PLN2019-0055_ExtensionApproval-C. 189V
CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION
DESIGN REVIEW TIME EXTENSION APPLICATION
Project: Sundee Townhomes
File Number: PLN2019-0055
Date of Report: December 2, 2022
From:
Michele Q. Szafran, Associate Planner
INTRODUCTION
Thor Sundee on behalf of Sundee Townhomes has requested a one-year time extension for the
design review approved under file number PLN2019-0055 (Attachment 1). In 2019, an application
was made by Thor Sundee for a five (5) unit townhome development that includes a 2-story
duplex and a triplex with associated parking.
Design review projects which trigger SEPA require a public hearing as a Type III decision. The
Architectural Design Board (ADB) granted approval of the design review on June 2, 2021
(Attachment 2). ECDC 20.11.050.A notes that design review approval must be acted upon within
18 months from the date of approval or the approval shall expire and be null and void. Design
review approval may be granted a one-year extension in accordance with ECDC 20.11.050.B.
II. GENERAL INFORMATION:
A. Owner/Applicant: Thor Sundee
B. Location: 8629 2381h ST. SW, Edmonds WA 98026
C. Tax Parcel Numbers: 00463300700302
D. Zoning: The subject property is zoned Multifamily Residential (RM — 1.5) with a maximum
density of one dwelling unit for every 1,500 square feet of lot area.
E. Request: Time extension of an approved design review application.
F. Review Process: Pursuant to ECDC 20.11.050.B.3, the review of extension applications are
processed as Type I decisions (staff decision — no notice required).
III. APPLICABLE CODES:
A. Chapter 20.11 ECDC General Design Review
1. ECDC 20.11.050.A Time Limit. Unless the owner submits a fully completed building permit
application necessary to bring about the approved alterations, or, if no building permit
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,
IV.
Im
Im
unless the owner files a fully completed application for an extension of time prior to the
expiration date. For the purposes of this section the date of approval shall be the date on
which the ADB's or hearing examiner's minutes or other method of conveying the final
written decision of the ADB or hearing examiner as adopted are mailed to the applicant.
In the event of appeal, the date of approval shall be the date on which a final decision is
entered by the city council or court of competent jurisdiction.
2. Staff Findings:
a. The decision granting approval of the design review of the project was issued on June
2, 2021. In accordance with ECDC 20.11.050.A, design review approval associated
with this proposal will expire on December 2, 2022 unless a complete building permit
application is submitted or an application for an extension of time is received prior to
the expiration date.
b. Thor Sundee on behalf of Sundee Townhomes submitted an application for a one-
year time extension on November 28, 2022 prior to the expiration date of the design
review approval as provided for in ECDC 20.11.050.6.
c. Pursuant to ECDC 20.11.050.13, a one-time extension may be granted. In granting the
one-year time extension, the new expiration date for the design review would be May
9, 2020.
DECISION ON DESIGN REVIEW TIME EXTENSION
The requested extension of the design review approval for the Sundee Townhomes granted
under PLN2019-0055 is APPROVED subject to the following conditions:
A one-year one time extension is granted for the design review approval under file number
PLN2019-0055. A complete building permit application must be submitted to the City of
Edmonds prior to the extended design review approval expiration date. The expiration date
is December 2, 2023 however since December 2nd falls on a Saturday the expiration date will
be Monday December 4, 2023.
PARTIES OF RECORD:
City of Edmonds
121— 5t" Avenue N
Edmonds, WA 98020
ATTACHMENTS:
1. Applicant Letter Request for Time Extension
2. ADB Decision on file numbers PLN2019-0055
Sundee Townhomes
Design Review Time Extension - PLN2019-0055
Page 2 of 2
Sunee Townhomes / Thor Sundee
24225 85t" Ave. SE
Woodinville, WA 98072
Sent via email
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Citadel Development, Inc
24225 85th Ave SE
Woodinville, WA 98072
City of Edmonds Planning Division
Design Review Board
NUV 2 8 2022
-.w LtuPMEN'f SERVICES
GOLI ITER
/ez ✓ pl/ ?-ee55"
Nov 27, 2022
I am applying for an extension of the design review approval for the property located at
8629 -238th St SW, Edmonds.
I have had some difficulty getting a timely response from my architect and engineers to
complete the required documentation. I recently uploaded the documents including
architectural plans for the 5 unit project, after I had assembled them, and was informed
that I need to submit them as 2 separate projects.
I anticipate needing additional time to get the new documents for 2 separate building
projects prepared.
Thank you,
Thor Sunde
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
I/Ic. 18N.,
June 4, 2021
Subject: Notice of Final Decision
Design Review for Sunde Townhomes
File # PLN2019-0055
Dear Parties of Record:
In accordance with Section 20.06.130 of the Edmonds Community Development Code (ECDC),
this letter serves as the Notice of Final Decision of the Architectural Design Board's review of
the Sunde townhome project at 8629 238th St. SW. The Board voted 4-0 to approve project
design on June 2, 2021. Their decision reads as follows:
THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSION, AND
ANALYSIS OF THE STAFF REPORT AND FINDS THE PROPOSAL IS CONSISTENT WITH THE
COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10, DESIGN CRITERIA OF ECDC 20.11.030,
AND ZONING REGULATIONS AND APPROVES THE DESIGN OF THE PROPOSED MULTI-
FAMILY HOMES WITH THE FOLLOWING CONDITIONS:
1. THE APPLICANT MUST OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT
TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE AND IT IS
UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH VARIOUS PROVISIONS
CONTAINED IN THESE CODES.
2. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES AND
LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND ENGINEERING
PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE APPROVED BY STAFF
AT THE TIME OF BUILDING PERMIT WITHOUT FURTHER DESIGN REVIEW BY THE BOARD
AS LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT ORIGINALLY APPROVED.
3. MECHANICAL EQUIPMENT SHOULD BE SCREENED FROM VIEW FROM THE STREET LEVEL.
4. LANDSCAPING MUST BE PROTECTED WITH CURBING FOR THE PARKING SPACES ALONG
5. ALL EXTERIOR LIGHTING MUST BE SHIELDED IN ORDER TO AVOID OFF -SITE SPILLAGE.
The Board's decision may be appealed to Snohomish County Superior Court within 21 days of
the date of the issuance of this decision according to RCW 36.70.C.
Affected property owners may request a change in property tax valuation notwithstanding any
program of revaluation.
Sincerely,
i�
Michele Q. Szafran, Planner
Cc: Snohomish County Assessor
"ne. I STJ
CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION REPORT AND RECOMMENDATION
ARCHITECTURAL DESIGN BOARD
Project: Sunde Townhomes
File Number: PLN2019-0055
Date of Report: May 25, 2021 p
«1" d2 , .�%
Staff Contact: (� '"'"
Michele Q. Szafran, Planner
Public Hearing: Wednesday —June 2, 2021 at 7:00 P.M.
Due to COVID-19, a virtual public hearing will be held via Zoom meeting
The Zoom meeting may be joined at:
https://zoom.us/I/95360544929?pwd=ZmdOREFORkE3RkRaeVdBRmpkNUxMZz09
Or via phone by dialing 253-215-8782
Meeting ID: 953 6054 4929
Password: 818962
SUMMARY OF PROPOSAL
The applicant is proposing to construct a 5-unit multi -family development with associated
parking. The 5 units are proposed to be divided between two structures, a duplex and a
triplex, and each unit will contain 2-bedrooms. Each unit will contain a parking garage for
one parking space and additional surface parking has been provided (Attachments 1— 3).
II. GENERAL INFORMATION
1. Owner/Applicant: Thor Sunde
2. Contact: Lee Michaelis, AICP, Puget Sound Planning
3. Tax Parcel Number: 00463300700302
4. Location: 8629 2381h ST. SW, Edmonds WA 98026 (Attachment 7)
5. Size: The subject property contains 10,836 square feet.
6. Zoning: The subject property is zoned Multifamily Residential (RM — 1.5) with a
maximum density of one dwelling unit for every 1,500 square feet of lot area.
7. Existing Use: There is currently a single family structure on the property.
8. Proposed Use: The applicant is proposing to construct a 5-unit multi -family
development and associated parking. The 5 units are proposed to be divided between
two structures, a duplex and a triplex, and each unit will contain 2-bedrooms. Each
unit will contain a parking garage for one parking space and additional surface parking
has been provided
9. Process: Pursuant to ECDC 20.11.010, proposed developments that require a State
Environmental Policy Act (SEPA) threshold determination (those that are not
categorically exempt from SEPA) are reviewed by the ADB in a public hearing.
According to ECDC 20.01.003, review by the ADB in a public hearing format is a Type
III -A decision, which is appealable to the City Council.
III. SEPA THRESHOLD DETERMINATION
Review under SEPA is required for this project because the project exceeds four (4)
multifamily residential units. The applicant submitted a SEPA Checklist for the project
which is included in Attachment 6. The City of Edmonds determined that the
requirements for environmental analysis and protection have been adequately addressed
in the development regulations and comprehensive plan adopted under chapter 36.70A
RCW, and in other local, state, or federal laws or rules, as provided by RCW 43.21C.240
and WAC 197-11-158 and issued SEPA Determination of Nonsignificance on November
26, 2019 (Attachment 6). The City has not received appeals of the SEPA determination.
IV. PUBLIC NOTICE AND COMMENTS
A "Notice of Application 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 November 26, 2019. Notices were also
mailed to property owners within 300 feet of the site. See Attachment 6 for public notice
documentation regarding the Notice of Application and SEPA determination.
The "Notice of Public Hearing" 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 May 19, 2021. Notices were also mailed to property owners within 300
feet of the site. See Attachment 11 for public notice documentation regarding the Notice
of Public Hearing.
The City has complied with the noticing provisions of ECDC 20.03 (Public Notice).
A written comment has been received on the proposal by Paul Svenkerud of the Fir Grove
HOA. Svenkerud had expressed concern regarding the right to access the existing
driveway along the western property boundary (Attachment 16).
Staff Response: A Lot Line Adjustment (LLA) had been approved and recorded in 2012
under (AF# 201211205001), but deeds had not been recorded following the approved
Page 2 of 15
2012 LLA. This concern had been brought to the attention of the applicant and the
applicant had been asked to resolve the 2012 LLA. The applicant/property owner has
worked with the Fir Grove HOA to obtain signatures to revoke the 2012 LLA and thus
retain the previous LLA recorded under AF#200612275209 along with the declaration of
easement recorded under AF#200701050551, (Attachment 5). Per the attached
documents the development will have access to the site via the existing driveway along
the western property boundary off of 238th St. SW.
TECHNICAL COMMITTEE
This application was reviewed by South County Fire, City of Edmonds Public Works,
Engineering and Building Divisions of the Development Services Department.
The Building Division had no comments at this time. Compliance with all applicable
building codes will be reviewed under the building permit application. (Attachment 12).
South County Fire provided comments regarding Fire land Markings to conform to Fire
Lane marking standards (Attachment 13). Fire had no additional comments. Compliance
will be further reviewed with a building permit application.
The Public Works -Recycling Coordinator commented that a trash enclosure is not
required for this project. However, space must be indicated in each garage for storage of
individual waste containers, and the minimum footprint shall be 13 square feet
(Attachment 14). The plans adequately show the designated garage storage area.
The Engineering Division noted that the proposal is consistent with Title 18 ECDC and the
City's Engineering Standards (Attachment 15). Compliance with Engineering codes and
construction standards will be reviewed with any future building permit application for
development of the site. Approval of the design review phase of the project does not
constitute approval of the improvements as shown on the submitted plans. The City's
stormwater engineer provided project feasibility approval based on the civil plan set
received on December 15, 2020 (Attachment 2 & 4). The applicant provided a revised
civil plan set on April 27, 2021 and it has been confirmed that the minor revision (sidewalk
widening for bus stop) does not change the previous feasibility approval. The subject
property benefits from an ingress, egress, and utilities easement (AFN200701050551)
(Attachment 5).
V. COMPREHENSIVE PLAN
The Comprehensive Plan designation for the site is "Edmonds Way Corridor." The current
project is subject to General Design Review as outlined in Chapter 20.11 ECDC. One of
the findings required by ECDC 20.11.020 is that the proposal is consistent with the design
guidelines provided in the Urban Design Chapter of the Comprehensive Plan. Below is a
detailed analysis on how the proposal complies with the goals and objectives for site
design, building form, and building facade contained in the Comprehensive Plan's Urban
Design Chapter.
Comprehensive Plan Urban Design Objectives
Page 3 of 15
Design Objectives for Site Design. The development of parking lots, pedestrian walkways
and landscaping features is an integral part of how a building interacts 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 and coherent physical environment.
A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to
improve pedestrian, bicycle and auto safety.
Staff Findings: The subject property currently provides an access along the eastern
property boundary directly off of 238t" St. SW which will be eliminated with this
development proposal. The proposed townhomes will be accessed via the existing
easement along the west side of the property boundary and thus will reduce the current
number of access points directly off of 238th St. SW.
A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct
pedestrian access and help define the street edge. Parking should be placed to the
side and rear.
Staff Findings: The subject property is located on the north side of 238t" St. SW and
parking is provided off of the east side of the existing access easement and thus the
proposal locates the building as close to the front of the site as possible while providing
parking to the side of the structure.
A.3 Connections On- and Offsite. Design site access and circulation within and between
sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention
should be paid to providing and improving connections to transit.
Staff Findings: There is no need to integrate access between adjacent developments since
this is a private residential development which is adjacent to other private residential
developments on all sides. There is an existing bus stop just south of the southern
property boundary and other bus stops are within easy walking distance of the site
(approximately 600 feet).
A.4 Building Entry Location. Building entries should be configured to provide clear entry
points to buildings, be 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.
Staff Findings: Because this is a small residential development, creating a lively pedestrian
environment is not a high priority. Additional landscaping along 238t" St. SW. Will improve
the appearance of the site at the street edge. The entries to each of the residential units
are on the west side of the buildings. These entries are recessed, which may not provide
sufficient space for gathering, but will provide covered entries to each of the units
Page 4 of 15
A.5 Setbacks. 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.
Staff Findings: Project meets the setbacks requirements for the zone and landscaping is
provided within and around the perimeter of the development consistent with the
requirements of Chapter 20.13 ECDC.
A.6 Open Space. For residential settings, create green spaces to enhance the visual
attributes of the development and provide places for interaction, play, seating, and
other activities.
Staff Findings: There are no specific open space requirements for the RM-1.5 zone and
none is proposed with this development; however, the perimeter of the property will be
landscaped. While this landscaping will enhance the visual attributes of the site, they are
not intended to provide places for interaction, play, seating or other activities.
A.7 Building/Site Identity. Improve pedestrian access and way finding by providing
variety in building forms, colors, materials and individuality of buildings.
Staff Findings: The project uses a mix of traditional materials arranged in a manner
responsive to the characteristics of the site. Both of the buildings have a similar design
and color scheme. One building contains 2-units and the other building contains 3-units.
The building height along with the pedestrian paths will help with way -finding.
A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather
protection.
Staff Findings: Residents will enter their units through individual main entry doors, which
are recessed with covered entries to each unit.
A.9 Lighting. Provide adequate and appropriate illumination in all areas used by
automobiles, bicycles and pedestrians — including building entries, walkways,
parking areas, circulation areas and other open spaces — to support activity and
security.
Staff Findings: Refer to Attachment 2 for location of proposed lighting on the building.
Lights will be provided adjacent to the front doors to each unit and adjacent to each
garage door, the light from these fixtures should be directed down onto the site. In order
to ensure that the exterior lighting does not spill off -site, a condition of approval has been
added requiring all exterior lighting to be shielded in order to avoid off -site spillage.
A.10 Signage. Encourage signage that provides clear information and direction for
properties and businesses while preventing the streetscape from becoming
cluttered. Encourage the use of graphics and symbols in signage to support the city's
emphasis on uniqueness and the arts.
Staff Findings: No signage proposed at this time.
Page 5 of 15
A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and
visual impacts of utility systems using such features as landscaping, building forms,
or integrated design.
Staff Findings: Trash and recycling will be provided within individual garages, so no trash
enclosure is proposed (Attachment 2; sheet 3 of 7). No exterior mechanical equipment is
proposed at this time, but utilities should be screened by landscaping which has been
added as a recommended condition of approval.
A.12 Integrating Site Features. Integrate natural landscape features and unique
landforms — such as rocky outcroppings or significant trees — into site design
whenever possible.
Staff Findings: The site contains existing trees and per the applicant the trees along the
eastern property boundary are to be retained and supplemented to include Type III
landscaping (Attachment 9 and 2). Planting additional trees at this time may not be
feasible along the eastern property boundary due to the proximity of the existing
vegetation. As a condition, if the trees are to be removed then replacement consistent
with Type III landscaping will be required.
A.13 Landscape Buffers. 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.
Staff Findings: Landscaping is provided consistent with the requirements of Chapter 20.13
ECDC. See the discussion on landscaping in Section 6.D below.
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.
A.14 Building Form. Encourage new construction to avoid repetitive, monotonous
building forms.
Staff Findings: The proposed building offers an arrangement of forms, rooflines, windows
and other elements that is unique to these buildings which is not repetitive or
monotonous.
A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human
scale elements in building design and/or by subdividing building masses vertically or
horizontally.
Staff Findings: Bulk and mass of the buildings are reduced through use of materials, colors,
and building form, subdividing the buildings both vertically and horizontally.
Page 6 of 15
A.16 Roof Modulation. Use roof forms to help identify different programs or functional
areas within the building and support differentiation of building form and massing.
Roof design, in combination with wall modulation, can allow for additional light to
enter buildings or pedestrian spaces.
Staff Findings: The proposed buildings provide varied roof pitches and projections, which
help identify the separate units within the building and provide modulation to the overall
roof form.
A.17 Wall Modulation. Variation in materials, decorative elements, or other features
should be employed to support pedestrian scale environments and streetscapes, or
to help break up large building masses to keep in scale with the surrounding
environment.
Staff Findings: The proposed buildings provide variation in colors, materials and
projections that help break of the masses of the buildings both vertically and horizontally.
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.
A.18 Building Facade Design. Encourage building fagades that reinforce the appearance
and consistency of streetscape patterns while supporting diversity and identity in
building design.
Staff Findings: The building uses an attractive mix of materials (Attachment 2). The
recessed pedestrian entries provides a clear location for pedestrians to enter the building.
The overall theme of the development has a unified residential appearance.
A.19 Window Variety and Articulation. Use window size and placement to help define the
scale and character of the building. Use the organization and combinations of
window types to reinforce the streetscape character or to provide variation in a
facade, as well as provide light and air to the building interior.
Staff Findings: There are windows of various shapes and sizes on all sides of the building,
which help to denote different functional elements of the building (Attachment 2).
A.20 Variation in Facade Materials. Employ variation in materials, colors or design
elements on building fagades to help define the scale and style of the structure.
Variation in facade materials can help reduce the apparent bulk of larger buildings
while allowing variety and individuality of building design.
Staff Findings: As mentioned above, there is good variety in facade materials and design
elements on all sides of the building.
VI. DEVELOPMENT CODE
A. Chapter 16.30 ECDC - Multi -Family Residential Zone: The subject property is located
with the Multifamily Residential (RM-1.5) zone and subject to the development
standards of Chapter 16.30 ECDC.
Page 7 of 15
ECDC 16.30.010 Uses
Staff Findings: Multiple dwellings is a permitted primary use pursuant to ECDC
16.30.010.A.1, so the proposed development is consistent with the allowed uses of
the RM1.5 zone.
ECDC 16.30.030 Development Standards
Minimum
Lot Area
Minimum
Minimum
Minimum
per
Maximum
Maximum
Zone
Street
Side
Rear
Dwelling
Height
Coverage
Setback
Setback
Setback
Unit (Sq.
Ft.)
RM-1.5
1,500
15'
10,
15'
25"
45%
1 Roof only 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.
Staff Findings — Density: The subject property contains 10,836 square feet of lot area.
With a density of one dwelling unit for every 1,500 square feet of lot area, a maximum
of 7 dwelling units may be constructed. The proposal is for 5 dwelling units within two
separate structures to include a duplex and a triplex, so the proposal is consistent with
the density requirements of the RM-1.5 zone.
Staff Findings — Setbacks: As shown on Attachment 2, Sheet A.1, because the site is
zoned RM-1.5, the proposed structure must be located at least 15 feet from the south
property line (street setback), 10 feet from the east and west property lines (side
setbacks), and 15 feet from the north property line (rear setback). Eaves may project
into the minimum required setbacks as "similar minor improvements" by no more
than 30" as allowed by ECDC 16.30.040.C.1. The proposed building and related
features appear to meet the minimum setback requirements for the RM-1.5 zone.
Staff Findings — Height: The maximum allowed height for the proposed structure is
limited to 25 feet and 30 feet with a slope of 4 in 12 inches or greater. The proposed
structure appears to have been designed to comply with the height requirements of
the RM-1.5 zone as it is shown as being 25 feet above average original grade to the
roof line with an additional five feet above the height limit for a sloped roof of 4 in 12
inches or greater Attachment 2, Sheet A.1 and sheet 1 of 7.
Both buildings include a roof pitch of 6:12 but the duplex is proposed just below 25
feet from average original grade to the roof line. The triplex provides a roof pitch of
6:12 above 25 feet and is less than 30 feet in height from average grade. The proposal
is consistent with the height requirements of the RM-1.5 zone.
Staff Findings — Coverage: ECDC 21.15.110 defines coverage as the total ground
coverage of all buildings or structures on a site measured from the outside of external
walls or supporting members or from a point two and one-half feet in from the outside
edge of a cantilevered roof, whichever covers the greatest area. The application notes
Page 8 of 15
a building ground coverage of 4,487 square feet for a coverage of 41% of the 10,836
square foot lot. The proposal is consistent with the coverage requirements of the
RM-1.5 zone.
B. ECDC 17.50.020 — Off -Street Parking Regulations
Off-street parking requirements for multifamily developments are detailed in the
table in ECDC 17.50.020.A.1.b. The table below provides the parking requirements of
ECDC 17.50.020.A.1.b along with the number of units of each dwelling unit type and
the number of required parking spaces.
Type of multiple
Required parking
Number of units
Number of
dwelling unit
spaces per
in proposal
parking spaces
dwelling unit
required
2 bedrooms
1.8
5
9
Total Spaces Required
9
The proposal provides 14 parking spaces. Five (5) parking spaces are proposed within
the garage for each unit and nine (9) parking spaces are provided along the western
property boundary adjacent to the access easement. Five (5) of the spaces are
proposed to be compact size. Pursuant to ECDC 18.95.020 (Parking Lot Construction
Requirements), reduced size parking stalls may be allowed if demonstrated that there
is enough area to provide all the required stalls at full size and no more than 50% of
the parking spaces may be reduced size. The applicant has demonstrated there is
enough area to provide all the required parking spaces at full size and less than 50%
of the stalls are proposed at reduced size.
The proposal is consistent with the off-street parking requirements of Chapter 17.50
ECDC (Attachment 2, Sheet A.1).
C. Chapter 20.11 ECDC — General Design Review
ECDC 20.11.010 requires the ADB to review general design review applications that
trigger SEPA. ECDC 20.11.030 lists the criteria for Building Design and Site Treatment
that must be met.
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;
Staff Findings: A variety of materials and forms are used which creates a building
harmonious in scale, line and mass within the development and which will integrate
well with the surrounding area.
Page 9 of 15
2. Colors, which should avoid excessive brilliance or brightness except where that
would enhance the character of the area,
Staff Findings: The proposed colors scheme avoids excessive brilliance or brightness
(Attachment 3).
3. Mechanical equipment or other utility hardware on the roof, grounds or buildings
should be screened from view from the street level,
Staff Findings: No exterior mechanical equipment is proposed according to the
associated plans, however any exterior equipment should be screened by the
proposed landscaping.
4. Long, massive, unbroken or monotonous buildings shall be avoided in order to
comply with the purposes of this chapter and the design 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 a building is
found to be long, massive, unbroken or monotonous.
a. In multifamily (RM) or commercial zones, selections from among the
following or similar features are appropriate for dealing with this
criterion:
i. Windows with architectural fenestration;
ii. Multiple rooflines or forms;
iii. Architecturally detailed entries;
iv. Appropriate landscaping;
v. The use of multiple materials;
Staff Findings: The proposed building provides variation in materials and projecting
roof forms that help break up the bulk of the building both vertically and horizontally.
Additionally, site landscaping helps break up massing of the building as well
(Attachment 2).
5. All signs should conform to the general design theme of the development.
Staff Findings: The proposed development does not currently propose any signage.
Any signage will be reviewed under a subsequent building permit application.
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 to
protect natural resources, limit disturbance of native soils, and encourage low
impact development.
Staff Findings: The site currently contains a single family structure and a shed along
with an existing driveway which will be demolished. The property slopes up slightly
from 238t" St. SW, in general the proposal includes minimal grading to the site. The
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site will be re -landscaped after redevelopment is complete as shown in Attachment 2
Sheet L-1. There will be an increase in impervious surfaces, but not in excess of what
would be expected with the redevelopment of an underutilized multifamily -zoned
parcel. All stormwater will be managed in accordance with the City's stormwater
codes.
2. Landscape treatment shall be provided to enhance the building design and other
site improvements.
Staff Findings: Landscaping consistent with the requirements of Chapter 20.13 ECDC
are being provided with the development. See the discussion on landscaping
requirements in Section D below.
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.
Staff Findings: With the combination of proposed landscaping and retention of some
of the existing vegetation the proposal will be consistent with Chapter 20.13 ECDC
and will provide buffers from surrounding properties.
4. Landscaping that could be damaged by pedestrians or vehicles should be protected
by curbing or similar devices.
Staff Findings: Landscaping adjacent to the parking spaces located adjacent to the
northern property boundary should provide curbing to protect the landscaping, which
has been added as a recommended condition.
S. 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.
Staff Findings: Trash and recycling will be provided within individual garages, so no
trash enclosure is proposed.
6. All screening should be effective in the winter as well as the summer.
Staff Findings: Plantings will consist of evergreen and deciduous trees and shrubs that
will provide year-round screening and interest (Attachment 2, Sheet L-1).
7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete)
maybe substituted for planting in areas unsuitable for plant growth.
Staff Findings: Not applicable.
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.
Staff Findings: Adequate site lighting is provided via wall mounted lights that will
illuminate the entry way to the units.
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ECDC 20.11.030(C) Other Criteria.
1. Community facilities and public or quasi -public improvements should not conflict
with the existing and planned character of the nearby area.
Staff Findings: The proposed building is not a community facility.
2. Street furniture (including but not limited to benches, light standards, utility poles,
newspaper stands, bus shelters, planters, traffic signs and signals, guardrails,
rockeries, walls, mail boxes, fire hydrants and garbage cans) should be compatible
with the existing and planned character of the nearby area.
Staff Findings: No specific street furniture is proposed or required.
Staff finds the proposal is consistent with the design standards of ECDC 20.11.030.
D. Chapter 20.13 ECDC — Landscape Requirements
Chapter 20.13 ECDC contains specific landscaping requirements for new
developments, which the ADB and Hearing Examiner are permitted to interpret and
modify according to ECDC 20.13.000. The subject site is zoned RM-1.5 and all
immediately adjacent properties are also zoned RM-1.5. Type III landscaping is
appropriate along all property boundaries of the site. Plant sizes shown meet or
exceed the requirements in ECDC 20.13.015. ECDC 20.13.030 provides the
requirements for each landscaping type. Per ECDC 20.13.000 the applicant has
requested a landscape modification along the western property boundary which
appears to be consistent with the purposes found in ECDC 20.10.000, the request is
attached as attachment 10.
Type 111 Landscaping. Type 111 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.
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.
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c. A combination of earth mounding, opaque fences and shrubs to produce a
visual barrier at least three and one-half feet in height.
Staff Findings: The landscaping shown on Attachment 2; Sheet L-1 and per the
landscape modification request for the western property boundary (attachment 10),
staff finds that the landscaping satisfies the intent of the Type III standards for
softening the appearance of the building elevations. Along the eastern property
boundary there are large trees that are proposed to be retained, and thus planting
additional trees at this time is not feasible due to the proximity of the existing
vegetation. Along the north, south and eastern property boundaries, no more than
half of the trees in the Type III landscaped areas are deciduous, and with the
combination of the proposed and existing trees the spacing requirements can be met
of not more than 30 feet on center which is consistent with the Type III landscaping
requirements. Various shrubs and groundcover are utilized throughout these areas
consistent with the minimum size and maximum spacing requirements of ECDC
20.13.015 which provides additional screening and visual interest to the site. Staff
feels that the landscaping for the project is consistent with the landscaping design
requirements of ECDC 20.13.
VII. CONCLUSION AND RECOMMENDATION
Pursuant to ECDC 20.11.020, when recommending approval of proposed development
applications, the ADB must 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 findings, analysis, conclusions, and attachments within
this report, staff recommends that the ADB APPROVE the design for the proposed
development under file number PLN2019-0055 with the following motion and
recommended conditions of approval:
THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSION, AND
ANALYSIS OF THE STAFF REPORT AND FINDS THE PROPOSAL IS CONSISTENT WITH THE
COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10, DESIGN CRITERIA OF ECDC 20.11.030,
AND ZONING REGULATIONS AND APPROVES THE DESIGN OF THE PROPOSED MULTI-
FAMILY HOMES WITH THE FOLLOWING CONDITIONS:
1. THE APPLICANT MUST OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS
SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT
CODE AND IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH VARIOUS
PROVISIONS CONTAINED IN THESE CODES.
2. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES
AND LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND
ENGINEERING PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE
APPROVED BY STAFF AT THE TIME OF BUILDING PERMIT WITHOUT FURTHER
DESIGN REVIEW BY THE BOARD AS LONG AS THE DESIGN IS SUBSTANTIALLY
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Page 13 of 15
3. MECHANICAL EQUIPMENT SHOULD BE SCREENED FROM VIEW FROM THE
STREET LEVEL.
4. LANDSCAPING MUST BE PROTECTED WITH CURBING FOR THE PARKING SPACES
ALONG THE NORTHERN PROPERTY BOUNDARY.
5. ALL EXTERIOR LIGHTING MUST BE SHIELDED IN ORDER TO AVOID OFF -SITE
SPILLAGE.
VIII. APPEALS
IX.
X.
According to ECDC 20.01.003.E and 20.06.150, Type III -A decisions are not
administratively appealable but rather subject to LUPA appeal at Snohomish County
superior court pursuant to Chapter 36.70C RCW.
LAPSE OF APPROVAL
According to ECDC 20.11.050.A, unless the owner submits a fully completed building
permit application necessary to bring about the approved alterations, or, if no building
permit 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. For the purposes of this section the date of approval
shall be the date on which the ADB's or hearing examiner's minutes or other method of
conveying the final written decision of the ADB or hearing examiner as adopted are
mailed to the applicant. In the event of appeal, the date of approval shall be the date on
which a final decision is entered by the city council or court of competent jurisdiction.
PARTIES OF RECORD
City of Edmonds
121— 51h Ave N.
Edmonds, WA 98020
Puget Sound Planning
Attn: Lee Michaelis
5005 200th St. SW., Suite 101
Lynnwood, WA 98036
Thor Sunde
24225 85th Ave. SE.
Woodinville, WA 98072
Fir Grove HOA
Attn: Paul Svenkerud
firgrovecondos@gmail.com
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XI. ATTACHMENTS
1. Land Use Application, Cover Letter & Transportation
2. Plan Set, Landscape Plan & Lighting Details
3. Color Elevations
4. Drainage Report
5. BLA Revocation Documents
6. Notice of Application & SEPA documents
7. Zoning and Vicinity Map
8. Critical Area Determination
9. Applicant Response Letter 5-19-20
10. Applicant Response Letter 4-20-21
11. Notice of Public Hearing
12. Building Division Comments
13. Fire District Comments
14. Public Works Trash Collection Comments
15. Engineering Division Memo of Consistency
16. Public Comment email
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