ADB Decision PLN2012005-PLN20120007.pdf.1,' E.MONDS
121 5`f' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ^ Fax: 425.771.0221 • Web: %-vlw w,-ecjI,Aiia.sa(I-s. a q,' y
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Project: Old Mill Town Exterior Remodel
File Number: PLN20120005 — PLN20120007
Date of Decision: M7, 2012 (.)
From: C,.=
rnen Lien, Associate Planner
The owners of the Old Mill Town complex are proposing to make modifications to the
facades of the Old Mill Town Building Complex. The proposed improvements include
minor modifications to the facade and update the exterior paint colors to the main two
story building on the corner of 5th Avenue South and Dayton (PLN20120005,
Attachments 1 — 2, & 7), minor modifications and paint the Boardwalk building adjacent
to the new Hazel Miller Plaza (PLN20120006, Attachments 3 — 4, & 7), and construct a
new facade on the Upper Dayton building (PLN20120007, Attachments 5 — 6, & 7).
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1. Owner: RH Old Mill Town Associates LLC
2. Applicant: Rick Grimes, Freiheit & Ho Architects, Inc
3. Review Process: The proposed updates do not require SEPA review and thus design
review decision is a Type I staff decision pursuant to ECDC 20.11.010.A. Given the
prominence of these buildings in downtown Edmonds and the history with the recent
remodel, staff wanted to run the proposed updates through the Architectural Design
Board for review and recommendation. The ADB reviewed the proposal at the April
18, 2012 ADB meeting and again at the May 2, 2012 meeting. Minutes of the ADB
meetings are included as Attachments 8 — 9.
4. Location:
a. PLN20120005 — Old Mill Town Two Story Building
2015"' Avenue South
Parcel Number 00434212100100
Old Mill Town PLN20120005 — PLN20120007
Page 1 of 10
b. PLN20120006 — Boardwalk Building
2035 th Avenue South
Parcel Number 00434212103700
c. PLN20120007 — Upper Dayton Building
201 5th Ave South
Parcel Number 00434212100100
5. Zoning: The Old Mill Town complex is located within the BD Downtown Business
zone.
III. PUBLIC CONCERNS:
Given that this is a Type I decision, no public notice was required and no written
comments have been received.
Roger Hertrich spoke at the May 2, 2012 ADB meeting who noted he liked the proposed
changes to the Old Mill Town buildings, but suggested the ADB require the applicant to
comply with the design that was originally approved, which called for awning above the
main entryway. It was noted in the discussion of the Old Mill Town proposal that the
issue of the awnings at the corner had been before the ADB previously and the ADB had
agreed not to require awnings on the corner for engineering reasons and noting the
recessed doors at the corner were sufficient to define the entrance of the building and
awnings were not necessary.
IV. TECHNICAL COMMITTEE:
This application was reviewed and evaluated by the City's Public Works Department,
Parks & Recreation, Fire, Engineering and Building divisions. Building indicated
building permits would be required for each of the projects. Engineering noted right-of-
way construction permits will be required and encroachment permits will be required for
any projection proposed beyond the property line. Additionally, since the City is
currently constructing a new park (Hazel Miller Plaza) work on the buildings adjacent to
the park cannot commence until the park is completed (estimated to be completed in late
May 2012).
V. COMPREHENSIVE PLAN:
1. The Comprehensive Plan designation for this site is Retail Core and it is also located
with Downtown Activity Center overlay. Downtown Design objectives are located
on pages 56 — 60. The objectives associated with building facades are located on
pages 59 — 60 and include:
3. BUILDING FA (ADE
Building facade guidelines ensure that the exterior of buildings, the portion of
buildings that defines the character and visual appearance of a place, is of high
Old Mill Town PLN20120005 — PLN20120007 Page 2 of 10
quality and demonstrates the strong sense of place and integrity valued by the
residents of the City of Edmonds.
Facade Requirements
a. Improve the pedestrian environment in the Downtown retail/commercial area by
differentiating the pedestrian -oriented street level of buildings from upper floors.
b. Ensure diversity in design.
c. Reinforce historic building patterns found in Downtown Edmonds.
d. Provide a human scale streetscape, breaking up long fagades into defined forms
that continue a pattern of individual and distinct tenant spaces in commercial and
mixed use areas.
e. Improve the visual and physical character and quality of Downtown Edmonds.
f. Create individual identity in buildings.
The three proposals will help create individual identity of each building, ensure
diversity in design and improve the visual and physical character and quality of
Downtown Edmonds. The Boardwalk building and Upper Dayton building
improvements help define a pattern of individual and distinct tenant spaces.
All three proposals are consistent with the facade objectives of the Comprehensive
Plan.
Window Variety and Articulation
a. Windows help define the scale and character of the building. In the retail and
mixed commercial districts, building storefronts must be dominated by clear,
transparent glass windows that allow and encourage pedestrians to walk past and
look into the commercial space.
b. Upper floors of buildings should use windows as part of the overall design to
encourage rhythm and accents in the fagade.
There are no proposed changes to the windows of the main Old Mill Town building.
There are no proposed changes to the windows at ground level for the Boardwalk
building, but the proposal does call for the removal of two artificial windows in the
upper facade. The removal of these windows does not impact the overall design or
rhythm of this structure in a significant way. The Upper Dayton facade
improvements include storefronts that are dominated by clear transparent glass.
All three proposals are consistent with the window variety and articulation objective
of the Comprehensive Plan.
Building Facade Materials
A. 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. It is particularly
important to differentiate the lower, street level of a building from the upper floors
that are less in the pedestrian's line of sight.
The building materials on the Boardwalk building will not be changed.
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The proposal for the main Old Mill Town building calls for maintaining the existing
materials on the building, while adding ledge stone material as wainscoting at the
window base along 5th Avenue. Staff suggested adding this ledge stone under the
windows on the Dayton side of the building as well which was discussed at the April
18, 2012 ADB meeting (Attachment 8). The applicant has added the stone
wainscoting to the northern facade of the Old Mill Town building and presented
revised elevations and renderings to the ADB at the May 2, 2012 meeting. The ADB
recommended approval of the revised design (Attachment 9).
The proposal for the Upper Dayton building includes demolishing the existing wood
facade and constructing a new metal frame exterior wall with metal siding, installing
new aluminum storefront systems and repainting the existing exterior concrete walls.
The proposal also includes the installation of two new metal/glass canopies and one
new canvas awning, several decorative wall sconces, new built-in concrete planters
and new concrete retaining walls as required to accommodate the change in grade.
Staff feels this proposal is consistent with the design objects for building facade
materials.
Accents/Colors/Trim
A. Applied ornament and architectural detail, various materials and colors applied to
a fagade as well as various decorative trim/surrounds on doors and windows provide
variation in the scale, style and appearance of every building facade. Awnings and
canopies also add to the interest and pedestrian scale of downtown buildings. The
objective is to encourage new development that provides:
• Compatibility with the surrounding environment,
• 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
All three proposals contain a variety of accents, colors and trim and are generally
consistent with these design objects.
VI. ECDC 22.43 DESIGN STANDARDS FOR THE BD1 ZONE:
1. ECDC 22.43 contains design standards that apply to the proposed remodel. Relevant
sections of the design standards are addressed below.
2. ECDC 22.43.010 Massing and articulation.
A. Intent. To reduce the massiveness and bulk of large box -like buildings, and
articulate the building form to a pedestrian scale.
B. Standards.
Buildings shall convey a visually distinct base and top. A "base " can be
emphasized by a different masonry pattern, more architectural detail, visible
plinth above which the wall rises, storefront, canopies, or a combination. The top
edge is highlighted by a prominent cornice, projecting parapet or other
architectural element that creates a shadow line.
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2. Buildings should convey a distinct base and top.
3. The base can be emphasized by a different material.
This section is most pertinent to the main Old Mill Town building. The proposal is to
divide the building horizontally to emphasize the two story nature of the architecture,
as well as the difference in the type of uses between the upper and lower floors. This
will be accomplished by first adding a horizontal EIFS band between the two floors
and emphasizing the band with a black accent color, then re -painting the lower floor
with a darker color (charcoal, the re -painting the upper floor a lighter color (cool
grey) with the uppermost cornice painted black. The recessed panels above the
horizontal canopies over the public sidewalks are proposed to by painted burgundy.
All three proposals are consistent with the massing and articulation standards of
ECDC 22.43.010.
3. ECDC 22.43.020 Orientation to street.
A. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness
of the street through building design.
B. Standards.
1. Buildings shall be oriented to the adjacent street, rather than to a parking lot.
2. Entrances to buildings shall be visible from the street and accessible from the
adjacent sidewalk.
3. Entrances shall be given a visually distinct architectural expression by one or
more of the following elements:
a. Higher bay(s);
b. Recessed entry (recessed at least three feet);
c. Forecourt and entrance plaza.
The orientation of the buildings will not change with proposal on the main Old Mill
Town building or the Boardwalk building. The Upper Dayton building will have a
new facade with visually distinct entrances.
All three proposals are consistent with the street orientation standards of ECDC
22.43.020.
4. ECDC 22.43.030 Ground level details.
A. Intent. To reinforce the character of the streetscape by encouraging the greatest
amount of visual interest along the ground level of buildings facing pedestrian
streets.
B. Standards.
1. Ground floor, street facing facades of commercial and mixed-use buildings
shall incorporate at least five of the following elements:
a. Lighting or hanging baskets supported by ornamental brackets;
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b. Medallions;
c. Belt courses;
d. Plinths for columns;
e. Bulkhead for storefront window;
f. Projecting sills;
g. Tile work;
h. Transom or clerestory windows;
i. Planter box;
j. An element not listed here, as approved, that meets the intent.
2. Ground floor commercial space is intended to be at grade with the sidewalk,
as provided for in ECDC 16.43.030.
The Boardwalk building's main treatment is just a re -painting.
The main Old Mill town building includes clerestory windows, belt courses, columns,
ledge stone, and recessed panels. The Old Mill Town building is consistent with the
standards for ground floor detail.
The Upper Dayton building includes new canopies, decorative wall sconces, built-in
concrete planters, portable planters, "knife plate" tenant signage (separate sign
permits will be required) and new concrete retaining walls to accommodate the
change of grade. The Upper Dayton building is consistent with the standards for
ground floor detail.
5. ECDC 22.43.040 Awnings/canopies and signage.
A. Intent.
1. To integrate signage and weather protection with building design to enhance
business visibility and the public streetscape.
2. To provide clear signage to identify each business or property, and to improve
way -finding for visitors.
3. To protect the streetscape from becoming cluttered, and to minimize
distraction from overuse of advertisement elements.
B. Standards.
1. Structural canopies are encouraged along pedestrian street fronts. If a canopy
is not provided, then an awning shall be provided which is attached to the
building using a metal or other framework.
2. Awnings and canopies shall be open -sided to enhance visibility of business
signage. Front valances are permitted. Signage is allowed on valances, but
not on valance returns.
3. Marquee, box, or convex awning or canopy shapes are not permitted.
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4. Retractable awnings are encouraged.
5. Awnings or canopies shall be located within the building elements that frame
storefronts, and should not conceal important architectural details. Awnings
or canopies should be hung just below a clerestory or transom window, if it
exists.
6. Awnings or canopies on a multiple -storefront building should be consistent in
character, scale and position, but need not be identical.
7. Nonstructural awnings should be constructed using canvas or fire-resistant
acrylic materials. Shiny, high -gloss materials are not appropriate; therefore,
vinyl or plastic awning materials are not permitted.
8. Signage should be designed to integrate with the building and street front.
Combinations of sign types are encouraged, which result in a coordinated
design while minimizing the size of individual signs.
9. Blade or projecting signs which include decorative frames, brackets or other
design elements are encouraged. This type of detail can be used to satisfy one
of the required elements under ECDC 22.43.030(B).
10. Use graphics or symbols to reduce the need to have large expanses of
lettering.
11. Instead of broadly lighting the face of the sign, signage should be indirectly
lit, or backlit to only display lettering and symbols or graphic design.
12. Signage should be given special consideration when it is consistent with or
contributes to the historic character of sites on the National Register, the
Edmonds Register of Historic Places, or on a city council -approved historic
survey.
13. Signage shall include decorative frames, brackets or other design elements.
An historic sign may be used to meet this standard.
There are no proposed changes to the awnings on the main Old Mill Town building or
the Boardwalk building. Signage on all three buildings will be reviewed when
building permits for individual signs are applied for.
This section mainly applies to the new awnings on the Upper Dayton building. The
two new metal/glass canopies and canvas awning are consistent in scale and help
accent the individual store fronts. The shape of the canvas awning is hard to
determine from the elevation view provided. A condition of the design review
decision will be that the awning must be open -sided and may not be marquee, box, or
convex in shape. With this condition, the proposed canopies and awning are
consistent with the standards for awnings and canopies.
6. ECDC 22.43.050 Transparency at street level.
A. Intent. To provide visual connection between activities inside and outside the
building.
B. B. Standards.
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1. The ground level facades of buildings that are oriented to streets shall have
transparent windows with a minimum of 75 percent transparency between an
average of two feet and 10 feet above grade.
2. To qualify as transparent, windows shall not be mirrored or darkly tinted
glass, or prohibit visibility between the street and interior.
3. Where transparency is not provided, the facade shall comply with the
standards under ECDC 22.43.060.
There are no proposed changes to the main Old Mill Town building or the Boardwalk
building that would impact transparency at street level.
The new facade on the Upper Dayton building provides essentially a wall of windows
that appear to provide a visual connection with the interior of the buildings. A
condition that the windows must be transparent will be included with the design
review decision. With the condition for transparency, the new facade constructed
with the Upper Dayton building is consistent with the requirement for transparency at
street level.
7. ECDC 22.43.060 Treating blank walls
A. Intent. To ensure that buildings do not display blank, unattractive walls to the
abutting street.
B. Standards.
Walls or portions of walls on abutting streets or visible from residential areas
where windows are not provided shall have architectural treatment (see
standards under ECDC 22.43.050). At least four of the following elements
shall be incorporated into any ground floor, street facing facade:
a. Masonry (except for flat, nondecorative concrete block);
b. Concrete or masonry plinth at the base of the wall;
c. Belt courses of a different texture and color;
d. Projecting cornice;
e. Decorative tile work;
f. Medallions;
g. Opaque or translucent glass;
h. Artwork or wall graphics;
L Lighting fixtures;
j. An architectural element not listed above, as approved, that meets the
intent
The Boardwalk building's main treatment is just a re -painting.
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The main Old Mill town building includes opaque glass, belt courses, columns, ledge
stone, and recessed panels. The Old Mill Town building is consistent with the
standards for treating blank walls.
The Upper Dayton building includes new canopies, decorative wall sconces, light
fixtures, and translucent windows. The Upper Dayton building is consistent with the
standards for treating blank walls.
VII. DECISION:
Based on the analysis'and attachments to this report, of the Old Mill Town
(PLN20120005), Boardwalk (PLN20120006), and the Upper Dayton (PLN20120007)
facade improvements are APPROVED with the following conditions:
1. The columns on the Dayton Street side of the Old Mill Town building shall be
retained on the second floor.
2. Ledge stone shall be installed under the windows on the Dayton Street side of the Old
Mill Town building consistent with the installation of the ledge stone on the 5th
Avenue South side of the building, as allowable by the City Engineering Division. A
concrete ridge stone cap must be added to the top of the ledge.
3. The awning on the Upper Dayton building must be open -sided and may not be
marquee, box, or convex in shape.
4. All windows shall be transparent. Windows shall not be mirrored or darkly tinted
glass, or prohibit visibility between the street and interior.
5. Sign permits are required for individual signs associated with the buildings.
6. A right-of-way construction permit shall be submitted to the city Engineering
Division for review and approval prior to work start. The right-of-way permit shall
address sidewalk and/or parking closures required to perform the proposed work as
well as potential staging within the courtyard adjacent to the Boardwalk building. A
traffic control plan shall be submitted with the permit application.
7. Work on the Boardwalk building or the Old Mill Town building cannot begin until
work on the Hazel Miller Plaza has been completed.
8. Lighting shall be consistent with the lighting requirements contained in the design
guidelines.
9. The applicant is responsible for seeking and obtaining all other required local, state,
and federal permits.
VIII. ATTACHMENTS:
1. Land Use Application, Old Mill Town Building, PLN20120005
2. Project Description, Old Mill Town Building, PLN20120005
3. Land Use Application, Boardwalk Building, PLN20120006
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4. Project Description, Boardwalk Building, PLN20120006
5. Land Use Application, Upper Dayton Building, PLN20120007
6. Project Description, Upper Dayton Building, PLN20120007
7. Revised Renderings and Elevation Views of the Old Mill Town Buildings
8. April 18, 2012 ADB Minutes Excerpt
9. May 2, 2012 ADB Minutes Excerpt
IX. PARTIES OF RECORD:
RH Old Mill Town Associates LLC
PO Box 5003
Bellevue, WA 98009
Planning Division
Engineering Division
Rick Grimes
Freiheit & Ho Architects, Inc
5209 Lake Washington BLVD NE, #200
Kirkland, WA 98033
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