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ADB_StaffReport_PLN20140002.pdf"arc. 10"' 1215"' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 - Fax: 425.771.0221 - Web F DEVELOPMENT SERVICES DEPARTMENT - PLANNING DIVISION PLANNING DIVISION RE PORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: Swedish Edmonds Medical Center — Ambulatory Care Center File Numbers: PLN20140002 Date of Deport: March 12, 2014 Staff Contact: K tnen Lien, Semor'Pl�antier ADB Meeting: Wednesday — March 19, 2014 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 5`1' Avenue North, Edmonds WA 98020 The Swedish Edmonds Medical Center is proposing an approximately 80,185 square foot Ambulatory Care Center (ACC) addition to the exiting hospital that will house a new Emergency Department, Urgent Care Clinic, Outpatient Diagnostic hnaging Center, and other amenities (Attachments 1 — 3). The size of the addition triggers State Environmental Policy Act (SEPA) review and as such design review before the Architectural Design Board (ADB) is required. The ADB's review is a Type Ill -B decision appealable to the Edmonds City Council. The following represents staff's findings of fact, analysis, conclusions, and recommendation on the project. A. GENERAL INFORMATION 1. Ap lirJ cant: NBBJ — LP, Chuck Kolb (on behalf of Swedish Edmonds) 2. Owner: Snohomish County Hospital District #2 3. Tax Parcel Number: 00580700002500 4. Location: 21601 76"' Avenue West, Edmonds WA 98020 (Attachment 4) 5. Size: The Swedish Edmonds Complex includes a number of buildings that spread across several parcels. The proposed addition to the main hospital building will be entirely located on parcel number 00580700002500 which is approximately 10.5 acres. 6. Zoniny-: The Swedish Edmonds Hospital is located within Medical Use (MU) zone. Swedish Edmonds ACC Addition PLN20140002 7. Existing Use: The subject property is part of the Swedish Edmonds Medical Center which provides numerous medical services to the community and its development is guided by the Stevens Memorial Hospital Master Plan (Attachment 5). 8. Proposed Use: An 80,185 square foot addition to the existing facilities that will house a new Emergency Department, Urgent Care Clinic, Outpatient Diagnostic Imaging Center, and other amenities. 9. Process: Design review projects within the MU zone that require SEPA review are processed as Type III -B decisions. The Architectural Design Board (ADB) will review the proposed development at a public hearing and the ADB decision is appealable to the City Council via a closed record appeal. B. SEPA THRESHOLD DETERMINATION Review under the State Environmental Policy Act (SEPA) is required for this project due to the projects size at more the 80,000 square feet. A SEPA Determination of Nonsignificance was issued on February 24, 2014 (Attachment 6 — 7). No appeals of the SEPA determination were received. FC. NOTICE A "Notice of Application, Public Hearing and SEPA Threshold Determination" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on February 24, 2014. Notices were also mailed to property owners within 300 feet of the site. The City has complied with the noticing provisions of ECDC 20.03 (Public Notice). See Attachment 8 for public notice documentation. D. TECHNICAL REVIEW COMMITTEE This application was reviewed and evaluated by Fire District # 1, the Engineering Division, Building Division, as well as the Public Works Department. There were no comments specific to the design review of the application. Fire District #I reserved comments for the civil and building permit review. (Attachment 9) The Building Division noted that the building will be reviewed for compliance with the applicable building codes during the building permit review. The Building Division also reviewed the application for the required number of accessible parking spaces and noted the proposal appears to comply with the IBC requirements. (Attachment 10) The Engineering Division reviewed and approved the design of the proposed addition with the following conditions to be included in the staff report (Attachment 11): Approval of the design review phase shall not be interpreted to mean approval of the improvements as shown on the preliminary plans ® The applicant proposes the use of rain gardens, infiltration systems and a detention system to provide stormwater mitigation. Stormwater mitigation structures shall be reviewed for the impervious surface area for the system, sizing and location by Engineering Division at the time of building permit submittal. ® Compliance with Engineering codes and construction standards will be reviewed with building permit application for development of the site. The applicant is encourage, wherever feasible, to Page 2 of 18 Swedish Edmonds ACC Addition PLN20140002 incorporate pervious pavements, rain gardens and/or other low impact development techniques into the project design. E. NATURAL ENVIRONMENT 1. Topography: The hospital site gently slopes from 76`x' Avenue down to the east and Highway 99. 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the soils on the site consists of `Alderwood Urban Land Complex, 2 - 8%slopes " 3. Critical Areas: There are no critical areas on or adjacent to the site according to two critical area determinations that were conducted under file numbers CRA 19920176 and CRA20110052. 4. Wildlife: Wildlife associated with the property is typical of an urban environment. Site may be visited by song birds and small mammals. 5. Vegetation: The Swedish Edmonds property is lightly landscaped. Landscaping consistent with current landscaping requirements has been installed with recent developments at the site. A number of mature evergreen trees are clumped near the south side of the existing hospital building. Sheet L0.01 of Attachment 3 indicates several trees will be removed to make room for the addition and drive aisles. The table on L0.01 notes that a total 90 trees will be removed (28 deciduous and 62 evergreens) and these trees will be replaced with 90 new trees (64 deciduous and 26 evergreens) with the associated landscaping improvements. 6. Shoreline: The subject property is not located within shoreline jurisdiction. F. NEIGHBORHOOD CHARACTERISTICS The Swedish Edmonds medical complex is generally located between 76"' Avenue West and Highway 99 with 216"' Street SW being the main access to the hospital. The majority of the site is zoned Medical Use (MU) with a small portion of the complex being zoned General Commercial (CG2). A small single- family neighborhood is located just north of the hospital property and some multifamily development is adjacent to the site along 73`d Place W. The Edmonds-Woodway High School and Steven's Family Health Care Center are located just west of the site across 701' Avenue W. To the south is the Top Food grocery store site which is zoned CG2. (Attachment 4) t G. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Hospital/Medical" and the property is also located with the Medical/Highway 99 Activity Center and high-rise overlay. The Comprehensive Plan notes that: The Medical/Highway 99 activity center is intended to encourage the development of a pedestrian and transit oriented area focused on two master planned developments, Stevens Hospital and Edmonds-Woodrvay High School, with a related high-intensity development corridor along Highway 99. As noted above the Swedish Edmonds (formerly Stevens Hospital) site is subject to the Stevens Memorial Hospital Master Plan (Attachment 5), which is an adopted element of the City of Edmonds Comprehensive Plan. The Master Planned Development section of the City's Comprehensive Plan notes that all development within areas identified in each master plan shall be consistent with the provisions of that master plan. The Hospital Master Plan is aimed primarily at establishing the broad characteristics of Page 3 of 18 Swedish Edmonds ACC Addition PLN20140002 the Swedish Edmonds Hospital campus and its relationships with adjacent uses and properties. The proposed hospital addition is consistent with the Stevens Memorial Hospital Master Plan. Since the hospital is located in the MU zone, it is subject to the design standards of the Comprehensive Plan's Urban Design Element. Below is an analysis and staff findings as the project relates to the goals and objectives for site design, building form, and building facade as identified in the Comprehensive Plan's Urban Design chapter (pages 92-98). ' 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/rnulti- farnily/ commercial areas. Comments: No new driveway ways or curb cuts are proposed. The main entrance is provided from 216`i' Street SW consistent with the Stevens Memorial Hospital Master Plan. The new entry plaza area will improve the streetscape character. Safe routes are provided throughout the hospital campus for disabled people. C.2. Design Objectives for Location and Layout of Parking C.2.a. Create adequate parkingfor each development, but keep the cars from dominating the streetscape. C.2.b. Improve pedestrian access f -onr the street by locating buildings closer to the street and defining the street edge. C.2. c. Improve the project's visibility f -orn the street by placing parking to side and rear. C.2.d. Provide direct pedestrian access f -onr street-, sidewalk, and parking. C.2.e. Integrate pedestrian and vehicular access betnveen adjacent developments. Comments: As noted in Section 1.2, the entire hospital complex requires 1,122 parking spaces and after the proposed ACC addition and new parking structure (approved under PLN20130052) are completed, 1,209 parking spaces will be provided. The parking areas are largely internal to the site and do not dominate the street scape. While the proposed addition does not face a street, the new entry plaza area will improve the hospital's visibility for those entering the site through the mann entry from 216t" Street SW. Existing sidewalks, crosswalks and vehicular access connect to adjacent developments that provide similar medical services. C.3. Design Objectives for Pedestrian Connections Offsite. C.3.a. Design the site access and circulation routes with pedestrians' con fort 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. Page 4 of 18 Swedish Edmonds ACC Addition PLN20140002 CJd Encourage the use of mass transit by providing easy access to pleasant nvaiting areas. Comments: Pedestrian access and circulation has been designed to be safe and easy to navigate. Walkways are clearly marked through the revised parking area and provide safe access to the hospital. Emergency and service vehicles will have a dedicated drive aisle on the south side of the 4addition which will help reduce conflict with other hospital visitors. Access to mass transit is provided with a stop on 76`i' Avenue West in front of the hospital and easy access to a stop on Highway 99. C.4 Design Objectives for Garage Entry/Door Locations C.4.a Ensure pedestrian safety by allowing cars the space to pull out of a garage without blocking the sidewalk. C.4. b. bnprove 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 driveivays. Reduce the quantity of entries/doors visible to the street. Comments: The ACC addition does not have any entries that would block sidewalks or require new club cuts, and pedestrian safety is provided through clearly identified pathways through the hospital complex. 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.S.c. Provide outdoor active spaces at entry to retail/commercial uses. C.S.d. Provide semi public/private seating area at marlti fan7ily and commercial entries to increase activity along the street. Comments: The addition is internal to the Swedish Edmonds medical campus and will not impact the street -edge. The new entry plaza will be a safe pedestrian oriented active outdoor space. An outdoor seating area and improved landscaping will provide a welcoming atmosphere at the main entry. 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. Comments: The proposed addition does not face a public street. The addition is located within the Swedish Edmonds campus and the proposed landscaping is consistent with the City's landscaping requirements (See Section I.4 of this report). Wide, comfortable pedestrian routes are provided throughout the campus. The new entry plaza and Page 5 of 18 Swedish Edmonds ACC Addition PLN20140002 landscaping provides a transition to 216`x' Street SW and the outdoor seating area and open space in the entry area will allow for a variety of activities. 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. Comments: The hospital is not a residential development; however, the open space and landscaping provided at the entry plaza enhances the visual appeal of the addition and provides a place for hospital visitors to meet and interact. C. 8. Design Objectives for Building/Site Identity. C.8.a. Do not use repetitive, monotonous buildingfornrs and massing in large multi- family or cormnercial projects. C. 8. b. Improve pedestrian access and ivay-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. Comments: The proposal is not a large multi -family family or commercial project with multiple buildings with repetitive, monotonous building forms. Pedestrian access and way -finding is enhanced through the shape of the building, building entry location, a distinctive canopy, and the entry plaza area. The applicants have provided several sheets (A1.0 — A2.0) in Attachment 3 that provide detail on their design concept for the addition. The applicant notes the intent of the concept for the building is that the design be rooted in the rich history and has meaningful stories that relate to the beauty of the region. The pearlescent white metal panels provide ties to the glaciers that carved our region. The use of wood look materials reflects the flora and faunaof Edmonds with its abundance of fir and cedar trees. The concrete at the entry will have a texture that mimics the flow and movement of water. C.9. Design Objectives for Weather Protection. C.9.a. Provide a covered wallzway for pedestrians traveling along public sidewalks in downtown. C. 9. b. Protect shoppers and residents f -om rain or snow. C.9. c. Provide a covered ii aiting area and tivalkrvay for pedestrians entering a building, conning from parking spaces and the public sidewalk in all areas of the City. Comments: The large canopy provided at the main entrance will provide for weather protection. The emergency entrance on the south side of the addition will also be covered with a large canopy. C.10. Design Objectives for Lighting. Page 6 of 18 Swedish Edmonds ACC Addition PLN20140002 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 f r signage panels. Comments: Parking and pedestrian areas will have adequate lighting with minimal reflection or off-site spillage. The building entrances will be lighted to create a sense of welcome. Sign plans have not been submitted with this design review. A Site Lighting Photometric Plan is included on Sheet ELI. 1 in Attachment 3. C.11. Design Objectives for Signage. C. H. a. Protect the streetscape f om becoming cluttered C H. b. Minimize distraction from the overuse of advertisement elements. C H. c. Provide clear signage for each distinct property. C. Il. 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. II.g. Landscaping should be used in conjunction with pole signs for safety as well as appearance. C H.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. Comments: While a Swedish sign is depicted on the eastern facade of the addition, this design review does not include a review of any proposed signage. The applicant has noted signage will be submitted under a separate permit application. C. 12. Design Objectives for Site Utilities, Storage, Trash and Mechanical. C. 12. a. Hide unsightly utility bores, 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 Comments: The applicant has noted all mechanical equipment and utilities will be screened from view with walls or landscaping. The drainage and utility plan (Sheet C2.0 of Attachment 3) shows domestic water and fire service provided in the southeast corner of the entry plaza. Any equipment in the entry plaza should be screened to minimize the visual impact of the equipment. Noise generation from equipment and vehicles will be as low as practical and the facility should not produce any orders. C. 13. Design Objectives for Significant Features. Page 7 of 18 Swedish Edmonds ACC Addition PLN20140002 C.13.a. Retain significant landscape features and unique landforins such as rock outcroppings and significant trees. C. 13. b. Limit potential fixture 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. Comments: No unique landforms exist on the subject property. A number of trees will be removed as a result of the addition; however, the trees are being replaced at a ratio of one to one. As part of the development, stormwater facilities will be installed to mitigate post construction on-site drainage which will limit potential erosion and runoff. The ACC addition will be located in the center of the existing Swedish Edmonds medical campus within the MU (Medical Use) zone as well as the Hospital/Medical and Medical/Highway 99 Activity Center comprehensive plan designations. The hospital is the primary use identified for this area. Many other medical facilities are located in the area, and existing perimeter landscaping helps buffer the site from the adjacent residentially zoned properties on the north side of the Swedish Edmonds campus. The hospital expansion will be well integrated into the site and the existing building. C.14. Design Objectives for Landscape Buffers. C. 14. a. Create a visual barrier behveen different uses. C.14. b. Maintain privacy of single family residential areas. C. 14. c. Reduce harsh visual impact ofparking 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. Comments: Existing landscaping along the perimeter of the site will continue to effectively screen the hospital site from adjacent uses and maintain the privacy of the single-family properties to the north. New Type V landscaping in excess of that required by City Code will be installed in the revised parking area with this development. See Section I.4 for more discussion on the proposed landscaping. Pedestrian circulation routes are well established on the campus and will be enhanced with the new entry plaza constructed with this addition. As part of the development, stormwater and water quality structures consistent with the City's stormwater requirements will be installed to mitigate on-site drainage. Design Objectives for Building Forrn. 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 hell as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. Page 8 of 18 Swedish Edmonds ACC Addition PLN20140002 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. J D.1. d Maintain/protect view from public places and streets. Comments: No views will be impacted from the proposed development. The scale of the hospital is consistent with the vision for the area as detailed in the Comprehensive Plan. The addition is within the "High" height envelop of the Stevens Memorial Hospital Master Plan and also within the hi -rise node overlay of the Comprehensive Plan. Given its location in the center of the campus, the addition should not block light and air to adjacent properties. 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. Comments: The strong horizontal canopy on the north facade helps break the mass of the structure and provides human scale by creating a welcoming presence and cover for the main building entrance. Smaller masses at the entry of the building further break the scale of the building into a pedestrian scale and provide a more intuitive way finding for the entry into the building. 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 differentprograms or functional areas within the building. D. 3.d Provide ways for additional light to enter the building. Comments: The roof design for the addition is a flat roof to accommodate a future vertical expansion. Two skylights on the roof will provide daylight into the interior lobby spaces. The canopy roof has an uplifting slope to create a welcoming entry. The screened mechanical area on the east side of the roof, the sloped bridge connecting the addition to the existing hospital, and sloped canopy all help provide texture to the roofline breaking up the overall massing of the roof. 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. Page 9 of 18 Swedish Edmonds ACC Addition PLN20140002 D. 4. d To create a pedestrian scale appropriate to Edmonds. D.4.e. To become compatible with the surrounding built environment. Comments: Warm and welcoming materials help define the more public facades of the building. Wood is used at the pedestrian scale to indicate public areas and entries to the building. Large portions of glass below the entry canopy allows for maximum transparency and visibility to'the entry court. The proposed addition is compatible with other buildings in the Swedish Edmonds campus. 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 City of Edmonds. E.1. Design Objectives for Building Facade. E. La. Ensure diversity in design. E.1. b. Reinforce the existing building patterns found in Edmonds. E. 1. c. bnprove visual and physical character and quality of Edmonds. E.1.d Improve pedestrian enviromnent in retaillconnnercial areas. E. Le. Create individual identity of buildings. Comments: The applicant notes the metal panels on the building facade draw inspiration from the historical glacial movement of the region. Subtle panel variation will allow the facade to have a stratified look and feel and create and interesting facade that will change with the sun movements throughout the day. The large entry canopy and entry plaza will help improve the pedestrian environment. The proposed addition will complement the existing medical structures located at the Swedish Edmonds campus. 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 f inction, such as bathroom or stairrvay windoivs, etc. and can be grouped to provide more articulation in the facade. Comments: The horizontal windows compliment the horizontal mass of the building and provide the applicant flexibility for the future use of the second floor. Large portions of glass below the entry canopy allows for maximum transparency and visibility to the entry court. 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 allolvs the design of a building to respond to its context and client's needs. Comments: A variety of facade materials are proposed for the structure. Below white metal panels, a composition of wood, concrete and glass at the pedestrian level provides Page 10 of 18 Swedish Edmonds ACC Addition PLN20140002 a strong indoor/outdoor connection and helps reduce the scale of the building providing human scale elements at the base of the building. E. 4. Design Objectives for Accent Materials/Colors/Trin7. Applied ornament, various materials and colors applied to a facade as well as various decorative trimisurrounds provide variation in the scale, style and appearance of every building facade. The objective is to encourage new development thatprovides: Compatibility tivith the surrounding neighborhood. • Viszral interest and variety in building forms. • Reduces the visual impacts of larger building masses. . Allotivs identity and individuality of a project within a neighborhood. Comments: The applicant chose the materials to help create a meaningful relationship to the stories of our region. The pearlescent white metal ties to glaciers that once carved our region. The use of wood reflects the flora and fauna of Edmonds with its abundance of fir and cedar trees. The concrete at the entry will have a texture that mimes the flow and movement of water. As conditioned, staff feels the proposal is consistent with the above policies and goals in the Comprehensive Plan. H. PUBLIC COMMENTS There have been no public comments received as of the writing of this staff report. I. APPLICABLE CODES 1. Zoning Standards A. The hospital and proposed addition are located in the MU (Medical Use) Zone. B. Zoning Use: ECDC 16.45.010 —Medical Zone Uses Hospitals are a permitted primary use within the MU zone. C. Site Development Standards: Site development standards for the MU zone (ECDC 16.62.020.A) are summarized in the table below: i The side/rear setback shall be 25 feet for all property lines adjacent to single-family residential districts. There shall also be at least one foot of distance measured fi•om the nearest residentially zoned property line for each two feet of building height, measured fi-om the average residential property grade. 2 The applicant may opt to use the height restrictions permitted by the underlying comprehensive plan designation, if the height restrictions are expressed in specific feet or stories. Each "story" referenced in Page 11 of 18 Minimum Minimum Minimum Minimum Maximum Minimum Zone Lot Area Street Side/Rear Lot Width Height Floor Area (Sq. Ft.) Setback Setback MU None None 15' 15" 35'2 None i The side/rear setback shall be 25 feet for all property lines adjacent to single-family residential districts. There shall also be at least one foot of distance measured fi•om the nearest residentially zoned property line for each two feet of building height, measured fi-om the average residential property grade. 2 The applicant may opt to use the height restrictions permitted by the underlying comprehensive plan designation, if the height restrictions are expressed in specific feet or stories. Each "story" referenced in Page 11 of 18 Swedish Edmonds ACC Addition PLN20140002 the comprehensive plan shall be equivalent to 12 feet. Minimum setbacks as defined in Note 1 above shall still apply. Height calculations consistent with ECDC 21.40.030 were not provided with the design review materials. The overall height of the addition is shown on sheets A3.0, A3.1 and A4.0 with a maximum height of 53 feet from the base of the proposed addition. The addition is located within the "High" height envelope of the Steven Memorial Hospital Master Plan. The "High" height envelop of the Master Plan allows for structures up to nine stories in height, which pursuant to footnote 2 above would be a maximum height of 108 feet. The proposed addition appears to meet the height requirements of the MU zone. The proposed addition is more than 300 feet away from the adjacent RS -8 zoned property. With a proposed height of 53 feet, the hospital's addition would need to be at least 26.5 feet away for the nearest residentially zoned property. The ACC addition is approximately 73 feet from RM - 1.5 zoned property near the terminus of 21011 Street SW. The proposed addition appears to meet the 15 feet street setback from the end of 216t11 Street SW as well. As proposed, the ACC addition meets the development standards for the MU zone and compliance with the development standards will be confirmed during the building permit review process. 2. ECDC 17.50 Off Street Parking Regulations ECDC 17.50.020.C.9 requires three parking spaces per bed for hospitals and ECDC 17.50.020.B.4 requires one space per 200 square feet of medical buildings. The traffic impact analysis notes the hospital has 217 beds which would require 651 parking spaces for the hospital (Attachment 12). The three medical office buildings on the campus (Oncology Center, Health Center and Pavilion) total 84,173 square feet which require 471 parking spaces. Thus the total required parking spaces for the hospital complex is 1,122 spaces. Following construction of the parking garage (permitted under PLN20130052) and Ambulatory Care Center addition to the hospital, there will be approximately 1,209 parking spaces at the Swedish Edmonds campus (Attachment 12, a parking breakdown is included on the last page of the TIA). 3. ECDC 20.11 General Design Review ECDC 20.11.0 10 requires the ADB to review general design review applications that trigger SEPA. This project required review under the State Environmental Policy Act (SEPA) due to the size of the proposed addition at more than 80,000 square feet. ECDC 20.11.030 lists the criteria for Building Design and Site Treatment that must be met. A. ECDC 20.11.030.A. Building Design. No one architectural style is required. The building shall be designed to comply tivith 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 following are included as elements of building design: 1. All exterior building components, including windows, doors, eaves, and parapets; Comments: A strong horizontal canopy breaks the mass of the structure and creates a welcoming presence and cover for the main building entrance. Horizontal windows compliment the relatively low and horizontal mass of the building. 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; Page 12 of 18 Swedish Edmonds ACC Addition PLN20140002 Comments: The exterior material palate consists of wood -look resin panels, pearlescent white metal panels, and textured concrete panels. These materials should not result in excessive brilliance or brightness. (Sheet A2.0 of Attachment 3 & material board). 3. Mechanical equipment or other utility hardivare on the roof, grounds or buildings should be screened from view from the street level; Comments: The proposed addition includes a mechanical screen on the eastern portion of the roof. There may be some utility equipment in the entry plaza area. Any equipment located in the entry plaza area should be screened to minimize the visual impact of the equipment. 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and the design objectives of the comprehensive plan. This criterion is meant to describe the entire building. All elements of the design of a building including the massing, building forms, architectural details and finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous. Comments: The proposed design avoids repetitive monotonous forms and massing. Pedestrian access and way -finding is enhanced through the shape of the building, building entry location and canopy, and the entry plaza. The scale and character of the building is consistent with other structures in the immediate vicinity. S. All signs should conform to the general design theme of the development. Comments: While a Swedish sign is depicted on the eastern facade of the addition, this design review does not include a review of any proposed signage. The applicant has noted signage will be submitted under a separate permit application. Staff feels the project is consistent with design guidelines contained within ECDC 20.11.030.A. B. ECDC 20.11.030.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 where natural beauty exists. Large cut and fill and impervious surfaces should be avoided Comments: All grading, vegetation removal and other site changes will be minimized to the extent feasible. Grading will be required for emergency access, but measures will be taken to preserve as much vegetation as possible. All trees that are proposed for removal are being replanted at a ratio of one to one. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Comments: Proposed landscaping is consistent with the requirement of the City's landscaping regulations (see Section L4 below). Deciduous and evergreen trees, shrubs, and groundcovers will be located at the building entry and sides to provide a softened transition from the road and parking areas to the building. Plating will be incorporated to shade seating areas and to delineate areas of use. 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. Page 13 of 18 Swedish Edmonds ACC Addition PLN20140002 Comments: The existing perimeter buffers are being retained and enhanced and should provide an effective buffer to the adjacent residential areas. Landscaping will also be provided around the building and within the revised parking area. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Comments: Plantings will be prdtected by a combination of 6" curbs, wheel stops, and grade differences to prevent damage by pedestrians or vehicles. S. 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. Comments: No service yards or new trash enclosures are proposed. 6. All screening should be effective in the winter as well as the summer. Comments: Plantings will consist of evergreen and deciduous shrubs that will provide year- round screening as well as seasonal interest. 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. Comments: While the proposed landscape plan does not show alternative materials in the landscaping areas, the application materials indicate decorative gravel may be used in areas unsuitable for plant growth. 8. Exterior lighting shall be the mininzum 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. Comments: Parking lot lighting is with LED poles with sharp cutoff to minimize light trespass. All pole lighting is full -cut off to minimize light pollution and glare. Minimal low light level up -lighting on specimen trees and the screen wall is well shielded and directed specifically at their target to minimize light pollution, and is located within the site to minimize impact on residential neighbors. Canopy lighting enhances the building architecture while providing the minimum light levels required for emergency entry and is directed downward. A Site Lighting Photometric Plan is provided on Sheet ELI. 1 of Attachment 3. Staff feels the proposal is consistent with design guidelines contained within ECDC 20.11.030.13. C. Other Criteria. 1. Connnunity facilities and public or quasi public improvements should not conflict with the existing and planned character of the nearby area. Comments: The ACC addition will be located in the center of the existing Swedish Edmonds medical campus within the MU (Medical Use) zone as well as the Hospital/Medical and Medical/Highway 99 Activity Center comprehensive plan designations. The hospital is the primary use identified for this area. Many other medical facilities are located in the area, and existing perimeter landscaping helps buffer the site from the adjacent residentially zoned properties on the north side of the Swedish Edmonds campus. The hospital expansion will be well integrated into the site and the exiting building. 2. Street furniture (including but not limited to benches, light standards, utility poles, newspaper stands, bus shelters, planters, traffic signs and signals, guardrails, rockeries, Page 14 of 18 Swedish Edmonds ACC Addition PLN20140002 walls, mail boxes, fire lhydrants and garbage cans) should be compatible with the existing and planned character of the nearby area. Comments: No street furniture is proposed with the addition. Staff feels the proposal is consistent with the design guidelines contained within ECDC 20.11.030.C. 4. ECDC 20.13 Landscaping Requirements ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB may alter in accordance with the design review chapter. Two types of landscaping are appropriate for the ACC addition and associated property improvements. Type III landscaping should be provided around the ACC addition and Type V landscaping is required within revised parking areas. The applicant's landscaping plans are included on sheets L1.10 — L5.20 of Attachment 3. A. ECDC 20.13.030.0 describes Type III landscaping as: Type III Landscaping. Type III landscaping is intended to provide visual separation of uses f -oin streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center,- and 2. If planted to buffer a building elevation, shrubs, a mininnun of three and one -ha f feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherivise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted tivith shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or wateff,ont area. t c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. The existing landscaping adjacent to the multi -family and single-family zoned properties in the northeast corner of the site is largely going to be retained and enhanced near the southern end of the multi -family zone. The entry plaza area on the north side of the addition will have a rain garden in the center separating the entry plaza area from the parking lot. The trees proposed to be planted around the addition and the existing hospital are all deciduous species. The main entry will be framed with three Tetracentron trees planted next to the existing hospital on the northwest side of the entrance and Magyar ginkgo trees on the southeast end of the entrance. Magyar ginkgo trees are also proposed to be planted along the eastern facade of the addition at intervals of 25 feet on center. Ground cover and shrubs will also be provided in the landscape beds. As noted above, and number of the mature evergreen trees will be removed to make room for the addition and the ambulance drive aisle on the south side of the addition. A number of evergreen Page 15 of 18 Swedish Edmonds ACC Addition PLN20140002 trees (grand fir and Douglas fir) will be replanted in this area and will help screen the existing PSTI Building on the south side of the addition. While the tree species proposed for planting around the addition are all deciduous species, the quantity and spacing of the proposed landscaping is generally consistent with the Type III landscaping requirements. B. ECDC 20.13.030.E describes Type V landscaping as: Type V landscaping is intended to provide visual relief and shade in parking areas. 1. Required Amount. a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed c. If the parking area contains more than 50 but less than 100 parking spaces, the director — or his designee — shall determine the required amount of landscaping by interpolating between 17.5 and 35 square feet for each parking stall proposed. The area must be landscaped as described in subsection (E)(2) of this section. 2. Design. a. Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a minimum size of one and one- half inches in caliper if deciduous. The remaining ground area must be landscaped with plant materials, decorative mulch or unit pavers. b. A landscaped area must be placed at the interior ends of each parking row in a multiple lane parking area. This area must be at least four feet wide and must extend the length of the adjacent parking stall. c. Up to 100 percent of the trees proposed for the parking area may be deciduous. d. Bioswales integrated into parking lot designs are strongly encouraged. e. The minimum area per planter is 64 square feet. f. The maximum area per planter is 1, 500 square feet for parking lots greater than 12, 000 square feet. Planters shall be spread throughout the parking lot. g. Shade trees are required at the rate of a ininimian of one per planter and/or one pet- 150 square feet of planter. The parking area that is being reconfigured in association with this addition will have 63 parking spaces. Pursuant to ECDC 20.13.030.E.1.b, 1,389 square feet of Type V is required (63 spaces x 22.05 square feet per space). Approximately 5,000 square feet of Type V landscaping is shown on Sheet L5.10 of Attachment 3. This landscaping includes a proposed rain garden down the center aisle of the parking area. Staff feels the proposed landscaping is generally consistent with the requirements of ECDC 20.13. Page 16 of 18 Swedish Edmonds ACC Addition PLN20140002 Pursuant to ECDC 20.11.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Based on the findings, analysis, conclusions, and attachments to this report, staff recommends that the ADB APPROVE of the design for the proposed Swedish Edmonds Ambulatory'Care Center addition under file number PLN2014002 with the following motion and conditions of approval: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10.000, DESIGN CRITERIA OF ECDC 20.11.030, AND ZONING REGULATIONS AND APPROVES THE PROPOSED SWEDISH EDMONDS AMBULATORY CARE CENTER ADDITION UNDER FILE NO. PLN20140002 WITH THE FOLLOWING CONDITIONS: HEIGHT CALCULATIONS ARE REQUIRED WITH THE BUILDING PERMIT APPLICATION IN ORDER TO SHOW THAT THE PROJECT MEETS THE HEIGHT LIMIT. 2. ANY UTILITY EQUIPMENT LOCATED WITHIN THE ENTRY PLAZA AREA SHALL BE SCREENED, PAINTED AND/OR OTHERWISE CAMOUFLAGED IN ORDER TO MINIMIZE ITS VISUAL IMPACT. 3. APPROVAL AT THE DESIGN REVIEW PHASE SHALL NOT BE INTERPRETED TO MEAN APPROVAL OF THE IMPROVEMENTS AS SHOWN ON THE PRELIMINARY PLANS. 4. STORMWATER STRUCTURES (RAIN GARDENS, INFILTRATION SYSTEMS AND DETENTION SYSTEM) SHALL BE REVIEWED FOR THE IMPERVIOUS SURFACE AREA FOR THE SYSTEM, SIZING AND LOCATION BY THE ENGINEERING DIVISION AT THE TIME OF BUILDING PERMIT SUBMITTAL. THE APPLICANT IS ENCOURAGED, WHEREVER FEASIBLE, TO INCORPORATE PERVIOUS PAVEMENTS, RAIN GARDENS AND/OR OTHER LOW IMPACT DEVELOPMENT TECHNIQUES INTO THE PROJECT DESIGN. 6. THE APPLICANT MUST APPLY FOR AND OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE. IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH THE VARIOUS PROVISIONS CONTAINED IN THESE ORDINANCES. Bryan Hall Chuck Kolb Snohomish County Hospital District #2 NBBJ - LP 21601 76"' Avenue West 223 Yale Avenue North Edmonds, WA 98026 Seattle, WA 98109 City of Edmonds 121— 5"' Ave North Edmonds, WA 98020 Page 17 of 18 1. Land Use Application 2. Applicant Cover Letter and Statement of Code Compliance 3. Swedish Edmonds ACC Design Review Materials 4. Zoning and Vicinity Map 5. Stevens Memorial Hospital Master Plan 6. SEPA Determination of Nonsignificance 7. SEPA Checklist 8. Public Notice Documentation 9. Fire District # 1 Review Comments 10. Building Division Review Comments 11. Engineering Division Approval and Conditions 12. Swedish Edmonds ACC Traffic hnpact Analysis Swedish Edmonds ACC Addition PLN20140002 Page 18 of 18