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2018-06-11 Design Standards Statement.pdf Design Standards Statement Edmonds Waterfront Center June 11, 2018 The proposed Edmonds Waterfront Center (EWC) project is in the Commercial Waterfront (CW) zone and required to meet the design standards of the Edmonds Community Development Code (ECDC) 20.11.030, as well as relevant sections of the City of Edmonds Comprehensive Plan, adopted December 6, 2016. Note: All text below in italics is excerpted from the Edmonds Community Development Code or the City of Edmonds Comprehensive Plan. The proposed EWC meets the criteria of the applicable code sections as described below. General Design Review - ECDC 20.11.030 Criteria A. Building Design. “…. all elements of building design shall form an integrated development, harmonious in scale, line and mass… The proposed building meets this objective in the following ways:  The simple, two-story volume is articulated and composed into a harmonious arrangement of individual facades, each reflecting the spaces they serve. The wall areas are broken up into separate compositions with thematic but varied repetition of materiality, linear elements and solid/void arrangements.  Cohesion of expression and aesthetics is achieved through consistent and unified use of materials, detailing, motifs and visual alignments.  Two stone clad walls extend above the roof plane to read as prominent volumes that anchor the north and east facades of the building. By flanking the northeast corner of the building, the stone clad masses together signify the importance of that corner, which houses the entry and community gathering spaces.  Secondary to the stone clad volumes is the repeating cladding panel motif, which is arranged in a vertical thick + thin arrangement, acting as a counterpoint to the horizontality of the building.  First floor roof canopy elements are carefully located to signify entry but restrained in their length to create tertiary horizontal elements.  The fenestration scheme, which is generally configured in an A|B|A pattern consists of square and golden rectangle proportions where possible. Additionally, the datums of the transom windows visually continue across the cladding elements as a subtle horizontal unifier and contribute to integrated harmony of the façade. 402 15th Avenue East Seattle WA 98112-4599 206 329 8300 206 329 5494 fax www.eworks.org Community Design Center EWC Design Standards Statement – June 11, 2018 Page 2  The roof plane is continuous from inside to outside. It is conceived as a singular unifying plane, a visual umbrella that allows the walls below to be configured as needed. The underside of the roof plane is wood car decking, which in combination with the wood post/beam configuration provide visual warmth and feel inviting.  The two-story glass curved volume is a key feature of the design and has been located to create a community lounge space that is optimally located adjacent to, and looks out towards, the outdoor sitting area, the beach restoration area and the ferry terminal.  The community lounge volume is also placed and articulated to attract those walking along the Marine Walkway to enter the building and discover the variety of events, classes and gathering opportunities offered to support and strengthen community development and health. Additional Design Considerations:  Mechanical Equipment is located on the ground floor at the south end of the building behind fencing and will not be seen.  Roof vents will be located away from roof edges and clear of line-of-site from the surrounding ground plane as much as possible.  All signage will conform to the general design theme of the development and applicable criteria in the land use signage code sections. Please see Sheet T1.2 for compliance illustrations. 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.  Removal of the existing bulkhead will provide an opportunity for native beach habitat restoration. This new pocket will be protected with large, anchored logs and boulders to stabilize the shoreline and contribute to the most valuable natural resource of this site, the beach.  A portion of the existing Edmonds Marine Walkway will be preserved and two new segments will be created to provide a clearly defined, universally accessible public pedestrian route and the final location for continuous connectivity along the entire Edmonds shoreline. One segment will be located landward of the existing Marine Walkway, pulling further away from the beach. The other segment will traverse an existing easement with a pile-supported raised walkway to minimize impacts to the beach.  The majority of the site is introduced fill and asphalt parking lot.  There are large, existing parking lot trees which must be removed to accommodate the new building footprint, parking lot, and associated re- grading. The site grading is largely determined by a FEMA requirement EWC Design Standards Statement – June 11, 2018 Page 3 to increase the finish floor elevation of the new Edmonds Waterfront Center by 2 feet. The project proposes to exceed FEMA requirements by raising the finish floor elevation from 12.1 ft. to 15.0 ft., while ensuring that the larger site design meets and matches the grades of all adjacent properties.  Grading, vegetation removal, and other changes to the site also provide opportunities for low-impact development in the form of green stormwater infrastructure with four new bioretention planters to improve the water quality of run-off before it reaches the beach and the sound. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Landscape plantings will soften the visual impact of parked vehicles and reduce the heat island effect of the parking lot pavement. It will help to connect the building to the surrounding shoreline open space and natural landscape. The shoreline, views, and water access, and the existing marine walkway will all be all enhanced by the landscape. 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. Landscape plantings and fencing will provide screening and buffer for the adjacent property to the north and south as well as a buffer for vehicular and train activity on Railroad Ave. to the east. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. All landscape areas will be protected from vehicles by using curbing and parking bumpers. Landscape areas will be protected from pedestrians by using curbing and boulders and in some cases by providing narrow, paved courtesy strips to cross plantings from the parking areas that are immediately adjacent to the building for barrier-free, universal accessibility. 5. 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. Landscape plantings, a fence along the south property line, and a trash enclosure will be provided to screen the new transformer and the new garbage dumpster storage area. 6. All screening should be effective in the winter as well as the summer. EWC Design Standards Statement – June 11, 2018 Page 4 Screening will be accomplished with a combination of evergreen plants and fencing. 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for planting in areas unsuitable for plant growth. There are currently no areas where landscape is proposed that are not suitable for planting material. 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. The proposed site lighting will provide only the minimum light needed for safety and security. Light trespass will be controlled with shielded fixtures and directing fixtures away from sensitive areas. The light fixtures are compatible with the proposed building architecture as well as existing parking light poles. 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. The new Edmonds Waterfront Center will be consistent with existing and planned character of the nearby area. The community-based facility continues the low-rise massing of the area to preserve views (with the exception of The Ebb Tide condominiums) and places the new structure set back from the Railroad Ave. property line consistent with existing contextual buildings. Public access to the shoreline is also provided and enhanced which supports the city’s goal for the Edmonds waterfront. The proposed public and semi-public landscape areas are consistent with the adjacent site character. 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 Street furniture will match existing benches, light standards, utility poles, and planters. The existing bus shelter will be salvaged and re-used. Lights along Railroad Ave. will be preserved. Two existing parking light poles will be salvaged and re-used with all new poles selected specifically to match. EWC Design Standards Statement – June 11, 2018 Page 5 City of Edmonds Comprehensive Plan Criteria Community Culture Goals & Policies Goal B. Encourage recreational opportunities Goals B.1, B.2 and B.4 Encourage public access to significant recreational areas and development of pedestrian friendly connections between areas. Significant recreational areas would include, but not be limited to: Puget Sound Shorelines, Lake Ballinger, Edmonds Marsh, Yost Park, Lund’s Gulch, etc. Promote public awareness and recognition of the value of these resources. The proposed beach restoration, small boat launch and new Marine Walkway adjacent to the beach restoration area significantly improve and encourage public access to Puget Sound. The new Marine Walkway will increase the pedestrian friendly nature of the walkway over the existing condition of walking in front of parked cars. Removal of the existing “shoreline hardening” element (the existing creosote-soaked pilings/pier protruding into the beach area) and creation of a restored beach area will help to promote public awareness and recognition of the value of the natural coastal ecosystem. The public can experience the restored beach area through direct pedestrian access as well as small boating recreational opportunities available at this shoreline. Goal C. Identify and maintain significant public and private social areas. Goal C.2 Pursue public and private funding for such social areas such as: Senior Center, Frances Anderson Center… The Edmonds Senior Center and City of Edmonds are collaborating on acquiring the funding to redevelop the senior center building, site and waterfront. Goal D. Identify, maintain and develop cultural facilities – both public and private – in a wide variety of areas, including drama, dance, music, visual arts, literary arts, theaters, museums and library. Goals D.2 and D.3 Pursue funding for public purposes and partner with private non-profit organizations to develop and operate cultural facilities. Cultural sites would include, but not be limited to: the Wade James Theatre… EWC Design Standards Statement – June 11, 2018 Page 6 The new public/private Edmonds Waterfront Center will include a 3,400 SF Multipurpose / Banquet Room with a stage, lighting and sound systems, as well as several other smaller multipurpose rooms - all intended for a variety of uses, including but not limited to performances (music, drama, choral, literary, etc.), arts classes and dancing classes. The new Edmonds Waterfront Center will join the list of cultural sites mentioned in Goal D.3. Goal E. Identify, maintain and enhance scenic areas throughout the city. Goals E.2, E.3 and E.4 Incorporate scenic and aesthetic design features, such as public art, into the development of public projects. Preserve scenic features whenever possible in the development of public projects. Use environmental and urban design review of the development project to avoid or mitigate impacts to identified scenic features. Public art will be incorporated into the new Edmonds Waterfront Center and waterfront redevelopment. A wider public view corridor than is required by the ECDC will be provided. The project proposal is undergoing both environmental and design review permit processes. Urban Design Goals & Policies General Design Objectives A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety. The number of driveways is the minimum for vehicular circulation and egress. The width is the minimum set by the city code for driveways. 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. Due to the unique and special nature of the context, i.e. Puget Sound as a significant natural feature, the proposed Edmonds Waterfront Center is sited adjacent to the Marine Walkway to optimize public access to and views of the adjacent waterfront shoreline. Site design strategies include placing a majority of the parking stalls to the side (north) of the building to minimize its presence as much as possible and to maximize the public view corridor. 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. EWC Design Standards Statement – June 11, 2018 Page 7  There is an existing bus stop being preserved that provides a public transit connection to the site. A new walkway will provide a safer means to cross the parking lot and reach the new building entrance, from the bus stop.  A new ADA accessible hand-boat launch and ramp will be provided.  Pedestrian circulation along the waterfront will be improved with a new walkway over water that will close a missing link for the Edmonds Marine Walkway and improve universal access and pedestrian circulation along the waterfront.  Two ADA accessible pedestrian routes provide connection from the sidewalk on the street to the new Waterfront Center, the Marine Walkway, and the shoreline.  The sidewalk along the street is being improved and expanded to provide safer, and a more aesthetically pleasing pedestrian route along Railroad Ave. with new ADA curb ramps. 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. The design incorporates several elements that help signal the location of the entry including signage, entry canopy, recessed façade, aluminum storefront glazing, adjacency to primary pedestrian circulation path through the site, and an adjacent stone mass wall. 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. The landscaped setbacks from the street and the shoreline are consistent with the setbacks and landscaping enhancements of adjacent buildings. There is an appropriate setback of the building from the public street, providing a sufficient and graceful transition from the street for safely navigating the elevation rise from Railroad Avenue to the building entry. 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. Not applicable. A.7 Building/Site Identity. Improve pedestrian access and way-finding by providing variety in building forms, colors, materials and individuality of buildings. EWC Design Standards Statement – June 11, 2018 Page 8 Changes in cladding, canopies and recesses in the building provide wayfinding of pedestrian access to the building. The 2-story glass walls at both main entries (at the east elevation and at the curving curtainwall at northwest corner of the building) inspire curiosity and act as wayfinding beacons from the land and from the Sound. The vending window on the north elevation will further activate the north side of the building, encouraging people to approach the building for refreshments that they can enjoy in the community lounge while learning about the variety of community events, classes, etc. available to the public. A project goal is to encourage intergenerational gathering and interactions. The materiality, forms and colors give the building individual character without standing out contextually. A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. The entry and exit doors for the building are all under cover. Additionally the roof extends over an outdoor patio area at the northwest corner of the building, which also offers weather protection for an outdoor seating area. 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. The exterior lighting design addresses these basic requirements. Additionally the lighting will highlight design elements of the building including wall-washing the “Edmonds Waterfront Center” sign adjacent to the main entry and uplighting the wood soffit at the main roof overhang to communicate the civic nature of the building. Exterior luminaires not necessary for safety and security will be controlled by time clocks and/or other lighting control devices to allow for dimming or turning off when note needed. 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. The signage is designed to be functional, visible, aesthetically modern, and clean/uncluttered, which is commensurate with the building type. The letters will be simple metal stand-off type with the cladding continuous behind, providing clear communication and wayfinding. A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of utility systems using such features as EWC Design Standards Statement – June 11, 2018 Page 9 landscaping, building forms, or integrated design. The outdoor components of the HVAC system will not be visible. They are located at the ground level behind screening at the south end of the building and will comply with ECDC 5.30 Noise Abatement and Control. Additionally, wherever possible louvers will be on the minimally visible South façade. Some louvers will be located on the west and east facades, carefully/discretely integrated into the façade compositions as much as possible. Evergreen plantings are being provided to visually screen site and will provide light noise mitigation utilities and trash. A.12 Integrating Site Features. Integrate natural landscape features and unique landforms – such as rocky outcroppings or significant trees – into site design whenever possible. By removing the existing bulkhead and associated parking, this project is creating an opportunity for a beach restoration area to integrate the natural shoreline landscape with the modified Marine Walkway. There are several significant trees in the existing parking area, but they are not possible to preserve, given the grading requirements of the project. 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. Evergreen plantings will help screen and buffer the adjacent parking and driveway for the commercial property to the north as well as the right-of-way (R.O.W.) and streetscape to the east. Native plantings and bioretention areas are being used in the streetscape R.O.W . The southern property line will have a curb and wood fence to provide screening for the adjacent parking of that residential property. A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms. The form of the building employs rhythm rather than repetition to avoid monotony. Repeating façade motifs are employed to unify the design. The elements surrounding each motif vary, and the motifs are not repeated to the extent that they become tiresome. Each façade is unique but is part of a whole that is unified by material, color, texture and detail. A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale elements in building design and/or by subdividing building EWC Design Standards Statement – June 11, 2018 Page 10 masses vertically or horizontally. The mass of the building has been segmented into a harmonious arrangement of individual facades, which individually reflect the spaces they serve, while maintaining a consistent and unified aesthetic through materials, detailing, motifs and visual alignments. The facades are composed as panels of cladding with vertical proportions to offer counterpoint to, and break up, the horizontal massing of the building. Additionally horizontal canopy elements and horizontal mullion alignments signal entry and break the verticality of the building into human scale elements. 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. The roof is a low-slope shed roof, interrupted by parapets in three locations to avoid a monotonous roof form and create vertical elements that balance and complement the horizontality of the roof. The depth and rhythm of the exposed beams supporting the roof eaves signal differing programmatic elements within:  Beams at the East Elevation are smaller and spaced more frequently where smaller office, bathroom and conference room spaces are within, and:  Beams at the West Elevation are larger and spaced further apart where the larger multi-purpose, banquette and lounge rooms are located Translucent canopy roofs at the Banquet Room allow ambient light to pass through but protect the glazing from direct light. The canopy roofs at the east elevation are employed to signal entry, provide cover and provide tertiary horizontal elements contributing to compositional hierarchy of building elements. 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. The façade of the building can be thought of as hierarchical layers of materiality, from those of large mass and area to those which are lighter and of human scale. This gives the project depth, visual interest, and communicates the program/intent of the spaces beyond. The hierarchy is as follows: EWC Design Standards Statement – June 11, 2018 Page 11  Two stone clad walls anchor the north and east facades of the building. They flank the northeast corner of the building, signifying the importance of the entry and key community gathering spaces.  Secondary to the stone walls are the repeating cladding panel motif, which are arranged in a vertical thick + thin arrangement and break up the horizontal massing of the building.  First floor roof canopy elements are carefully located to signify entry but restrained in their length to create tertiary horizontal elements.  The fenestration scheme, which is generally configured in an A|B|A pattern consisting of square and golden rectangle proportions where possible. Additionally, the datums of the transom windows visually continue across the cladding elements as a subtle horizontal unifier. Urban Design Goals & Policies for Specific Areas - Goal B: Downtown/Waterfront Activity Center. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a “park and walk” policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. The number of driveways is the minimum for vehicular circulation and egress. The width is the minimum set by the city code for driveways. Several formal and informal pedestrian circulation routes are being provided for access to site amenities. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Please see response to General Design Objective A.2, above. In addition, pedestrian access within the site and from the public R.O.W. is improved with a new walkway between the main entrance of the new building and the existing bus stop. The street edge will be revised to align with sidewalks to the north and south of this property. Truncated domes will be provided at all locations where vehicular and pedestrian circulation cross. ADA accessible pedestrian routes are being provided from the street to all site amenities. ADA curb cut ramps are being provided at all driveway entrances. Pedestrian circulation routes EWC Design Standards Statement – June 11, 2018 Page 12 will be indicated with signage. B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. The building entries are easily recognizable through fenestration, modulation in the façade, canopy elements, materiality and signage. The entries are located at grade and accessible. B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing beach areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. The proposed Edmonds Waterfront Center is placed on site in a similar fashion to adjacent developments to create a common street frontage. Site amenities and enhancements, including the restored beach, new portion of Marine Walkway and outdoor siting area enhance the visual attributes of the proposed development and encourage outdoor interaction. The proposed building is setback from the existing bulkhead (with beach on other side) at a distance somewhat greater than required by the land use code. A view corridor larger than that required by the land use code is proposed. Open spaces are provided at the restored beach, Marine Walkway and outdoor seating area. Easy pedestrian access to the beach is provided at the restored beach area. The immediate neighbors to the north and the south are old enough that they are not in compliance with the COE Street Tree and Streetscape Plan. The streetscape does create a common street frontage with the larger adjacent context of Brackett’s Landing South and Railroad Ave. as it approaches W. Dayton St. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. The building is not in the downtown area. Nevertheless, the form, massing, proportions and materiality of the proposed building make reference to (but don’t replicate) the “Northwest Regional Style” which was popularized by EWC Design Standards Statement – June 11, 2018 Page 13 notable northwest architects Paul Thiry and John Yeon between 1935 and 1960. The style consists of:  Use of unpainted wood  Exposed wood beams  Extensive use of glass, extending to the floor where possible  Low-pitched roofs with overhanging eaves  Minimal decoration B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. The entry canopy provides protection for pedestrians when waiting for pickup. The large covered terrace at the northwest corner of the building provides protection from inclement weather while providing an ocean view. The public sidewalks are at the street and along the waterfront and will not be covered due to the nature and location of the walkways. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. The signage letters will be individual, simple metal stand-off type, with no “face of sign” that would be broadly lit. Lighting will be either indirect or from below. The aesthetics of the lettering will be clean and modern, commensurate with the aesthetics of the proposed building design. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. Public art is part of the proposed landscape and will be celebrated through artistic treatment of walking surfaces, vertical elements at entrances, natural stone pieces as informal seating along the Marine Walkway, and artistic design of all grated elements that are part of the proposed over-water walkway. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. EWC Design Standards Statement – June 11, 2018 Page 14 The building is not in the downtown area. The height is dictated by the zoning and shoreline code. Elements providing a pedestrian scale to the project have been outlined in Design Objective A.17. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building façades should respect and echo historic patterns along downtown pedestrian streets. See responses to B.5, A.14, A.15, A.16 and A.17 above. Streetscape and Street Trees Goal A A.1 Encourage improvements to streets that link parks, open spaces, recreation centers, employment centers, and transportation nodes.  This project will connect the new Waterfront Center and the adjacent beach open space to the surrounding community by providing additional sidewalks where there currently are none (at the north end of the site in the ROW).  Sidewalk improvements will help connect this site to pedestrian routes which lead other neighboring commercial waterfront businesses, as well as the Edmonds Ferry Terminal, and open space shoreline destinations at Brackett’s Landing South and Brackett’s Landing North.  The site maintains a bus stop for continued access to public transit. It is providing street trees that meet the recommendations of the existing Street Tree Plan.  There are bioretention cells proposed for the landscape situated along the R.O.W ., improving the water quality before run-off reaches the sound. Except where interrupted by the existing bus stop, there is landscaping along the entire length of the sidewalk. A.2 Balance the need for short-term parking for shoppers and loading for businesses with the need for pedestrian-oriented design, especially downtown. Short term parking is provided for beach access and usage. This is being balanced with the parking and loading needs of the proposed Edmonds Waterfront Center and the Thrift Store that will be inside the building. There will be one new route for a total of three routes that pedestrians may use to get from the R.O.W . to the provided amenities. A.3 As opportunities arise, provide for sustainable streetscapes that can enhance the natural environment, help ensure safety, and complement the characteristics of the neighborhood or district in which they are located. EWC Design Standards Statement – June 11, 2018 Page 15 There are bioretention cells proposed for the landscape situated in the ROW, improving the ecological function on the site. Streetscape plantings are maximized to preserve the minimum standard sidewalk width. A.4 Promote the planting and maintenance of landscaping and street trees to enhance City gateways and connections; strengthen the character and identify of downtown and other retail/commercial centers; and improve the pedestrian environment. The existing landscape adjacent to the sidewalk is currently all English ivy. The proposed streetscape plantings will include trees, shrubs, groundcover, and bioretention planters to create a stronger visual connection to other, nearby well-landscaped downtown and commercial centers. A.5 Seek to maintain and retain existing healthy trees in the rights-of-way without sacrificing public safety or public infrastructure or allowing a hazard or nuisance. There are no existing street trees in the ROW or along the existing sidewalk. This project will provide 6 new street trees. A.6 Selecting and managing trees for planting in the public rights-of-way should be based on a variety of factors, such as aesthetics, view corridors, safety, maintenance, size, spacing, longevity, location, utilities, and adaptability to the regional environment. The city Street Trees Plan suggests– Acer rubrum ‘October Glory’ for this location. However, this species is too large to plant under power lines and will not do well in close proximity to bioretention planters. Acer glabrum, or Douglas Maple, is the proposed substitute as it does not grow as tall and is noted as a tree that is appropriate for bioretention planters by the City of Seattle Green Factor program. They will meet all code for view corridor, size, spacing, safety, utilities, and adaptability to the regional environment.