APPROVED BLD2022-1039 through 1043 Staff design decisionF EpM
CITY OF EDMONDS
N 121 5th Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
FINDINGS, CONCLUSIONS AND DECISION
TO: Jessica Malerk, J2 Consultants
FROM: Tristan Sewell, Planner
DATE: September 13, 2022
PROPOSAL: BLD2022-1039 through -1043
Boardwalk Condominiums at 1024 5th Ave. S
A. SUMMARY
Jessica Malerk on behalf of the Boardwalk Condominiums HOA proposes to renovate
the exterior siding, decks, and windows of Buildings A through E at 1024 5th Ave. S. The
scope of work requires staff design review using the general design standards contained
in Chapter 20.11 of the Edmonds Community Development Code (ECDC).
As described in the rest of this report, the proposal meets the requirements of the
zoning ordinance as well as the design criteria and standards in the development code
and Comprehensive Plan.
The following attachments are included with this report:
1. Rendered Design
B. COMPLIANCE WITH EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC)
1. ECDC 16.30 (Multiple Residential) Zone
a. The subject site is zoned Multiple Residential (RM-1.5).
b. The maximum lot coverage in the RM zone is 45 percent. The proposal includes
no changes to the lot coverage on the site.
c. The maximum allowable height in the RM zone is 25 feet. The proposal includes
no changes to the existing height of the structure.
d. Lots in the RM zone require a minimum street setback of 15 feet, minimum side
setbacks of 10 feet, and a rear setback of 15 feet. The proposal includes no
changes to the existing setbacks.
e. The minimum lot area per dwelling unit in the RM-1.5 zone is 1,500 square feet.
This proposal includes no changes to the number of units or their size.
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2. ECDC 17.50 (Parking)
ECDC 17.50.020.A.1.b. lists the required parking based on the number of bedrooms
per multiple family dwelling unit. The site currently provides parking, and the
current proposal does not change the amount of existing parking spaces.
3. ECDC 20.13 (Landscaping Requirements)
ECDC 20.13.030 lists the landscape types and purpose, which would apply to new
projects or a landscape modification. The site is currently developed and no changes to
the existing landscape are proposed.
4. ECDC 20.11.030 (General Design Review Criteria)
Building Design. No specific 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 proposed exterior remodel (Attachment 1) replaces the existing exterior
building envelopes of 5 buildings with a new cladding system, including
replacement of windows, sliding glass doors, deck coating, soffits, guardrails, and
siding. The existing siding will be replaced with a combination of hardie LAP
siding and hardie smooth panels of which will include varying sizes and finishes
on the buildings, helping with the overall mass. The proposed colors should
avoid excessive brilliance or brightness, except where that would enhance the
character of the area. The color choices illustrated in the renderings comply with
this requirement and the HOA intends to select final colors within the earthtone
family like the attached renderings.
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 proposal does not include any changes to the existing site treatments, only
the existing exterior building envelope will be replaced with a new cladding
system.
5. ECDC 20.15A (Environmental Review)
The project is exempt from the need for an environmental threshold determination
per WAC 197-11-800.
6. ECDC 23.40 (Critical Areas - General)
According to City LiDAR maps, the site contains potential erosion hazards
throughout, however no ground disturbing activity is proposed at this time so no
further critical area study is required.
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C. CONSISTENCY WITH THE COMPREHENSIVE PLAN
1. Location. The site is designated "Multiple Family — High Density" which is reviewed
against the applicable General Design Objectives found on pages 123-125 of the
Comprehensive Plan. Many of these objectives apply to new commercial projects
more than renovation projects but those that are applicable are addressed below.
2. 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."
The proposed renovation makes no change to the layout of the existing site. Existing
building features will be updated for weatherization with new siding, windows,
roofing, doors, decks and walkway surfaces, minor structural repairs are also
proposed.
3. 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."
The proposed building height and roof modulation will not change; however, wall
modulation will improve as Hardi Plank LAP siding of varying sizes and Hardi panels
will be utilized along with mixed finishes to break up building mass.
4. 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 existing exterior elements include windows of different sizes, eaves, bumpouts
and decks. Proposed materials for the residing will yield a high -quality look and
include Hardi Panel and Hardi Plank LAP siding of varying sizes and finishes.
D. TECHNICAL REVIEW
The Engineering and Building Divisions are reviewing the building permit application.
Each of the departments will ensure that the proposed building meets all applicable
codes or condition the permit appropriately for compliance. Inspections will occur
throughout construction to ensure the project is constructed per the approved plans.
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DECISION
Planning staff finds that this proposal is consistent with the Comprehensive Plan and
other adopted City policies. It also satisfies the criteria and purposes of ECDC Chapter
20.10 — Design Review, and ECDC 20.11— General Design Review, as well as meeting the
requirements of the zoning ordinance.
Based on the facts, findings and conclusions in this report, the project's design in
BLD2022-1039 through BLD2022-1043 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 if the building permit
application is active. Should the building permit application expire, the design review
approval would expire with it.
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