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StaffReport_PLN20130066.pdf CITY OF EDMONDS th 121 5Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: FiveDuplexes (10 Townhomes)at23220 Edmonds Way File Number: PLN20130066 Date of Report: January 29, 2014 Staff Contact: ____________________________ Gina Janicek,AssociatePlanner ADB Meeting:Wednesday –February 5, 2014at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers th 250 5Avenue North, Edmonds WA 98020 I.SUMMARY OF PROPOSED ACTION The applicant is proposing to redevelop thesite located at 23220 Edmonds Way.The existing single family home will be removed and 10 new townhouse units (in 5 duplexes) will be constructed. The proposal requires design review by the Architectural Design Board (ADB) as a “Type III-B” application and the scope of work triggers review under the State Environmental Policy Act (SEPA). The following representsstaff’s findings of fact, analysis, conclusions, and recommendation onthe project.Images inserted into this report are from google and the Snohomish County Assessor’s website.The applicant must apply for and obtain all necessary permits. This application is subject to the requirements in the Edmonds Community Development Code. It is up to the applicant to ensure compliance with the various provisions contained in these ordinances. II.FINDINGS & CONCLUSIONS A.GENERAL INFORMATION 1. Applicant/ Owner:Steve Price representing Kautz Route, LLC. 2. Tax Parcel Number:00555300100902. 3. Location:23220 Edmonds Way. 4. Size:0.46 acres / 20,038 square feet. 5. Zoning:Multiple Residential (RM-1.5) subject to Chapter 16.30ECDC. 6. Proposed Use:10 new dwelling units in 5 duplex townhouse buildings. Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way 7. Existing Use:One 1458 square foot single family home, constructed in 1950. 8. Process:Quasi-judicial “Type III-B” where staff makes a recommendation to the ADB and the ADB issues the final decisionafter holding an open record public hearing. Appeals Google of the decision are a closed record review before the City Council. B.SEPA THRESHOLD DETERMINATION Review under the State Environmental Policy Act (SEPA) isrequired for this project because the proposed projectwill add more than four dwelling units. A SEPA Determination of Nonsignificance was issued on January 21, 2014(Attachment 10).No comments orappeals of the SEPA determination have been received to date.The appeal period ends on Tuesday February 4, 2014. C.NOTICE A “Notice of Application” was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on Friday December 6, 2013.Notices were also mailed to property ownerswithin 300 feet of the site. A “Notice of Public Hearing and SEPA Threshold Determination” was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on January 21, 2014. Notices were also mailed to property owners within 300 feet of the site. The City has complied with the noticing provisions of ECDC 20.03 (PublicNotice). The ADB meeting agenda has been posted on the City’s website, as well asat thePublic Safety Complex, Community Development Department, and the Library. D.TECHNICAL REVIEW COMMITTEE This application was reviewed and evaluated by the Fire District, Engineering Division, Parks and Recreation Department,as well as the Public Works Department.There wereinitial comments and concerns by the reviewing departments;however,the pertinent issues to the design review have been addressed.The applicant is aware that a thorough review of the entire scope of work will take place during the building permit review process. Refer to Attachment 9for the Fire District’s issues. In summary, because there is not much on-site parking for guests (even thoughit meets the parking requirements), the Fire District is concerned that guests will try to park in the fire lane. They are requiring that the fire lane be visibly striped in yellow on the ground as well as some “Fire Lane –No Parking” signage installed. Specifically, the signage should be located on the west face of units 109 and 104, the east face of units 107, 108, 106, 105 (straddling the separation wall under the light), the south face of unit 109, and the north face of unit 104. There are several outstanding issues noted by our Engineering Division (Attachment 8). This happens when a project is eager to come before the ADB, so a public hearing is scheduled prior to all of the potential issuesbeing worked out. The ADB has the opportunity to investigate these outstanding issues and determine if the project can be clearly conditioned so that it can be approved or it may determine that the project needs to be re-designed to show it can meet these requirements and will continue the public hearing to a later date. Also, the ADB may feel that it can approve the project with conditions to ensure code compliance, trusting that these outstanding issues can be worked out, but can require that staff bring the project back before the board if the site or building design is significantly alteredfrom what was reviewed at the public hearing. Page 2of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way At this point, staff feels that the buildings are unlikely to change. And, the site isn’t likely to change much, either. For example, some landscaping may be shifted around near the street frontage when the utility pole is relocated, but that is the most major anticipatedchange, because the bulk of the Engineering requirements will take place underground. There are five conditions that the Engineering Division has recommended: 1. The Stormwater system shall be designed to meet the requirements of ECDC Chapter 18.30 and the Stormwater Supplement. The applicant has provided enough supplemental information to determine the construction of a stormwater system is feasible. 2. The bus stop pull out at the north end of the property will need to be addressed in the civils as well. 3. Telephone pole will need to be moved either into the landscape strip or behind the sidewalk. A 5 foot sidewalk adjacent to a 4 foot landscape strip is required. 4. All requirements for sewer and water utility services shall be reviewed and approved by the Olympic View Water and Sewer District. 5. Construction in Edmonds Way shall be reviewed and approved by the WSDOT. Comments:The stormwater system that was submitted is not approved by Engineering, however, with some changes, they feel that a stormwater system can be accomplished at this site. The bus stop wasn’t clearly labeled on the plans. The telephone pole will definitely need to be moved or removed for this project to move forward. The Engineering Division has offered up two solutions: move the pole closer to the road into the new landscape strip, or move it closer to the property line behind the sidewalk. They will not be able to approve a plan that meanders the sidewalk around the pole. The project still needs to be reviewed and approved by the OVWSD, which is always required. And, the project still needs to be reviewed and approved by the WSDOT, which is always required. So, most of these conditions are “FYIs” for the applicant and the ADB and are not anticipated to significantly alter the design of the project. Therefore, staff feels comfortable bringing this project to the ADB to review and approve, with conditions. E.NATURALENVIRONMENT 1.Topography: Thedevelopedportion of thesite is mostly flatwith an approximate 4 foot change in elevation across the site. A slope exists south of the site on the adjacent apartment complex property.An unusually large hole is located just north of the existing house, which will need to be filled. 2.Soils: According to the Soil Surveyof Snohomish County Area, Washington, the soils on the site consistsof “Alderwood Urban Land Complex, 8-15% slopes.” 3.Critical Areas: A critical area determination for the subject site was made under CRA20130017. The site was not found to contain critical areas and was therefore issued a “waiver” from the critical areas ordinance.Even though there are slopes adjacent to this property, they don’t qualify as “erosion hazard areas” under ECDC 23.80.020.A.1 because of the specific soils present. 4.Wildlife: Wildlife associated with theproperty istypical of an urban environment. The site may be visited by song birdsand small mammals.No wildlife was observed during staff’s site visits. Page 3of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way 5.Vegetation: The site contains lawn and trees typical of a single family site. 6.Shoreline: The subject property is not located within shoreline jurisdiction (it is approximately 1.6 miles from Puget Sound). F.NEIGHBORHOODCHARACTERISTICS This property is located in the Multiple Residential (RM-1.5)zone. The neighborhood aroundthe site consists ofcommercial and multi-family development along Edmonds Way.Surrounding uses include Woodhaven VeterinaryClinic to the north, a large apartment complex to the south, and Mike’s Deli across the street to the east (located in unincorporated Snohomish County). Single family homes exist west nd of the site, but they are accessed off of 92Avenue West.Access for the proposed development will remain off of Edmonds Way (SR-104). Edmonds Way is considered a “Principal Arterial.” G.COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is “Edmonds Way Corridor.” An excerpt of goals and policiesfrom theCity of Edmonds Comprehensive Plan related tothis project are shown below: Goals for the Edmonds Way Corridor.The Edmonds Way Corridor consists of portions of Edmonds th Way between the 100Avenue West intersection and Highway 99. This corridor serves as a key transportation corridor, and also provides a key link between Edmonds and Interstate 5. Established residential areas lie on both sides of the corridor. An established pattern of multiple family residential development lies along much of the corridor, while small-scale businesses can be found primarily near intersections. A major concern is that the more intensive development that occurs along the corridor should not interfere with the flow of through traffic or intrude into adjoining established communities. (2012Comprehensive Plan, page77) The site is currently occupied by a vacant single family building and has one driveway access off of Edmonds Way. The development should not interfere with the residential neighborhood to the west, because it is cut off from it topographically. The proposed multi-family development is consistent with the underlying land use designation. Goals and objectives for site design, building form, and building facadeare discussed in the Comprehensive Plan’s Urban Design chapter (pages 92-98). C.1.Design Objectives for Vehicular Access. C.1.a. Reduce the numbers of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety by reducing the number of potential points of conflict. C.1.b.Provide safe routes for disabled people. C.1.c. Improve streetscape character to enhance pedestrian activity in retail/multi-family/ commercial areas. Comments:One driveway exists and one driveway is proposed. Landscaping will be enhanced along Edmonds Way, which willimprove the streetscape character where little currently exists. Page 4of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way C.2. Design Objectives for Location andLayout of Parking C.2.a. Create adequate parking for each development, but keep the cars from dominating the streetscape. C.2.b. Improve pedestrian access from the street by locating buildings closer to the street and defining the street edge. C.2.c. Improve the project’s visibility from the street by placing parking to side and rear. C.2.d. Provide direct pedestrian access from street, sidewalk, and parking. C.2.e. Integrate pedestrian and vehicular access between adjacent developments. Comments:Parking is proposed in the garages of the units, so they will be hidden from the street view. There is no need to integrate access between adjacent developments, as this is a private residential property. The street edge will be defined through the addition of new landscaping, discussed below. C.3. Design Objectives for Pedestrian Connections Offsite. C.3.a.Design the site access and circulation routes with pedestrians’ comfort and ease of access in mind. C.3.b. Create parking lots and building service ways that are efficient and safe for both automobiles and pedestrians. C.3.c. Provide direct and safe access along, through and to driveways and adjacent developments or city streets. C.3.d.Encourage the use of mass transit by providing easy access to pleasant waiting areas. Comments:There is an existing bus stop located just north ofthe project site. Pedestrians may walk down their shared driveway to gain access to the sidewalk alongEdmonds Way. There is no reason to lure non-resident pedestrians to the site, because it is not a commercial development. C.5. Design Objectives for Building Entry Location. C.5.a. Create an active, safe and lively street-edge. C.5.b. Create a pedestrian friendly environment. C.5.c. Provide outdoor active spaces at entry to retail/commercial uses. C.5.d. Provide semi-public/private seating area at multi-family and commercial entries to increase activity along the street. Comments:The street edge will be enhanced by a new sidewalk and landscaping strip, which will be more pedestrian friendly for those travelling along Edmonds Waythan what currently exists. C.6. Design Objectives for Setbacks. C.6.a. To create and maintain the landscape and site characteristics of each neighborhood area. C.6.b. To create a common street frontage view with enough repetition to tie each site to its neighbor. C.6.c. To provide enough space for wide, comfortable and safe pedestrian routes to encourage travel by foot. C.6.d. To encourage transition areas between public streets and private building entries where a variety of activities and amenities can occur. Page 5of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way Comments:The minimum street setback in the BN zone (to the north) is 20 feet and the minimum street setback in the RM-1.5 zone (this site, including properties south) is 15 feet. The required frontage improvements will help tie the subject site with the recently re-developed property to the north. The frontage improvements will improve the pedestrian appeal ofthe streetscape and make it easy for resident pedestrians to travel from their building to the bus stop, if desired. C.7. Design Objectives for Open Space. C.7.a. To create green spaces to enhance the visual attributes of the development and encourage outdoor interaction. C.7.b. To provide places for residents and visitors to meet and to interact. C.7.c. To provide an area for play, seating and other residential activities. Comments:Thereare no specific open space requirements in the RMzone and none are proposed with this development. C.8. Design Objectives for Building/Site Identity. C.8.a.Do not use repetitive, monotonous building forms and massing in large multi-family or commercial projects. C.8.b. Improve pedestrian access and way-finding by providing variety in building forms, color, materials and individuality of buildings. C.8.c. Retain a connection with the scale and character of the City of Edmonds through the use of similar materials, proportions, forms, masses or building elements. C.8.d.Encourage new construction to use design elements tied to historic forms or patterns found in the city. Comments:The proposed buildings will be similar in characterand scalewith the existing adjacent developments. They are taller than the commercial building to the north, but will transition nicely to the multifamily development to the souththrough the use of similar materials, proportions, forms, masses and building elements. The multi-family building to the south is set up on a hill and each building appears to be 3-stories in height, while the adjacent building to the north is one story but located on a flat parcel. Bulk and mass are reduced in both horizontal and vertical articulation of materials and protrusions on all four sides of the building. This mix of design elements, materials and colors ensures that a repetitive, monotonous facade and building massing will be avoided.The developmentis consistent with the Northwest character of the Edmonds area. C.9. Design Objectives for Weather Protection. C.9.a.Provide a covered walkway for pedestrians traveling along public sidewalks in downtown. C.9.b.Protect shoppers and residents from rain or snow. C.9.c. Provide a covered waiting area and walkway for pedestrians entering a building, coming from parking spaces and the public sidewalk in all areas of the City. Comments:The project site is not located within the downtown area.Residents may choose to enter their unit through the garage to avoid the weather. The size of the eaves appears to be typical of a residential building. Page 6of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way C.10. Design Objectives for Lighting. C.10.a. Provide adequate illumination in all areas used by automobiles, bicycles andpedestrians, including building entries, walkways, parking areas, circulation areas and other open spaces to ensure a feeling of security. C.10.b. Minimize potential for light to reflect or spill off-site. C.10.c. Create a sense of welcome and activity. C.10.d. Provide adequate lighting for signage panels. Comments:A lighting plan is provided in the landscape plans (Attachment 7, sheet L5). It shows wall lanterns mounted in several places along each building façade –near the garages, building entries, and back porches. There is room for one lamp post, and two designs are shown –one with two and one with three lights, and both are around 8-feet in height. The proposal appears to limit spillage off site, which should be especially easy to accomplish due to a change in topography. C.11. Design Objectives for Signage. C.11.a. Protect thestreetscape from becoming cluttered. C.11.b. Minimize distraction from the overuse of advertisement elements. C.11.c. Provide clear signage for each distinct property. C.11.d. Use graphics/symbols to reduce the need to have large letters. C.11.e. Minimize potential for view blockage. C.11.f. Signs should be related to the circulation element serving the establishment. C.11.g. Landscaping should be used in conjunction with pole signs for safety as well as appearance. C.11.h. Where multiple businesses operate from a central location, tenants should be encouraged to coordinate signing to avoid the proliferation of signs, each competing with the others. Comments:No signage is proposed at this time. Should a monument sign containing the name of the development and address be proposed in the future, review by the Planning Division is required during the building permit process to ensure dimensional and placement requirements have been met.For example, signs over three feet in height need to meet the required setbacks. C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical. C.12.a.Hide unsightly utility boxes, outdoor storage of equipment, supplies,garbage, recycling and composting. C.12.b. Minimize noise and odor. C.12.c. Minimize visual intrusion. C.12.d. Minimize need for access/paving to utility areas Comments:A solid-fenced trash enclosure is proposed along the south lot line and includes a motion- sensor spot light(for safety), so the waste and recycling containers will be out of sight and will minimize visual impacts.Landscape screening is proposed along the east and west sides of the 10’x12’ trash enclosure.It is unknown where other mechanical equipment will be located –but, it is typically located near the street property line.A condition of approval related to the screening of unknown mechanical equipment has been provided. Page 7of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way C.13. Design Objectives for Significant Features. C.13.a. Retain significant landscape features and unique landforms such as rockoutcroppings and significant trees. C.13.b. Limit potential future negative environmental impacts such as erosion,runoff, landslides, and removal of vegetation and/or habitats. C.13.c. Buffer incompatible uses. C.13.d.Integrate buildings into their site by stepping the mass of the buildingalong steep sloping sites. Comments:The entire site will need to be cleared for the proposed development, which means all of the existing trees will need to be removed. These trees are large and currently shield the site from the residential neighborhood to the west. Mature trees will still exist throughout this neighborhood, which can be observed by looking at an aerial photo. Environmental impacts will be mitigated through stormwater regulations reviewed and imposed by the Engineering Division. C.14. Design Objectives for LandscapeBuffers. C.14.a. Create a visual barrier between different uses. C.14.b. Maintain privacy of single family residential areas. C.14.c. Reduce harsh visual impact of parking lots and cars. C.14.d. Landscape buffers should reinforce pedestrian circulation routes. C.14.e. Landscape buffers should not be designed or located in a manner thatcreates an unsafe pedestrian environment. C.14.f. Minimize heat gain from paved surfaces. C.14.g. Provide treatment of runoff from parking lots. Comments:The RS-8 zoned residential propertiesto the west will be buffered by the existing mature trees on the slope above the development(on their own properties). The existing trees on the slope essentially act as Type I landscaping, which according to ECDC 20.13.030 is intended to provide a very dense sight barrier to significantly separate uses and land use districts.The proposed landscape strip will include three new street trees consistent with the City’s street tree requirements. The proposed landscaping within the landscape strip and along the development and the sidewalk is generally consistent with the City’s Type III landscaping requirements. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in buildingforms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensurecompliance with policies in the city’s Comprehensive Plan. Protecting views from publicparks and building entries as well as street views to the mountains and Puget Sound arean important part of Edmonds character and urban form. Page 8of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way D.1. Design Objectives for Height. D.1.a. Preserve views to mountains and Puget Sound to the west. D.1.b. Maintain the smaller scale and character of historic Edmonds. D.1.c. Minimize blockage of light and air to adjacent properties or to thesidewalk area. D.1.d. Maintain/protect view from public places and streets. Comments:No views will be impacted by the proposed development, because there are no views to Puget Sound or to the mountains from the subject site. While the proposed site is not located within the historic downtown area of Edmonds, the proposed building provides human scale elements.Setbacks help minimize the blockage oflight and air to adjacent properties and the sidewalk area. D.2. Design Objectives for Massing. D.2.a. Encourage human scale elements in building design. D.2.b. Reduce bulk and mass of buildings. D.2.c. Masses may be subdivided vertically or horizontally. D.2.d. Explore flexible site calculations to eliminate building masses that haveone story on one elevation and four or greater stories on another. Comments:The proposedbuildings include vertical and horizontal articulation of materials and protrusions. So, both bulk and mass appear to be reduced. The buildings are human scale in that they are comprised of five smaller buildings instead of one large building. D.3. Design Objectives for Roof Modulation. D.3.a. To break up the overall massing of the roof. D.3.b. Create human scale in the building. D.3.c. Use roof forms to identify different programs or functional areas withinthe building. D.3.d. Provide ways for additional light to enter the building. Comments:Because each building only contains two units (as opposed to having one large ten-unit building), the mass of the roofs are reduced. The proposed five duplex buildings are more human-scale than one large building. Light enters each building through the many windows proposed on three of the four walls of each dwelling unit (Attachment 5). D.4. Design Objectives for Wall Modulation. D.4.a. To let more light and air into the building. D.4.b. Break up large building mass and scale of a facade. D.4.c. To avoid stark and imposing building facades. D.4.d. To create a pedestrian scale appropriate to Edmonds. D.4.e. To become compatible with the surrounding built environment. Comments:Again, the site plan and color scheme attachments (Attachment 4and 6) are good visual aids in depicting how the walls are modulated to both make the structures more interesting and to let in more light. Duplexes are compatible with the surrounding built environment, because the building to the north is a single story and the residential homes to the west are single-family. A material board is anticipated tobe provided by the applicant at the ADB meetingwhich will show the colors and materials proposed. Page 9of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building –the portion of abuilding that defines the character and visual appearance of a place –is of high quality City of Edmonds. E.1. Design Objectives for Building Facade. E.1.a. Ensure diversity in design. E.1.b. Reinforce the existing building patterns found in Edmonds. E.1.c. Improve visual and physical character and quality of Edmonds. E.1.d. Improve pedestrian environment in retail/commercial areas. E.1.e. Create individual identity of buildings. Comments:A variety of colors(Attachment 6)and materials werechosen for this project. This will help create an identity of the buildings as well as reinforce the existing building patterns in Edmonds. Features like the lighting fixtures will help ensure diversityin design. E.2. Design Objectives for Window Variety and Articulation. Windows help define the scale and character of the building. The organization andcombinations of window types provide variation in a facade as well as provide light andair to the interior. Small windows are more typically utilitarian in function, such asbathroom or stairway windows, etc. and can be grouped to provide more articulation inthe facade. Comments:A variety of window types and articulation are providedalong each applicable wall of each dwelling unit(Attachment 5). E.3.Design Objectives for Variation in Facade Materials. The materials that make up the exterior facades of a building also help define the scaleand style of the structure and provide variation in the facade to help reduce the bulk oflarger buildings. From the foundation to the roof eaves, a variety of building materialscan reduce the scale and help define a building’s style and allows the design of abuilding to respond to its context and client’s needs. Comments:Again, a variety of materials and colors will be used to add elements of complexity and interest to each residential building (Attachments5and 6). E.4.Design Objectives for Accent Materials/Colors/Trim. Applied ornament, various materials and colors applied to a facade as well as variousdecorative trim/surrounds provide variation in the scale, style and appearance of everybuilding facade. The objective is to encourage new development that provides: •Compatibility with the surrounding neighborhood. •Visual interest and variety in building forms. •Reduces the visual impacts of larger building masses. •Allows identity and individuality of a project within a neighborhood. Comments:A variety of complementary materials will be used to add elements of complexity and interest to the building, including a vertical and horizontal siding, which will providetexture to the facade. As conditioned, staff feels the proposal is consistent with the above policies and goals in the Comprehensive Plan. Page 10of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way H.PUBLIC COMMENTS As of the writing of thisstaff report, no public commentletters have beenreceived by the City of Edmonds. I.APPLICABLECODES 1.ECDC16.30RM –Multiple Residential A. ECDC 16.30.010 Uses Multiple dwellings are a permitted primary use according toECDC 16.30.010.A.1. B. ECDC 16.30.030Site Development Standards The minimum lot area per dwelling unit in the RM-1.5 zone is 1,500 square feet. The lot is shown at 19,956 square feet on the site plan and 20,038 on the applicant’s narrative. Using the more conservative number yields a maximum of 13 dwelling units and 10 units are proposed. The minimum street setback in the RM-1.5 zone is 15 feet. The minimum side (north and south) setback is 10 feet, and the minimum rear (west) setback is 15 feet. The proposed buildings are designed to meet setbacks. Three foot uncovered and at-grade patios project into the setbacks from most of the buildings, but these appear to meet the setback exception in ECDC 16.30.040.C.2. The maximum height in the RM-1.5 zone is 25 feet (the roof may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of four inches in 12 inches or greater).Attachment 5 shows that the buildings were designed in an attempt to meet the height limit(height calculations with height rectangles will need to be provided with the buildingpermit application to ensure compliancewith the code). The maximum structural lot coverage in the RM-1.5 zone is 45%or around 8980 square feet for this site.The building footprint area provided is 7285 square feet, which is approximately 37% coverage. The project will be reviewed for compliance with all development standards during the building permit review process. 2.ECDC17.50Off Street Parking Regulations Pursuant to ECDC 17.50.020.A.1.b,the number of parking spaces required per dwelling unit is based upon the number of bedrooms per dwelling unit. Studios require 1.2 spaces, 1-bedrooms require 1.5 spaces, 2-bedroom units require 1.8 spaces, and 3 or more bedrooms require 2.0 spaces. There will be one 1-bedroom unit (1.5) + three 2-bedroom units (5.4) + 6 units with 3 or more bedrooms (12) totaling 18.9 required parking spaces for the site. 19 parking spaces are proposed, which will meet the parking requirement. 3.ECDC20.11GeneralDesign Review ECDC 20.11.010requires the ADB to review general design review applications that trigger SEPA. This project required review under the State Environmental Policy Act(SEPA)due to the number of dwelling units proposed.ECDC 20.11.030 lists the criteria for Building Design and Site Treatment that must be met. Page 11of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way 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:Allexterior building elements are harmonious with one another, the overall buildings themselves and integrate with the surrounding developments. 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; Comments:Proposed color schemes include a mix of grays(“smoke gray” and “fieldstone”), green(“saybrook sage”) and browns(“camoflage,” “brunswick beige,” and “desert twilight”) with “ivory tusk” being used as accent trim. These colors are muted and not excessively bright(Attachment 6). 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screenedfrom view from the street level; Comments:Mechanical equipment has not been shown with the elevation views. A condition of approval should be that all mechanical equipment and other utility hardware on the roof, grounds, or buildings will be screened to mitigate view impacts from street level. Screening could include the use of architectural elements, landscaping and/or fencing. 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and thedesign 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 abuilding is found to be long, massive, unbroken or monotonous. Comments:Bulk and mass are reduced in both horizontal and vertical articulation of materials and protrusions onthe building(Attachment 5)as well as the fact that the applicant has chosento design a project with five duplex buildings as opposed to one large building. 5. All signs should conform to the general design theme of the development. Comments:No sign information has been provided with this application. Signs will be reviewed for consistency with ECDC 20.60 during thebuilding permit review. As conditioned, staff feels that theproject is consistentwith design guidelines contained within ECDC 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:Althoughthe site will need to be cleared, which includes the removal of many mature evergreens, the applicant has chosen to design the project so that it does not max out the lot coverage required by roughly 10% (45% coverage is the max, while this project proposes roughly 36% coverage). Minimal grading is anticipated, mostly to fill the unusual hole that exists just north of the house. Page 12of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Comments:Thetype and density of landscaping will enhance the overall site aesthetics. Considerable on-site landscaping will be provided to furtherenhance the appeal of the site (Attachment 7). 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:The residential property to the west will be buffered by the existing mature trees on the slope on the properties above the development. The existing trees on the slope essentially act as Type I landscaping, which according to ECDC 20.13.030 is intended to provide a very dense sight barrier to significantly separate uses and land use districts (Attachment 7). 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Comments:All landscaping that could be damaged by pedestrians or vehicles will be protected by curbs. 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:Agated trash enclosure will be utilized to screen view of the waste and recycling containers.Landscaping is also provided around three sides of the trash enclosure. 6. All screening should be effective in the winter as well as the summer. Comments:Screening by use of thetrash enclosure and landscaping will be effective during all seasons. 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:Thereare no areas ofwood, brick, stone or gravel in lieu of landscaping proposed as part of this project. 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:Theproposed project includes accent lighting along the building facades as well as a lamp post at the site entry. The lighting has been designed to limit spillage off-site (Attachment 7, Sheet L-5). As conditioned, staff feels the proposal is consistent with design guidelines contained within ECDC 20.11.030.B. 4.ECDC20.13Landscaping Requirements ECDC20.13contains specific landscaping requirements for new developments, which the ADB may alter in accordance with the design review chapter.Threetypes of landscaping apply to this project: Type I along the northernand western property boundaries,Type II along the southern property boundary,andType IIIlandscaping along Edmonds Way.The applicant’s landscaping plan is includedasAttachment 7. Page 13of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way A. ECDC 20.13.030.A describes Type I landscaping as: Type I landscaping is intended to provide a very dense sight barrier to significantly separate uses and land use districts. 1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on center. The trees must be backed by a sight-obscuring fence a minimum of five feet high or the required width of the planting area must be increased by 10 feet; and 2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant materials, planted so that the ground will be covered within three years; 3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of five feet high along its midline. Type I landscaping is required along the northern and westernproject boundarieswhere the property abuts residentially and commercially zoned property. The slope west of the developed area is forested with mature trees.A 5-6’ tall solid wood fence is proposed along the west property line to enhance the required screening, while there is an existing 5-6’ tall solid wood fence along the northern property line.Staff feels theproposalis consistent with the requirements of Type I landscaping. B. ECDC 20.13.030.B describes Type II landscaping as: 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. Type II landscaping is required along the southern property line.The landscape plan shows a mix of evergreen and deciduous plantings, which appear to meet this requirement. C. ECDC 20.13.030.C describes Type IVlandscaping as: Type III Landscaping. Type III landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. Page 14of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way b. Earth-mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. The proposal includesfrontage improvements along Edmonds Way.The Landscape plan shows three street trees as “Bowhall Red Maple,” which has been used in recent projects along Edmonds Way (however, the final determination of the required species willbe determined by the city of Edmonds Parks Department). Species, spacing and location of street trees will be review with civil plans for the development. The plantingswillprovide a visual separation and soften the appearance of the street and consistent with the intent of Type III landscaping. Staff feels the proposed landscaping is consistent with the intent and requirements of Type III landscaping. Overall, staff feels the proposed landscaping is,for the most part,consistent with the requirements of ECDC 20.13. Where the proposal varies from the requirements of ECDC 20.13, the provided landscaping still meets the intent of the specific landscape types described above.Should the landscaping be altered significantly from what is currently shown (likely through changes made by either the addition of mechanical and utility equipment or when the existing utility poleis relocated) staff suggests that the project may be brought before the ADB at a later date for review and approval.This has been added as a condition of approval. III.RECOMMENDATION Pursuant to ECDC 20.11.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance.Based on the findings, analysis, conclusions,and attachments to this report, staff recommends that the ADBmake a motion to APPROVEPLN20130066 the design ofthe proposed development, file ,with the following conditions: 1.Allmechanical equipment and other utility hardware on the roof, grounds, or buildings shall be screened to mitigate view impacts from street level. Screening could include the use of architectural elements, landscaping and/or fencing. 2.Compliance with the Fire District’s fire lane striping and signage conditions is required. 3.The Stormwater system shall be designed to meet the requirements of ECDC Chapter 18.30 and the Stormwater Supplement. 4.The bus stop pull out at the north end of the property will need to be addressed in the civils. 5.The telephone pole will need to be moved either into the landscape strip or behind the sidewalk. A 5 foot sidewalk adjacent to a 4 foot landscape strip is required. 6.All requirements for sewer and water utility services shall be reviewed and approved by the Olympic View Water and Sewer District. 7.Construction in Edmonds Way shall be reviewed and approved by the WSDOT. 8.Should staff feel that the landscaping near the street has significantly changed from the version reviewedby the ADB(Attachment 7), the project shall be brought back before the ADB for review and approval prior to building permit issuance. Page 15of 106 Kautz Route, LLC | PLN20130066 FiveDuplexesat 23220 Edmonds Way IV.PARTIES OF RECORD Steve PriceEmily Terrell, AICP Kautz Route, LLC906 WoodAvenue PO Box 31097Sumner WA 98390 Seattle WA 98103 City of Edmonds th 1215Ave North Edmonds WA 98020 V.ATTACHMENTS 1.Land Use Application& Applicant’s Narrative 2.Zoning Vicinity Map 3.Aerial Vicinity Map 4.Site Plan 5.Elevations 6.Color Schemes 7.Landscape Plans (L1-L5) 8.Engineering Division Conditions 9.Fire District Conditions 10.SEPA Determination & Environmental Checklist 11.Public Notices 12.MaterialsBoard (anticipated to be provided by the applicant at the ADB meeting) V.BACKGROUND DOCUMENTS AVAILABLE ONLINE& IN THE FILE 1.Civil Plans, C1-C12 (12 pages, 56 MB) 2.Stormwater Report by Web Engineering(December 14, 2013 –89 pages, 25MB) 3.Traffic Impact Analysis Worksheet(12 pages, 3MB) 4.Soils Reportby GeoTest (December 17, 2012 –12 pages, 2MB) Page 16of 106