staff decisionC. 189v
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CITY OF EDM ON DS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
Street file for 1213rd Ave. N
Mike Clugston, AICP, Senior Planner
October 1, 2018
Administrative Design Review Staff Decision for BLD20181021
BLD20181021 Project Proposal
Beth Sanger is proposing a change of use, addition and remodel at 1213rd Ave. N to create a space
in which to relocate the OMBU Salon and Spa from its existing location at 550 Main Street. The
proposed location is zoned Downtown Business within the Downtown Mixed Commercial (BD2)
subdistrict. Existing buildings at that site include a single-family residence, detached garage, and a
shed which will be removed. Most of the proposed project involves an interior remodel of the
single family residence and an addition internal to the site between the house and garage. Exterior
changes visible from 3rd Avenue North are limited and include revised street -side landscaping with
street trees and an ADA-compliant entry for the existing front porch.
Design Review Process
As part of the City's review of the building permit referenced above, staff design review is required
pursuant to Edmonds Community Development Code (ECDC) Chapter 20.10. The site is located
within the BD2 zone, which is subject to district -based design review under ECDC Chapter 20.12 and
the particular standards found in ECDC Chapter 22.43.
Design review for projects within the BD2 zone that do not require a threshold determination under
the State Environmental Policy Act (SEPA) may be reviewed by staff as a Type I decision subject to
the requirements of ECDC 20.01.003. Pursuant to ECDC 20.12.030, staff must find that the proposal
is consistent with the zoning ordinance (including the design standards in ECDC Chapter 22.43) as
well as relevant district -specific design objectives contained in the City's Comprehensive Plan.
Findings & Conclusions
1. Scope. According to ECDC 20.10.020, design review is intended to apply to all development
including any improvement to real property open to exterior view, including but not limited to
buildings, structures, fixtures, landscaping, site screening, signs, and parking lots. This design
review focuses on the exterior changes including revised street -side landscaping and street
trees and an ADA-compliant entry.
2. Environment. The project is exempt from review under the State Environmental Policy Act
(SEPA) pursuant to WAC 197-11-800(3) because the proposal is for less than 4,000 square feet
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of new commercial space. A critical area determination conducted in 2013 under file number
CRA20130077 indicated that there were no critical areas on or adjacent to the site and a waiver
from further study was granted.
3. ECDC 20.12.030 Design Review Criteria
A. Edmonds Community Development Code ECDC Com liance
1. ECDC 16.43 — Downtown Business (BD) Zones
Service uses like salons and spas are permitted primary uses in the BD2 zone. There are
no required setbacks for the parcel since it is not adjacent to a residentially -zoned parcel
and the maximum building height is 30 feet. The plans in Attachments 2 and 3 indicate
there will still be space between the property lines and remodeled building —the site
will still appear basically residential. The proposed height of the addition is about 23
feet.
The site has a designated street front along 3rd Avenue as shown on Map 16.43-1. For a
new building in this location, there would be requirements for minimum ground floor
height and the height of access to the commercial entry. Because this is a remodel of an
existing building, those standards are not applicable.
2. ECDC 20.13 — Landscaping Requirements
Type III landscaping is proposed in the front yard between the sidewalk and building.
Street trees are also required which will further buffer the site from 3rd Avenue North.
3. ECDC 22.43 — Design Standards for the BD Zones
The following design standards apply to the proposed project:
22.43.020.B.2 — Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible
from the street and accessible from the adjacent sidewalk.
The BD design standards primarily apply to new buildings on redeveloped sites rather
than small remodels and additions. However, the proposed project will provide better
connection from the sidewalk to the building and ADA-accessibility for the building
itself. New windows are proposed along the east facade which will increase the
transparency in that area and therefore provide a more commercial appearance
compared to the existing single family use.
B. Comprehensive Plan Compliance
1. Location —The site is designated "Downtown Mixed Commercial" within the
"Downtown/Waterfront Activity Center". The Community Culture and Urban Design
Element of the Comprehensive Plan include general design objectives (pages 123 —125)
and design objectives specific to the Downtown/Waterfront Activity Center (pages 125 —
127. This design guidance is intended to encourage the development of high quality,
well -designed projects that reflect the values of the citizens of Edmonds.
Staff has reviewed the general and downtown design objectives of the Comprehensive
Plan as related to the subject proposal. The design objectives that are most applicable
to the subject proposal include:
Building entries should be configured to provide clear entry points to buildings, be
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oriented to pedestrian walkways/pathways, and support the overall intent of the
streetscape environment. Space at the entry for gathering or seating is desirable for
residential or mixed use buildings. (pg. 123)
Create and maintain the landscape and site characteristics of each neighborhood
area and provide a common street frontage tying each site to its neighbor. Setbacks
should be appropriate to the desired streetscape, providing for transition areas
between public streets and private building entries where a variety of activities and
amenities can occur. (pg. 123)
Use landscaping and/or other features such as fences to maintain privacy and create
a visual barrier between incompatible uses. These buffering techniques should also
be used to soften hard edges (such as the perimeters of parking lots) and reinforce
pedestrian ways and circulation routes. Native plants and rain gardens should be
promoted as alternatives to lawns and runoff retention areas. (pg. 124)
In the downtown retail and mixed commercial districts, building storefronts should
be dominated by clear, transparent glass windows that allow and encourage
pedestrians to walk past and look into the commercial space. Decorative trim and
surrounds should be encouraged to add interest and variety. Upper floors of
buildings should use windows as part of the overall design to encourage rhythm and
accents in the fagade. (pg. 127)
The proposed ADA-entry and landscaping at 3rd Avenue North will improve access to the
building and create an inviting, slightly more commercial, appearance from the street.
Decision
Staff finds that the proposal is consistent with the zoning ordinance, applicable design standards,
and Comprehensive Plan. Therefore, the design of the exterior changes to the existing building and
landscaping proposed under permit BLD20181021 are APPROVED.
October 1, 2018
Mike Clugston, AICP, Senior Planner Date
Attachments
1. Photo of existing east facade and street -side landscaping
2. Proposed east elevation
3. Site/Landscaping Plan
Appeals
Design review decisions by staff 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.
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