1890 Sister City - Hekinan, Japan ADB -2008-32 Edmonds Hair Salon Analysis: A. Facts: 1. The applicant has submitted a Land Use Application (Attachment 1), letters related to the scope of work (Attachment 2) a revised Site Plan (Attachment 3), Floor Plans (Attachment 4) and Building Elevations (Attachment 5) for review, 2. The improvements are proposed on property with a "Downtown Mixed Commercial" zoning designation (BD2). 3. Review under the State Environmental Policy Act (SEPA) is not required for this project pursuant to WAC 197-11-800 (virtually no grading is proposed, the commercial building is approximately 636 square feet, and the number of parking stalls on site is 2). 4. ECDC 20.12.010 states that design review by the Architectural Design Board is required for any project that requires a threshold determination under the State Environmental Policy Act (SEPA). Projects not triggering the SEPA threshold can be reviewed by staff as a staff decision. 5. The existing building was constructed in 1915, according to the Snohomish County Assessor's records, and was part of the original City of Edmonds Plat (block 98, lot 39), 6. The use of the site will change from single-family residential to a (small) commercial hair salon. The applicant has applied for a "change of use" building permit under file number BLD20080560. Both existing and proposed uses are permitted primary uses in the B132 zone. 7. The site is relatively flat. A Critical Areas Determination was made for the property under file #CRA - 2008 -0048. It was determined that there are no critical areas on or adjacent to the property; therefore, no critical areas reports will be required by the Planning Division, 8. The table below shows the required (and proposed) setbacks for structures in the BD2 zone, BD2 Street Rear Side Side Zone (South) (North) (East) (West) Required 0' 0' 0' 0' Setbacks Proposed 15' 5' P l l l" 58' Setbacks 9. The maximum height of buildings and structures in the B132 zone is 25 feet. There are no proposed changes to the height of the existing building. There are likely views in the vicinity, however no changes to the roofline or height are proposed. The height of the proposed new building is relatively low at one single story. 10. Pursuant to ECDC 16.43.030.D, "no parking is required for any commercial floor area of permitted uses located within the BD1, BD2, BD4, and BD5 zones. " Two parking spaces are proposed with this project, which are located along the northern portion of the property accessed via the alley. 11. Pedestrian access is provided from the sidewalk along Main Street to the front of the building through an existing paved path. Lawn will remain intact on both sides of the pathway. Customers can also enter the site through the back (north) of the site where there are two parking stalls and a small wheelchair lift proposed (Attachments 2 and 3). 12. The applicant has indicated that they would like have either vinyl lettering or painted letters on one of the front windows. Pursuant to ECDC 20.60.035, the maximum area of any window sign in the BD2 zone is 1 square foot per each lineal foot of window frontage. 13. The site fi•onts on Main Street, which is considered a "Minor Arterial." 14. This site is very small (30' wide x 110' deep) and the applicant has requested to keep the landscaping "as is" (Attachments 2 and 3). Page 2 of 4 ADB -2008-32 Edmonds Hair Salon 15. The project proposes to match the existing paint colors: white with blue trim and a dark roof (Attachment 2) 16. The window openings along the east and west elevations will need to be removed with the building permit application in order to meet building code requirements for separation. 1 -hour fire walls will be installed in their place. The applicant asserts that because the building is already so close to the east and west properties, that there is not too much they can do to replace the windows with something else of interest. Attachments 3 and 4 show that the building footprint is very small and the structure itself is set back off the street so that it is staggered back in relation to the neighboring properties. 17. The Comprehensive Plan designation for this site is "Downtown Mixed Commercial" and it is located within the "Downtown/Waterfront Activity Center." 18. There are several Comprehensive Plan goals and policies for commercial development, including: a. "Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. " (Page 26) b. The "Downtown Mixed Commercial" district is described on Page 36 of the Comprehensive Plan. It notes, "Buildings can be built to the property line. Building heights shall be compatible with the goal of achieving pedestrian scale development. " c. Downtown Design Objectives are found on pages 38-42 and are intended to encourage high quality, well designed projects to be developed in the downtown waterfront area that reflects the values of the citizens of Edmonds. B. Conclusions - 1. The colors chosen will remain "as is" (white with blue trim) and are an appropriate fit for the building and neighborhood. 2. The project appears to meet the applicable site development standards for the Downtown Business (BD2) zone. 3. The project meets the off-street parking requirements for the salon use and for proposals in the BD2 zone. 4. This project meets the design guidelines found in the Comprehensive Plan and the design review chapter of the Edmonds Community Development Code (ECDC) 20.12. The project, as proposed, shows respect for the neighborhood by keeping the existing "human scale." The contrasting trim adds interest, and the large front entry eaves provide adequate weather protection for pedestrians. No new curb cuts are proposed, which is encouraged by the Comprehensive Plan. There is no change to the height of the structure, which will also help keep the building in scale, 5. No new landscaping is proposed. This minor change of use does not appear to trigger additional landscaping above and beyond what is currently onsite. 6. A building permit for the proposed improvements will need to be approved prior to construction (BLD20080560). Technical Review: The Engineering Division, Building Division, Fire Department, Public Works Department, and the Parks & Recreation Department have reviewed this design review application. No comments were received; departments have deferred their reviews until the building permit review phase. Puhlic Comments. The City has not received any comment letters for this project. Page 3 of 4 ADB -2008-32 Edmonds Hair Salon Decision: Based on the facts, conclusions, and attachments to this report, staff finds that the design review for this project (ADB -2008-32) is APPROVED with the following conditions: 1. The applicant must obtain a building permit for the proposed work, and individual elements of this project are required to meet all applicable city codes. I have reviewed the application for compliance with the Edmonds Community Development Code. Gina Coccia, Associate Planner -- Planning Division Attachments: 1. Land Use Application 2. Letters from the Applicant (Received 6/16 and 717) 3. Revised Site Plan 4. Floor flan 5. Elevations Appeals and Expiration: Date 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 reviewshall be made. ECDC 20.12.080.0: 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 pen -nit 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, Page 4 of '4 city of edmonds land use application DECEIVED MAY 012008 ` DEA OPMENT SERVICES COUNTER ARCllt'I'L'C'1'iJRAI-DrsiCitiREvir- 1 LdcirY,wl� FOR OFFICIAL USrL ONLY f3 C%ONVREHUN:SIVE AmENDMENT 0 CONDITIONAL USE PF,RMIT FILE #f LZ605?-3?— ZO\ - 77 Pi 1IOMF OCCUPATION DATE 109 RECD 13Y � l � Si,) #i I''ORMALSL'13DIVISiO\ I:pa[!Q RGCi3i!''fr'1 ^ i SHORT SUBDIVISION 0 Lo,r LI\E AD.111S'rlmiL\', r HEARING DATE O PLANNED RENDLNTIAI, I)EiVIs1..OP€4E;\T O TIF (,`TAFF 0 P13 0 ADI3 (1 CC fl OFFICIAL STRET..'r MAI' AMENDMENT 0 STR1-,$T VACATION 0 lihz.o l; (I SHORHIANli Puma, (�) VAWANCE, REASONARIA', USI -1 j',XCEPTION 0 OTttllz: }}- r PROPiwry ADDRESS ort LOCATION' - 6o5__�a 4See� S l.. �OIVt I� S� . OA 9� ZO PROJECT NANIr (D. APPLICABLE) r--o(w df,4 S , Y Ott PROPERTY01vNFR D al -5 Pia; ADDRESS 23407 65 n a.P-O L-NIAH,ADDRESS vatgafQ.,..Vo-Y'.i.szmv,_.h,�_ FAxt� TAxAccou�1T## 069- -_ 0�$ -a3� -00 SEc. TwP. R,, a DESCRIPTION OF PROJECTOR PROPOSED USF PrwV i 5 t c c OJQ- ' ? ear I��S �s aMd bus a� APPLICANT ga+ys QG- my%y1 e -,Y- P H 0NE., �r ADDI�BSS E. -MAIL ADDRESS / t FAX # CONTACT PERSON/A(;IsN'r -e urh 1 MOO arnt0a /_GDA{ rc. - re,, -t PHoi\,r # 206 36? -- q66 ADDRrSS Zoo(f BalI i-�IPil- w iii F, -MAI I,.ADDRUSS *1e�um±m @CdaarCAt.Gcm FAX# Z -3,65'-9SS-:?' The undersigned applicant, and his/her/its Heirs, and assigns, in consideration 01) the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any ane€ all damaages, illcluding reasonable attornev's fees, arising from any action or infraction based in whole or pant upon false, mislcading. inaccurate or incomplete information furnished by the applicant, his/herhis agents or employees. By my signature, 1 certify that the information and exhibits herewith submitted are true and correct to the best of my loiowledge alld that I am authorized to rile this application on the behalf of the owner as listed below. SIC:NATIIRF of APPLIC.ANT/ACiENT DATF Property Owner's Authorization By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application, and grant 111\1 permission for the public officials and the slaff of the City of Edmonds to enter the subject property for the purposes a " spection n osting attenclant to this application. OWNER ` l ICiAAI'I RI; OF DATE S This application l irm was revised on 1127100. To verify whellicr it tis still current, call (425) 771-0220. C"d)nnnncros aild Scitingsl't'emporary Imerno Hes'd1LQA'I and I Ise Appiicafim.doc Attachment X ADB -2008-32 Aodendurn: `-Co site.'Dia . UI ail? 011-w MOAT SF:Miicr,; Man 8 1 5IN2009003 % % 605 Mahe t, COUNTER In trying to ,keep the charm of the residence from the front (eliminate lots of requires; railings and concrete ramping) and no-[ eliminate 2-3 parking spots in the rear area by using multiple ramps to get to the approximate 4 foot height and still stay ADA compliant 1 would like to install a small wheelchair lift in the rear (see picture) and move the AICA parking forward. Attached are; the specifications for the lift a modified site plan and pictures of the current rear of the Douse 1" picture and a picture of an installed lift 2"6 Picture. r ( L } y 4 yy r ErE ' Attachment 2 ADB -2008-32 Tower Dime n oas Tot2l Tm.we1 I'll 'i<O-m/er Height 28" {71 l mm) Lilt Height 48" (1219 mm) 52" (1321 mm) Lift Height 72" (1829 mm) 72" (1829 mm) Life Height 92" (2:33 7 mm) X 111{(lIRA 1 /'("( 01, 1,0111' 1 & P � �lil.`i —'— 3�. .,C. x, ! .., x.! �; pili, ?il'I'�'E l: i' ,s,IS:: •.{"': Adjacent Ai�ccsr, n Deck Dinaensi83 .,� (L, D, NY) Accegsa '' a W ,� I,:.r th ��1� Width TOUR Width {{��p jj,,..,, yy �9 Li�Llight "l'J.��.�u�.ti „ f 54 i 1372 mm) Fr 34 (O{064 nlzn) 11 4� (l 219 min) ��ccess , dJ acent Access 54" (1 312 mm) 40" (1016 mm) 54" (13 72 mm) Tower Dime n oas Tot2l Tm.we1 I'll 'i<O-m/er Height 28" {71 l mm) Lilt Height 48" (1219 mm) 52" (1321 mm) Lift Height 72" (1829 mm) 72" (1829 mm) Life Height 92" (2:33 7 mm) 96" (2438 turn) Lift Height 118" (2997 mm) 120„ ( 3048 mm) Lift Height 142" (3607 mm) 14" (365i� mm) I. pit Height 16" (421 rum) Technical Constant pressure Soft Touch control Dads 550 pound (250-1<,g) lift capacity ® Constant pressure Soft `Vouch control pads 8 feet/minute lift speed Direct worm gear/acme screw drive Mon -load-bearing backup safety nut on lift shaft Low maintenance Expanded metal platform with full under platform visibility and non skid surzac;: 8" ,positive action, reversible toe -plate for universal access Emergency manual operation ® Fuse box accessible from carriage Quick and easy set-up and adjustment Baked on Powder Coat finish Baked on Powder Coat finish Extreme Weather resistant design U.L. and C.S.A. Certified �li1C'l', platio'!'i '31 ii' and o�.1Cl i]l,ttlt3ii Carnage gate' Por'tabl,, model Solid Hand Rail 12V DC battery backup 18" extra wide toc plate Remote call stations Electric, Interlocks AmeriGlide Atlas Lift, -he AmeriG ide Atlas Vertical Platform. Lift is completely pr€ -wirod, plugs into 1 10v 115a wail outlet. Straight though platform is 54" lore x 34" wide% Innovative soft touch control pads for case of operation. Direct drive worn: -gear Maintenance free operation Expanded metal platform allows full visibility ander platform Keyed emergency stop to control use; of life .Chis Vertical lift can be used in both residential applications such as a wheelchair porch sift or in a commercial location it can be used as a vertical wheelchair lift for handicap access. It is designed to meet U.S. and Canadian Safety Standards and can easily be adapted to fit ADA codes as well as ASME 17.1 and 18.1 for commercial locations. IVIS. COccia. 41 response to 'your leticr Y';:garding. t'i.e desigsn i'e-v€u`id lbs -n` are the answers to the best of my ability in order of yc)L1:f qu.cstions. 1: Providing visual interest aloe the east and west sides of the building. The west side is only 2 feet from the property line and with the neighbors landscaping is not really visible from the street. The east side is 5 feet from the property line .and again with the tall building next door I'm not seeing; a lot to add visual interest along the sides. So I guess it's not really possible. (Sec picture'}. 2: With the landscaping I really viant to 1«e�p the "cottage" feel and I believe grass will accomplish this best. Both neighbors have landscaping and it kind of surrounds my property, so no new landscaping is planned. 3: We wanted to keep the colors as they arc white with blue trim. 4: I am bringing down my drawings today (Monday 7"' July) to submit for building; permit application, I have only talked to a permit coordinator about the wheelchair lift. 5: Signage is going to be vinyl lettoring or painted letters on one of the front windows. I really hope this answers your questions satisfactorily; I am cmaiiing; this page and will drop off a hard copy today. 'Fhank You Doug Paige I 3 I I I EXIST, 1 L GRAVEL. TO _T �S E GO>` NAERTE.:D iO 1 Idiom WALL EX15TIW SINGLE STORY 5UILpIKs &56 V+= TP'EmOvii EXI5TIIti'G WINDOWS) 6OX60 LANDNG -- E.IU STAICv i j ' f CJX,6� AND l\t A', -.� 1 t i'R WALL. li EXIST. TEL LANt7SC,A I LSGAF"'r:: -7 TO RE-MIAIiJ I 70 r I �i1lalN � I �S"�S'10"W 298? MAID ST. N I'H FLAN SWIM area +o• — �( PIRSf €1ER :::5 ® Ff[CXiTEC7S HAM SALON .. Attachment 3 s ¢�' EDMONDS, WA ADB -2008-32 GI-f/a1R I..Ir i I r.xts-r. E GO>` NAERTE.:D iO 1 Idiom WALL EX15TIW SINGLE STORY 5UILpIKs &56 V+= TP'EmOvii EXI5TIIti'G WINDOWS) 6OX60 LANDNG -- E.IU STAICv i j ' f CJX,6� AND l\t A', -.� 1 t i'R WALL. li EXIST. TEL LANt7SC,A I LSGAF"'r:: -7 TO RE-MIAIiJ I 70 r I �i1lalN � I �S"�S'10"W 298? MAID ST. N I'H FLAN SWIM area +o• — �( PIRSf €1ER :::5 ® Ff[CXiTEC7S HAM SALON .. Attachment 3 s ¢�' EDMONDS, WA ADB -2008-32 ,It E A N 'kj cw > V IM i wp 'kj cw > IM i wp 0-t Z 13 — I > .< , J, I Lit O z x13 �5 sn s z LLJ S) X u Lu K o uj! UU