Staff design approval BLD2020-0238°V LUe' CITY OF EDMONDS
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121 5th Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.
', DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
FINDINGS, CONCLUSIONS AND DECISION
TO: BLLD20200-02/38
FROM: G�' ` �c'�"''C� 2
Mike Clugston, AICP, Senior Planner
DATE: March 2, 2020
PROPOSAL: Cover over existing deck at Mar-Ket
A. SUMMARY
The applicant is proposing to add a covered wood pergola over an existing wood deck
located at the north end of the gravel parking lot next to 508 Main Street. The deck was
permitted through permit BLD20181041. The intent of the project is to provide a covered,
heated seating area next to the Mar-Ket for year-round outdoor seating use.
Due to the location and scope of the proposed project, staff design review is required using
the district -based design standards contained in Chapter 20.12 of the Edmonds Community
Development Code (ECDC). According to ECDC 20.12.030, staff must find the proposal is
consistent with the zoning ordinance and the applicable design guidelines in the
Comprehensive Plan.
The following Attachments are included with this report:
1. Existing view of deck area from Main Street
2. Pergola rendering
3. Proposed plan
4. Roof material spec sheet
B. COMPLIANCE WITH EDMONDS COMMUNITY DEVELOPMENT CODE
1. Downtown Business Zone (ECDC 16.43)
a. The subject site is zoned Downtown Retail Core (BD1).
b. There is no minimum setback required from any property line at the project site
since it is not adjacent to R-zoned property. The north edge of the pergola will
project into the right-of-way.
Page 1 of 3
c. The maximum allowable height in the BD1 zone is 30 feet. The proposed pergola
will be about 14 feet in height.
2. Design Standards for the BD Zones (ECDC 22.43)
a. Orientation to street. Per ECDC 22.43.020, the intent is to reinforce pedestrian
activity and orientation and enhance the liveliness of the street through building
design. The proposed heated, covered seating area will increase year-round
pedestrian use of Main Street in the space in front and east of the Mar-Ket.
b. Ground level details. According to ECDC 22.43.030, the intent is to reinforce the
character of the streetscape by encouraging the greatest amount of visual interest
along the ground level of buildings facing pedestrian streets. The proposed pergola
will be constructed using the existing design theme of the deck. The pergola will be
made of wood and covered with a translucent polycarbonate material.
C. CONSISTENCY WITH THE COMPREHENSIVE PLAN
1. location. Since the site is designated "Downtown Retail Core" and within the
"Downtown/Waterfront Activity Center," the proposal is reviewed against the
applicable General Design Objectives found on pages 123-125 and the specific design
objectives of the Downtown/Waterfront Activity Center on pages 125-127 of the
Comprehensive Plan. Many of the objectives are more applicable to large new projects
rather than small retrofits but those that are applicable are addressed below.
2. Design Objectives for Building Facade. "Building facade objectives ensure that the
exterior of a building — the portion of a building that defines the character and visual
appearance of a place — is of high quality and demonstrates the strong sense of place
and integrity valued by the residents of the City of Edmonds."
The proposed covered pergola will be made of wood similar to the existing deck. The
polycarbonate roof will be translucent and will provide weather protection over the
outdoor dining area but allow natural light to help illuminate the space.
3. Urban Design Goal B: Downtown/Waterfront Activity Center — Building/Site Identity.
"... retain a connection with the scale and character of downtown through the use of
similar materials, proportions, forms, masses or building elements."
The new pergola will echo the design theme of the existing deck using heavy timber
framing at a pedestrian scale.
D. TECHNICAL REVIEW
The Engineering and Building Divisions, South Snohomish Fire, and Public Works
Department are in the process of reviewing the building permit application. Each of the
departments will ensure that the proposed structure meets all applicable city codes or
condition the permit appropriately to be code -compliant. Inspections will occur throughout
construction to ensure the project is constructed per the approved plans.
Page 2 of 3
E. DECISION
Staff finds that this proposal is consistent with the Comprehensive Plan. It also satisfies the
criteria and purposes of ECDC 20.12 (District -Based Design Review) and meets the
requirements of the zoning ordinance in ECDC 16.43 (Downtown Business) and ECDC 22.43
(Design Standards for the BD Zones).
Based on the facts, findings and conclusions in this report, the design of the proposed
project in BLD2020-0238 is APPROVED.
F. APPEAL AND EXPIRATION
Staff design review of a building permit is not a separately appealable decision. Because
this design review is associated with a building permit, it is valid as long as the building
permit application is active. Should the building permit application expire, the design
review approval would expire with it.
Page 3 of 3
<<MAIN STREET>>
BEAM & COVERING CONFIGURATION
SEE PLAN Al FOR POST CONFIG
ADDITIONAL STRUCTURAL SPECS ATTACHED -
4'-0"
Mar-Ket Exterior Deck
508 Main Street,
Edmonds, WA 98020
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