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_ATTACHMENTS_2-10.pdf SW HST 229T 9030 City of 8925 22 90 3 Edmonds 2 2 9 T H P L 89 1 2 89 0 7 230 THS TSW 23 00 0 Snohomish County 23 02 8 93 07 9321 229 9 23 10 0 23 1S T ST S W 8825 23 1093 902 2 31ST PLS W 23115 8926 93 27 9004 92 10 9003 23204 23214 2 3 22 0 23227 2 3 22 1 2 3 22 2 2 3 22 9 2 3 23 2 2 3 30 9 8903 233 9333 9209 9208 2 3 32 7 2 3 32 5 \] GRE Edmonds Way - Design Review Zoning Map RS-8 23014 Edmonds Way RM-1.5 File PLN20110007 | 1:2400 Scale !!!!!!BN !!!!!! !!!!!! 0150300Feet RM-EW BC-EW MEMORANDUM Date: March 21, 2011 To: Gina Coccia, Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20110007, ADB – Mixed Use Development GRE Edmonds Way – 23014 Edmonds Way Engineering has reviewed and approved the subject application with the following conditions to be noted in the staff report. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Applicant is encouraged, wherever feasible, to incorporate pervious pavements, rain gardens and/or other low impact development techniques into the project design. A cursory review of the downstream analysis has been completed. The downstream analysis notes “the catch basins will be routed to an approved detention and water quality facility, prior to discharging to the existing 18” storm drain system in Edmonds Way.” Please revise report as needed to reflect the existing storm drain system in Edmonds Way as 12”. The traffic impact analysis has also been reviewed and the current proposal was found to be acceptable. Thank you. City of Edmonds Notice of Pending Land Use Application Notice of Application for “GRE Edmonds Way” File # PLN20110007 NAME OF APPLICANT: GRE Edmonds Way, L LC. DATE OF PUBLIC NOTICE: April 22, 2011. PROJECT LOCATION: 23014 Edmonds Way, Edmonds. PROJECT DESCRIPTION: Notice of Application for a “Type III-B” design review application for a new mixed use project in the Multiple Residential (RM-EW) and Community Business (BC-EW) zones. 86 dwelling units are proposed as well as 5800 square feet of commercial space on a vacant site. The application was determined to be complete on 03/28/2011, however much information is needed prior to scheduling a public hearing before the Architectural Design Board (ADB). Please contact the Planning Division if you have any questions. PUBLIC HEARING INFORMATION:Not yet scheduled / to be determined. This notice was mailed to owners within 300 feet of the site, posted on site, posted at the Public Safety Complex, Library, and at City Hall. It was also Published in the Everett Herald.WARNING:The removal, mutilation, destruction, or concealment of posted notices before the removal date is a misdemeanor punishable by fine and imprisonment. City of Edmonds Information on this development application can be viewed or Development Services Department obtained at the City of Edmonds Planning Division between the hours of 8:00 AM and 4:30 PM Monday through Friday or online through the Planning Division City’s website. Visit www.ci.edmonds.wa.us, navigate to “Permits Online” and then “Search for Permit.” 121 5th Avenue North Edmonds, WA 98020 Any person has the right to comment on this application during the public comment period, receive notice, participate in any hearings, Project Planner: Gina Coccia and request a copy of the decision on the application. The City may coccia@ci.edmonds.wa.us accept public comments at any time prior to closing of the record 425.771.0220 x 1778 or prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate www.ci.edmonds.wa.us an administrative appeal. NPH OTICE OF UBLIC EARING &SEPATD HRESHOLD ETERMINATION NPH OTICE OF UBLIC EARING Description of Proposal :The City of Edmonds has received a design review (“Type III-B”) application by Studio Meng Strazzara to construct a new mixed use commercial and multi-family development at 23014 and 23020 Edmonds Way in the Multiple Residential Edmonds Way (RM-EW) and Community Business Edmonds Way (BC- EW) zones under file number PLN20110007(“GRE Edmonds Way”). The project proposes 89 dwelling units and 6009 square feet of commercial office space as well as parking for 144 cars, grading of 10,000 cubic yards of excavation and 500 cubic yards of fill. Some mature trees are proposed to remain and will be incorporated into the landscape design of the site. Name of Applicant :Studio Meng Strazzara Date of ApplicationDate Application Complete : February 28, 2011: March 28, 2011 Date of Notice of Hearing :May 27, 2011 nd Project Location :The 23014 and 23020 Edmonds Way (NW corner of Edmonds Way and 232Street SW). Requested Permits and Approvals : Architectural Design Board (ADB) approval. Other Required Permits : SEPA and buildingpermits. Required Studies related to the project : Traffic impact analysis. Related Environmental Documents : Geotechnical report. Comments DueJune 15, 2011 : City Contact : Gina Coccia,Associate Planner|coccia@ci.edmonds.wa.us|425-771-0220x 1778 th Public HearingJune 15, 2011at 7:00 PM : in the City of Edmonds Council Chambers: 250 5Ave N, Edmonds. SEPAN OTIFICATION Notice is Hereby Given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340(2) for the above project.This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Project Description :The project described above requires SEPA review because it involves approximately144 parking stalls, 89 dwelling units, 6009 square feet of new commercial office space, 10,000 cubic yards of excavation and 500 cubic yards of fill. Date of Issuance :May 27, 2011 Appeal Period :This DNS is issued under WAC 197-11-340(2). You may appeal this determination by filing a June 10, 2011by written appeal citing the specific reasons for appeal with the required appeal fee no later than 4:30p.m . Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 PM425-771-0220 NPH OTICE OF UBLIC EARING &SEPATD HRESHOLD ETERMINATION NPH OTICE OF UBLIC EARING Description of Proposal :The City of Edmonds has received a design review (“Type III-B”) application by Studio Meng Strazzara to construct a new mixed use commercial and multi-family development at 23014 and 23020 Edmonds Way in the Multiple Residential Edmonds Way (RM-EW) and Community Business Edmonds Way (BC- EW) zones under file number PLN20110007(“GRE Edmonds Way”). The project proposes 89 dwelling units and 6009 square feet of commercial office space as well as parking for 144 cars, grading of 10,000 cubic yards of excavation and 500 cubic yards of fill. Some mature trees are proposed to remain and will be incorporated into the landscape design of the site. Name of Applicant :Studio Meng Strazzara Date of ApplicationDate Application Complete : February 28, 2011: March 28, 2011 Date of Notice of Hearing :May 27, 2011 nd Project Location :The 23014 and 23020 Edmonds Way (NW corner of Edmonds Way and 232Street SW). Requested Permits and Approvals : Architectural Design Board (ADB) approval. Other Required Permits : SEPA and buildingpermits. Required Studies related to the project : Traffic impact analysis. Related Environmental Documents : Geotechnical report. Comments DueJune 15, 2011 : City Contact : Gina Coccia,Associate Planner|coccia@ci.edmonds.wa.us|425-771-0220x 1778 th Public HearingJune 15, 2011at 7:00 PM : in the City of Edmonds Council Chambers: 250 5Ave N, Edmonds. SEPAN OTIFICATION Notice is Hereby Given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340(2) for the above project.This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Project Description :The project described above requires SEPA review because it involves approximately144 parking stalls, 89 dwelling units, 6009 square feet of new commercial office space, 10,000 cubic yards of excavation and 500 cubic yards of fill. Date of Issuance :May 27, 2011 Appeal Period :This DNS is issued under WAC 197-11-340(2). You may appeal this determination by filing a June 10, 2011by written appeal citing the specific reasons for appeal with the required appeal fee no later than 4:30p.m . Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 PM425-771-0220 Coccia, Gina From:OlneyCJ@aol.com Sent:Monday, April 25, 2011 8:12 PM To:Coccia, Gina Subject:Re: GRE Edmonds Way Gina, thanks for your prompt reply. It would be great if you could scan the material and e-mail it to me. It would be much appreciated. co P.S. Want to buy a house on a (currently) secluded 1/2 acre in Edmonds? I'll make you a good deal. In a message dated 4/25/2011 1:52:14 P.M. Pacific Daylight Time, coccia@ci.edmonds.wa.us writes: HiClaudia, LƷ͸ƭstillveryearlyintheprocess,butpleasefeelfreetodropbyanytimetolookattheirproposalΑL͸ƒtold theyjustresubmittedanewdesignthisafternoon,whichIhaveyettolookat.L͸ƌƌtrytogetthemscannedin andonlinelaterthisweekifƷŷğƷ͸ƭeasierforyou.Youwillagainreceivepublicnoticeonceweschedulethe projectforanADBhearing. gina coccia ::associate planner City of Edmonds Development Services Department th 121 5 Avenue North, Edmonds WA 98020 425.771.0220 x 1778 | www.ci.edmonds.wa.us From:OlneyCJ@aol.com\[mailto:OlneyCJ@aol.com\] Sent: Saturday, April 23, 2011 3:35 PM To: Coccia, Gina Subject: GRE Edmonds Way Hi, Gina I own a home directly above the project. (9229 231st St. SW) I read through the information available online and I either missed the proposed height of the buildings or didn't understand what I saw. In one of the documents, a questioned was posed something like "do you plan on making use of the bonus and having the building 40' with the additional 5' feet for the roof line?" This implication really concerns me. When Tony Shapiro was planning on building on this site, I recall the zoning code allowed for 25' plus a roof no more than 5' above that. With those specifications, the roof top would have been about 5' above my property which would have been okay since I have a 6' fence. Could you tell me what GRE Edmonds Way is proposing for the height of the two buildings? I'm concerned that I'm going to end up with a bunch of apartment dwellers staring into my backyard. Thanks for any help you can give me. Claudia Olney 1 E.Goal - Cultural. Identify, maintain and develop cultural facilities both public and private in the areas of drama, dance, theaters, museums, etc. in accordance with the following policies: E.1.Encourage compatible land uses surrounding cultural sites. E.2.Pursue public and private funding to develop and operate such facilities. E.3.Cultural sites would include, but not be limited to: the Wade James Theater, the Edmonds Center for the Arts, Anderson Center, Museum, Edmonds Theatre, etc. F.Goal - Scenic. Identify, maintain and enhance scenic areas throughout the city in accordance with the following policies: F.1.Identify and inventory scenic areas and features within the city which contribute to the overall enjoyment of the environment for both residents and visitors. F.2.Incorporate scenic and aesthetic design features into the development of public projects. F.3.Preserve scenic features whenever possible in the development of public projects. F.4.Use environmental and urban design review of development projects to avoid or mitigate impacts to identified scenic features. Urban Design: General Objectives A.General. The man-made environment is an expression of human culture and reflects, in physical form, the social values of the members of the community. The manner in which the man-made elements are incorporated into the natural environment creates the special characteristics which identify a community and contribute to the quality of life in that community. The beauty and variety of the natural surroundings in Edmonds and the historical development of the City have combined to create an interesting, and visually attractive community. However, unsightly development – of poor quality and design – does exist in the City and may occur in the future. Aging buildings in some parts of the City, primarily downtown, also create an aesthetic problem. Removal or poor restoration of older buildings alters the character of the downtown area. The historical and typical strip development along Highway 99 has resulted in economic and aesthetic underdevelopment of private properties. Although utility wires are placed underground where new development takes place, overhead wires still exist in most of the older parts of the City where they interfere with views and create visual blight. Commercial signs contribute to the color and variety of community life as well as providing an important function but they may also create discordant and unsightly conditions where they are of excessive or poor design. Street landscaping has been utilized in the past on a limited basis. However, in many areas, parking lots, access roads, streets and buildings are poorly integrated with the landscape. B.Design Objectives. Design objectives are a tool for city staff, the ADB, City Council, and the Hearing Examiner to direct future development in the city to result in high quality, well-designed, and sensitive projects that reflect the values of the citizens of Edmonds. The objectives contained in this section are intended to: • improve the physical appearance and character of Edmonds, • improve retail and pedestrian circulation options, • improve business opportunities, • protect natural environments, • protect and enhance the single-family residential character of Edmonds. C.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. C.1.Design Objectives for Vehicular Access. C.1.a.Reduce the numbers of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety by reducing the number of potential points of conflict. C.1.b.Provide safe routes for disabled people. C.1.c.Improve streetscape character to enhance pedestrian activity in retail/multi-family/ commercial areas. C.2.Design Objectives for Location And Layout of Parking C.2.a.Create adequate parking for each development, but keep the cars from dominating the streetscape. C.2.b.Improve pedestrian access from the street by locating buildings closer to the street and defining the street edge. C.2.c.Improve the project’s visibility from the street by placing parking to side and rear. C.2.d.Provide direct pedestrian access from street, sidewalk, and parking. C.2.e.Integrate pedestrian and vehicular access between adjacent developments. C.3.Design Objectives for Pedestrian Connections Offsite. C.3.a.Design the site access and circulation routes with pedestrians’ comfort and ease of access in mind. C.3.b.Create parking lots and building service ways that are efficient and safe for both automobiles and pedestrians. C.3.c.Provide direct and safe access along, through and to driveways and adjacent developments or city streets. C.3.d.Encourage the use of mass transit by providing easy access to pleasant waiting areas. C.4.Design Objectives for Garage Entry/Door Location. C.4.a.Ensure pedestrian safety by allowing cars the space to pull out of a garage without blocking the sidewalk. C.4.b.Improve pedestrian safety by reducing points of conflict/curb cuts. C.4.c.Reduce harsh visual impacts of multiple and/or large garage entries/ doors and access driveways. Reduce the quantity of entries/doors visible to the street. C.5.Design Objectives for Building Entry Location. C.5.a.Create an active, safe and lively street-edge. C.5.b.Create a pedestrian friendly environment. C.5.c.Provide outdoor active spaces at entry to retail/commercial uses. C.5.d.Provide semi-public/private seating area at multi-family and commercial entries to increase activity along the street. C.6.Design Objectives for Setbacks. C.6.a.To create and maintain the landscape and site characteristics of each neighborhood area. C.6.b.To create a common street frontage view with enough repetition to tie each site to its neighbor. C.6.c.To provide enough space for wide, comfortable and safe pedestrian routes to encourage travel by foot. C.6.d.To encourage transition areas between public streets and private building entries where a variety of activities and amenities can occur. C.7.Design Objectives for Open Space. C.7.a.To create green spaces to enhance the visual attributes of the development and encourage outdoor interaction. C.7.b.To provide places for residents and visitors to meet and to interact. C.7.c.To provide an area for play, seating and other residential activities. C.8.Design Objectives for Building/Site Identity. C.8.a.Do not use repetitive, monotonous building forms and massing in large multi-family or commercial projects. C.8.b.Improve pedestrian access and way-finding by providing variety in building forms, color, materials and individuality of buildings. C.8.c.Retain a connection with the scale and character of the City of Edmonds through the use of similar materials, proportions, forms, masses or building elements. C.8.d.Encourage new construction to use design elements tied to historic forms or patterns found in the city. C.9.Design Objectives for Weather Protection. C.9.a.Provide a covered walkway for pedestrians traveling along public sidewalks in downtown. C.9.b.Protect shoppers and residents from rain or snow. C.9.c.Provide a covered waiting area and walkway for pedestrians entering a building, coming from parking spaces and the public sidewalk in all areas of the City. C.10.Design Objectives for Lighting. C.10.a.Provide adequate illumination in all areas used by automobiles, bicycles and pedestrians, including building entries, walkways, parking areas, circulation areas and other open spaces to ensure a feeling of security. C.10.b.Minimize potential for light to reflect or spill off-site. C.10.c.Create a sense of welcome and activity. C.10.d.Provide adequate lighting for signage panels. C.11.Design Objectives for Signage. C.11.a.Protect the streetscape from becoming cluttered. C.11.b.Minimize distraction from the overuse of advertisement elements. C.11.c.Provide clear signage for each distinct property. C.11.d.Use graphics/symbols to reduce the need to have large letters. C.11.e.Minimize potential for view blockage. C.11.f.Signs should be related to the circulation element serving the establishment. C.11.g.Landscaping should be used in conjunction with pole signs for safety as well as appearance. C.11.h.Where multiple businesses operate from a central location, tenants should be encouraged to coordinate signing to avoid the proliferation of signs, each competing with the others. C.12.Design Objectives for Site Utilities, Storage, Trash and Mechanical. C.12.a.Hide unsightly utility boxes, outdoor storage of equipment, supplies, garbage, recycling and composting. C.12.b.Minimize noise and odor. C.12.c.Minimize visual intrusion. C.12.d.Minimize need for access/paving to utility areas C.13.Design Objectives for Significant Features. C.13.a.Retain significant landscape features and unique landforms such as rock outcroppings and significant trees. C.13.b.Limit potential future negative environmental impacts such as erosion, runoff, landslides, and removal of vegetation and/or habitats. C.13.c.Buffer incompatible uses. C.13.d.Integrate buildings into their site by stepping the mass of the building along steep sloping sites. C.14.Design Objectives for Landscape Buffers. C.14.a.Create a visual barrier between different uses. C.14.b.Maintain privacy of single family residential areas. C.14.c.Reduce harsh visual impact of parking lots and cars. C.14.d.Landscape buffers should reinforce pedestrian circulation routes. C.14.e.Landscape buffers should not be designed or located in a manner that creates an unsafe pedestrian environment. C.14.f.Minimize heat gain from paved surfaces. C.14.g.Provide treatment of runoff from parking lots. D.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. D.1.Design Objectives for Height. D.1.a.Preserve views to mountains and Puget Sound to the west. D.1.b.Maintain the smaller scale and character of historic Edmonds. D.1.c.Minimize blockage of light and air to adjacent properties or to the sidewalk area. D.1.d.Maintain/protect view from public places and streets. D.2.Design Objectives for Massing. D.2.a.Encourage human scale elements in building design. D.2.b.Reduce bulk and mass of buildings. D.2.c.Masses may be subdivided vertically or horizontally. D.2.d.Explore flexible site calculations to eliminate building masses that have one story on one elevation and four or greater stories on another. D.3.Design Objectives for Roof Modulation. D.3.a.To break up the overall massing of the roof. D.3.b.Create human scale in the building. D.3.c.Use roof forms to identify different programs or functional areas within the building. D.3.d.Provide ways for additional light to enter the building. D.4.Design Objectives for Wall Modulation. D.4.a.To let more light and air into the building. D.4.b.Break up large building mass and scale of a facade. D.4.c.To avoid stark and imposing building facades. D.4.d.To create a pedestrian scale appropriate to Edmonds. D.4.e.To become compatible with the surrounding built environment. E.Design Objectives for Building Façade. 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. E.1.Design Objectives for Building Façade. E.1.a.Ensure diversity in design. E.1.b.Reinforce the existing building patterns found in Edmonds. E.1.c.Improve visual and physical character and quality of Edmonds. E.1.d.Improve pedestrian environment in retail/commercial areas. E.1.e.Create individual identity of buildings. E.2.Design Objectives for Window Variety And Articulation. Windows help define the scale and character of the building. The organization and combinations of window types provide variation in a facade as well as provide light and air to the interior. Small windows are more typically utilitarian in function, such as bathroom or stairway windows, etc. and can be grouped to provide more articulation in the facade. E.3.Design Objectives for Variation in Facade Materials. The materials that make up the exterior facades of a building also help define the scale and style of the structure and provide variation in the facade to help reduce the bulk of larger buildings. From the foundation to the roof eaves, a variety of building materials can reduce the scale and help define a building’s style and allows the design of a building to respond to its context and client’s needs. E.4.Design Objectives for Accent Materials/Colors/Trim. Applied ornament, various materials and colors applied to a facade as well as various decorative trim/surrounds provide variation in the scale, style and appearance of every building facade. The objective is to encourage new development that provides: • Compatibility with the surrounding neighborhood. • Visual interest and variety in building forms. • Reduces the visual impacts of larger building masses. • Allows identity and individuality of a project within a neighborhood. F.Design Objectives for Specific Areas. In addition to the general objectives described above, design objectives for specific areas or districts within the city are outlined below (note that design objectives for the Downtown Waterfront Activity Center are contained in the portion of the Land Use Element dealing specifically with that area).