10-0293 Administrative Design Review.pdf:y OV
ED CITY OF EDMONDS
-N 121 5`h Avenue North - Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
t gg" DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECISION -
BLD20100293 Project Proposal:
Stephen Freeman has submitted a building permit application (BLD20100293) for a tenant improvement
to change the use of 21104 — 70`h Ave. W, Suite B from car repair to take-out BBQ and catering (Celtic
Cowboy BBQ, LLC). The site is within the General Commercial (CG2) zone. As part of the proposal, a
portion of the existing parking lot will be converted into an outdoor storage area. No other exterior
changes are proposed.
Property Owner:
Kim Pierce
17530 Talbot Rd.
Edmonds, WA 98026
Design Review Process:
Applicant;
Stephen Freeman
8738 — 209'h Pl. SW
Edmonds, WA 98026
Due to the site's located within the CG2 zone, the proposed project requires District -Based Design
Review. Projects that remain under the SEPA threshold are reviewed by. staff with the building permit,
and the design review is considered an administrative Staff Decision subject to the requirements of ECDC
20.12 (District -Based Design Review) and 20.01 (Type I Staff Decision — No Notice Required).
Analysis:
The building plans for the proposed tenant improvement indicate that a portion of the existing parking lot
to the south of the tenant space will be enclosed to create an outdoor storage area. The applicant has
indicated that this outdoor storage area will be utilized for storage of five to six cords of wood, a 25 -foot
long smoker trailer, steel bins to store hot coals, two 55 gallon plastic drums to store grease from the
smoking oven, and a garbage dumpster. The design objectives of the Comprehensive Plan (pages 90 to
98) include an objective (C.12.a) to hide unsightly utility boxes, ourdoor storage of equipment, supplies,
garbage, recycling and composting. The site plan submitted by the applicant indicates that the outdoor
storage area will be enclosed by a six foot chain link fence with two-inch blue slats. The plans are .
unclear if the applicant intended to install slats in the portion of the existing fence along the western side
of the outdoor storage area. However, in order to comply with the design objective to screen outdoor
storage areas, it is necessary for the applicant to provide slats within all portions of existing and proposed
portions of the chain link fence surrounding the outdoor storage area. This will provide sufficient
screening of the outdoor storage area from all sides. Thus, it has been added as a condition of approval.
ECDC 16.60.030(A)(2)(a) requires Type IV landscaping along the street frontage of the subject site. The
existing vegetation along the eastern side of the site nearly complies with the Type W landscaping
requirements of ECDC 20.13.030(D). This existing vegetation is overgrown with weeds and needs to be
cleaned up. Thus, staff has conditioned the approval for the applicant/owner to clean up these landscaped
areas and to cover the ground with either mulch and/or groundcover meeting the requirements of ECDC
20.13.015. Since the site is not being completely redeveloped, the applicant is not required to establish
landscape buffers along the other property lines or interior landscaping within the parking lot.
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Administrative Design Review
Celtic Cowboy BBQ, LLC
Building Permit No. BLD20100293
Technical Review:
The Engineering Division, Building Division, and Fire Department have reviewed the building permit
application (File No. BLD20100293) for this project. Any comments from these departments will be
provided as part of their review of the building permit application.
Public Comments:
Projects that remain under the SEPA threshold are reviewed by staff with the building permit, and the
design review is considered an administrative Staff Decision (Type I) subject to the requirements of
ECDC 20.12 (District -Based Design Review) and 20.01 (Staff Decision —No Notice Required).
Therefore, no public notice was required for the subject application. The City has not received any
comment letters for this project.
Decision:
Based on the facts and conclusions of this report, staff finds that the design review for this project (File
No. BLD20100293) is APPROVED with the following conditions:
1. The applicant must obtain a building permit for the proposed work, and individual elements of
this project are required to meet all applicable city codes.
Slats shall be installed in all portions of the existing and proposed fence surrounding the outdoor
storage area.
3. The landscaped areas on the east side of the site shall be cleaned up, and the ground shall be
covered with mulch and/or groundcover consistent with the standards of ECDC 20.13.015 prior
to the final Planning Division inspection of the applicable building permit.
I have reviewed the application for compliance with the Edmonds Community Development Code.
Jen Machuga, Planning Division Date
Appeals:
Pursuant to ECDC 20.12.080(C), design review decisions by staff under the provisions of ECDC
20.12.030 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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