Loading...
ADB_StaffReport_PLN20150032.pdf'f1)c. lSy., CITY OF E . MONDS 1215 1h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www,edniondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: Point Edwards Building 10 File Numbers: PLN20150032 Date of Report: toter 1, 2015 Staff Contact: ., .- 1 crnen Lien,- nioiJ Planner ADB Meeting: Wednesday — October 7, 2015 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 - 5th Avenue North, Edmonds WA 98020 I. INTRODUCTION AND SUMMARY OF PROPOSED ACTION The proposal before the Architectural Design Board (ADB) is for a revision to Building 10 of the Point Edwards development (Attachments 1 — 3), which is the last of the buildings to be constructed for the Point Edwards multi -family master plan development. The Point Edwards development was originally approved by the ADB under file number ADB -2002-226 (Attachment 4) for 295 units. In 2005, the ADB approved an increase in the number of units at Point Edwards to 350 units under file number ADB -05-49, which is still below the maximum 419 units allowed by the Point Edwards Master Plan (Attachment 5). To date, 261 residential units have been constructed at Point Edwards. Building 10 was also the subject of further design review in 2006 under file number ADB -2006-97 and again in 2013 under file number PLN20130022. The current proposal for Building 10 includes 68 residential units and a 50 stall surface parking lot with an additional 68 parking spaces within the proposed Building 10. The proposal also includes an amenity area on the east end of Building 10 with a fire pit and barbeque area. While the proposed design of Building 10 is slightly different than the other residential buildings located at Point Edwards, the applicants intent for this re -design is for Building 10 to blend effectively with the Point Edwards area as a whole, using building materials, colors, and landscape palettes which are analogous to the surrounding environment, while appearing unique enough that it has its own identity. Since Building 10 required review under the State Environmental Policy Act (SEPA), design review before the Architectural Design Board (ADB) is required. The ADB's review is a Type III -B decision appealable to the Edmonds City Council. Pursuant to ECDC 20.02.004, with this application, the design review application for Building 10 under PLN20130022 is deemed withdrawn by the applicant and has been rendered null and void. The applicant was notified of this action within the Letter of Completeness of the current application (Attachment 6). Point Edwards Building 10 PLN20150032 ADB -2006-97 has expired pursuant to ECDC 20.11.050 since it has been more than a year since that approval and the version of Building 10 under ADB -2006-97 was never constructed. ADB -2002-226 is still a valid design review in that it established the overall layout of the Point Edwards development implementing the Point Edwards Master Plan. ADB -05-49 is still valid for Building 10 in that it established the allowable density at 350 units for the Point Edwards development. The following represents staff's findings of fact, analysis, conclusions, and recommendation on the proj ect. II. FINDINGS & CONCLUSIONS �._..__ ..._..... A. GENERAL INFORMATION 1 wnerlAmflicant,: Edmonds Pine Street LLC 2. Tax Parcel Number: 27032600104100 3 [..oc.ation: 50 Pine Street, Edmonds WA 98020 (Attachment 4) 4. Size: The parcel where Building 10 would be located is approximately 2.1 acres (91,688 square feet). The overall size of the Point Edwards upper yard site (the area zoned MPI) is approximately 24.06 acres. 5. Zoning: The subject project is zoned Master Plan Hillside Mixed -Use (MPI), ECDC Ch. 16.75 pursuant to a contract rezone as described in Ordinance No. 3411, with an effective date of August 2, 2002, and the conditions described therein. Among the conditions of the contract rezone are that the project must comply with the restrictions of the MP 1 zone and subject to and consistent with the provisions of the Site Master Plan for Point Edwards as presented to the Edmonds City Council as Exhibit 1 in Agenda Memo #7 on June 18, 2002 ("Site Master Plan for Point Edwards"). The Point Edward Master Plan is included as Attachment 5. 6. 1�: Point Edwards Building 10 PLN20150032 the subject application for SEPA review of 2013 version of Building 10 under file number PLN20130022. The City of Edmonds issued a Determination of Nonsignificance (DNS) for Building 10 on April 12, 2013 (Attachment 10). The 2013 SEPA checklist was amended to reflect the current application (Attachment 11) and a new Determination of Nonsignificance issued on September 18, 2015 (Attachment 12). No appeals of the SEPA determination were received as of the writing of this staff report. C. NOTICE A "Notice of Application' 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 August 11, 2015. Notices were also mailed to property owners within 300 feet of the site. See Attachment 13 for public notice documentation regarding the Notice of Application. The "Notice Public Hearing and SEPA Threshold Determination' was published in the Herald Newspaper on September 19, 2015 and posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on September 18, 2015. Notices were also mailed to property owners within 300 feet of the site on September 19, 2015. See Attachment 14 for public notice documentation regarding the Notice of Public and SEPA determination. The City has complied with the noticing provisions of ECDC 20.03 (Public Notice). _................ .- W_ ...... ...... D. TECHNICAL REVIEW COMMITTEE This application was reviewed and evaluated by Snohomish County Fire District #1, the Building Division and, the Engineering Division. Fire District #1 had no comments related to design review of the proposal. (Attachment 15) The Building Division noted that the building will be reviewed for compliance with the applicable building codes during the building permit review (Attachment 16). The Engineering Division noted the information provided is consistent with Title 18 ECDC and Engineering standards (Attachment 17). The original submittal indicated use of Pine Street public street right-of-way to transport trash bins from the parking garage to the outdoor loading area in the exterior parking lot. While this movement was not acceptable to the City, the current proposal which includes use of the City sidewalk is acceptable. Civil site plan sheet A35 of Attachment 3 indicates an 8 -foot sidewalk between the parking garage and the exterior parking lot will be provided to facilitate trash bin hauling. Specific details regarding the construction of this sidewalk will be reviewed during the building permit phase of the project. ...... E. NEIGHBORHOOD CHARACTERISTICS The parcel where Building 10 would be located is approximately 2.1 acres (91,688 square feet). The overall size of the Point Edwards upper yard site (the area zoned MPI) is approximately 24.06 acres. The site where Building 10 would be located is vacant and was previously cleared. The subject site is part of the Point Edwards Master Plan and contract rezone which originally included ten multifamily residential structures, nine of which have been completed comprising a total of 261 units and two amenity centers. Page 3 of 24 Point Edwards Building 10 PLN20150032 F. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Master Plan Development" and the property is also located with the Downtown/Waterfront Activity Center. The Comprehensive Plan notes that: Master Plan Development. The waterfront area south of Olympic Beach, including the Port of Edmonds and the Point Edwards and multi modal developments. This area is governed by master plans for the Port of Edmonds, Point Edwards, and the Edmonds Crossing project as described in an FEIS issued on November 10, 2004. These areas are also developed consistent with the City's Shoreline Master Program, as it applies. As noted above the Point Edwards site is subject to the Point Edwards Master Plan (Attachment 5). The Point Edwards Master Plan is implemented through the contract rezone, rather than specifically being adopted by the Comprehensive Plan. Since the site is located in the MPI zone, it is subject to the design standards of the Comprehensive Plan's Urban Design Element pursuant to ECDC 20.11.020.A. The Urban Design Element of the Comprehensive Plan has been revised since Pine Street LLC submitted the current application on July 9, 2015. Since the application was submitted prior to the Comprehensive Plan update, and the application references specific design elements in the version of the Comprehensive Plan in place at the time of application, the Urban Design Element from the 2014 Comprehensive Plan are used in this analysis. 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. I. 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. Staff Findings: The proposed development plan would eliminate one of the curb cuts into the project site. The proposal contains the minimum number of curb cuts that would be required for vehicular access for structured parking and surface parking. C. 1. b. Provide safe routes for disabled people. Staff Findings: ADA accessible parking is provided in the parking areas and the building will be required to meet ADA accessibility standards. C.1. c. Improve streetscape character to enhance pedestrian activity in retail/multi- family/ commercial areas. Staff Findings: Proposed landscaping will enhance the streetscape character and the proposed outdoor amenity garden and terrace area will also help add to the streetscape and enhance pedestrian activity. C2. Design Objectives for Location and Layout of Parking C.2. a. Create adequate parking for each development, but keep the cars from dominating the streetscape. Staff Findings: The proposed Building 10 would comply with the City of Edmonds parking standards as detailed in Chapter 17.50 ECDC. See section II.H.2 of this staff report for an analysis of the parking requirements as detailed in Chapter 17.50 ECDC. In addition to the off street parking that will be provided with the proposed Building 10, the proposal also includes reconfiguring the on -street parking along the Pine Street which will result in 10 new parking spaces on Pine Street in the vicinity of Building 10. Page 4 of 24 Point Edwards Building 10 PLN20150032 C.2.b. Improve pedestrian access from the street by locating buildings closer to the street and defining the street edge. Staff Findings: The proposed building and patios meet required setbacks with the proposed patios along Pine Street extending up to the required setback. Access points provided to the amenity space on the east side, an entrance at the junction of the east and west portions of the building and into the parking area are consistent with this guideline. C.2.c. Improve the project's visibility from the street by placing parking to side and rear. Staff Findings: Off-street parking, which is screened by landscaping, has been provided at the rear (or south side) of the building; additional parking is located within the building structure. C.2.d. Provide direct pedestrian access from street, sidewalk, and parking. Staff Findings: Direct pedestrian access is provided to the parking area from the sidewalk on the west side of the proposed building and a walkway to the southern entrance is provided along the south side of the building. Direct pedestrian access is also provided from the sidewalk on the north side of the building to the entrance between the eastern and western portions of the building as well as to the outdoor gathering and amenity area on the east side of the building. C2. e. Integrate pedestrian and vehicular access between adjacent developments. Staff Findings: The overall layout of the Point Edwards development was approved under ADB -2002-226 and not subject of this review. C.3. Design Objectives for Pedestrian Connections Offsite. C.3.a. Design the site access and circulation routes with pedestrians' comfort and ease of access in mind. C.3. b. Create parking lots and building service ways that are efficient and safe for both automobiles and pedestrians. C. 3. c. Provide direct and safe access along, through and to driveways and adjacent developments or city streets. C.3.d. Encourage the use of mass transit by providing easy access to pleasant waiting areas. Staff Findings: The overall layout of the Point Edwards development was approved under ADB -2002-226 and not subject of this review 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. Staff Findings: Garage access has been reduced to a single entry point at the west end of the building. The distance from the garage door at this access point to the City right-of- way is approximately 40 feet, allowing adequate room for safe entry and exit without obstructing or blocking the sidewalk. Surface parking access, also at the west end of the site, utilizes a roundabout style landscaped island to aid in slowing the speed of vehicular traffic and facilitating coordinated circulation. A drop-off area has been incorporated outside the lobby, which is located where the east and west building wings meet. Page 5 of 24 Point Edwards Building 10 PLN20150032 C.4. b. Improve pedestrian safety by reducing points of conflict/curb cuts. Staff Findings: The proposed development would eliminate one of the previously approved curb cuts into the project site. This, together with the matters noted in the preceding criteria CA.a reduces points of conflict. C.4. c. Reduce harsh visual impacts of multiple and/or large garage entries/doors and access driveways. Reduce the quantity of entries/doors visible to the street. Staff Findings: The remaining garage door, which is located down and away from the street, is concealed in part by finished grade; visual impact is softened by landscaping at both sides of the door. The color of the door blends with adjacent materials. As noted at CA.a, access points to structured parking have been reduced to one location. Surface parking also incorporates landscape elements, including planted islands with trellises at the center of the layout. C. S. Design Objectives for Building Entry Location. C. S. a. Create an active, safe and lively street -edge. Staff Findings: The proposed outdoor amenity area on the east side of the proposed building helps to create an active and lively street -edge. The exterior pathways, parking areas and main entry to the building will be illuminated to create a safe environment for residents. C. S. b. Create a pedestrian friendly environment. Staff Findings: Clearly defined pedestrian paths lined with landscaping and low impact light have been incorporated into the site design. Outdoor amenity areas create a friendly and comfortable viewing environment for the residents, and help to soften and complement the building. The protected drop off area at the main entrance on the south side of the building and covered approach to the entry also accommodate pedestrian movement and access. C.S.c. Provide outdoor active spaces at entry to retail/commercial uses. Staff Findings: No retail or commercial space is proposed. C. S. d. Provide semi-public/private seating area at multi family and commercial entries to increase activity along the street. Staff Findings: An outdoor amenity area is provided for on the east end of the building that includes a fire pit and barbeque area with associated seating areas. Terraced hardscape provides a variety of semi -private gathering and seating areas. C.6. Design Objectives for Setbacks. C. 6. a. To create and maintain the landscape and site characteristics of each neighborhood area. Staff Findings: The landscaping provided in the setback areas is consistent with the landscaping throughout the Point Edwards development and with the conceptual landscape plan for the Point Edwards development approved under ADB -2002-226. Other previously constructed residential buildings within Point Edwards are stepped into the sloping site and oriented along the adjoining streets as this building is proposed to be situated. Page 6 of 24 Point Edwards Building 10 PLN20150032 C. 6. b. To create a common street frontage view with enough repetition to tie each site to its neighbor. Staff Findings: Building 10 will be the only building located on the south side of Pine Street in the Point Edwards development. While there are no adjacent buildings to Building 10, the proposed street setback for Building 10 is consistent with other buildings on the Point Edwards development. Bay modulation, deck elements, colors, materials, and fenestration help to tie the proposal to the surrounding buildings and neighborhood. C.6. c. To provide enough space for wide, comfortable and safe pedestrian routes to encourage travel by foot. Staff Findings: Pedestrian routes for the Point Edwards development were approved under ADB -2002-226. The sidewalks, amenity areas, drop-off, and covered entry features of the proposed building provide sufficient space for pedestrians and satisfy this criterion. C.6.d. To encourage transition areas between public streets and private building entries where a variety of activities and amenities can occur. Staff Findings: The proposed landscaping in the setback provides a transition to the private patio areas on the ground floor of Building 10 as well as the outdoor amenity area on the east side of the building. 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. Staff Findings: The overall open space plan for the Point Edwards development was approved under ADB -2002-226 and included a number of viewpoints and walking paths through the development. This proposal includes a garden terraced amenity area with gathering and seating spaces, plantings, fire pit, and BBQ that provide open green spaces, enhance visual attributes of the proposal and surrounding Point Edwards' neighborhood, and invite and encourage outdoor activity and interaction. C. 7. b. To provide places for residents and visitors to meet and to interact. Staff Findings: Amenity areas have been incorporated into the project at multiple floors and site locations. Both the Fitness and Garden Room spaces utilize articulated window wall partitions, finish materials, and extensive glazing to help break down the transition between indoor and outdoor spaces. Seating areas have been added adjacent to the elevator lobbies, which take advantage of Puget Sound and mountain views, and allow light to penetrate into the common areas of the building. A roof -top deck is also incorporated into the design to provide an additional gathering place for residents. C. 7. c. To provide an area for play, seating and other residential activities. Staff Findings: The outdoor amenity area provided on the east end of the building provides an area for gathering, seating and barbequing for residents of the building. The proposed roof -top deck provides another space for residential activities. C. 8. Design Objectives for Building/Site Identity. C8.a. Do not use repetitive, monotonous building forms and massing in large multi- family or commercial projects. Page 7 of 24 Point Edwards Building 10 PLN20150032 Staff Findings: A variety of materials, colors, modulation, and landscaping have been employed to help break down the scale of the building, articulate the fagade, and present an interesting and distinctive design that also integrates with the surrounding neighborhood. A window wall slot, or setback, has been designed at the north side of the building where the west and east wings join, dividing the facade into 2 separate pieces where the east wing steps down providing a lower roofline than the west wing. Terraces, balconies, and fenestration strategies add texture to the facade, and help tie the building's material palette together. The color and material selections connect with the choices for predecessor buildings in Point Edwards and connect the proposal with its surroundings without sacrificing design originality. C. 8. b. Improve pedestrian access and way -finding by providing variety in building forms, color, materials and individuality of buildings. Staff Findings: The proposed Building 10 will provide slightly different architectural detailing than the other buildings constructed at Point Edwards. The materials and patterns, while using the same color palette also provide variation from other buildings at Point Edwards giving Building 10 its own identity, but tie in and coordinate with existing structures, landscaping, and neighborhood ambience Material and color selections help to define the functions or use of each space (for example amenity areas and building entry). 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. Staff Findings: While the design of Building 10 is slightly different than the other buildings at Point Edwards and has a distinctive design identity, Building 10 is generally consistent with the proportions, forms, and masses of the other buildings associated with the Point Edwards. Proposed Building 10 represents a consistent and coherent addition to the overall design and corresponds with surrounding buildings in Point Edwards. C.8.d. Encourage new construction to use design elements tied to historic forms or patterns found in the city. Staff Findings: Building 10 is compatible with the surrounding and pre-existing Point Edwards development and previously approved and constructed buildings in colors, materials, proportions, forms, and massing, while retaining a distinct design identity. It will be the final building of the Point Edwards master planned development approved by the City in 2003 and developed in successive phases. Point Edwards and Building 10 have taken design cues predominantly from surrounding Edmonds buildings and features, and presents a compatible addition to the existing community of which it is a part, all of which is a coherent whole. The building elements and features, such as overhangs, step backs, muted coloration, cornices, and roof features are compatible with existing and historic patterns found in Edmonds, and with the surrounding context of which Building 10 will be a part. C.9, Design Objectives for Weather Protection. C.9.a. Provide a covered walkway for pedestrians traveling along public sidewalks in downtown. Staff Findings: The subject property is not located in the downtown commercial area. C.9.b. Protect shoppers and residents from rain or snow. Page 8 of 24 Point Edwards Building 10 PLN20150032 Staff Findings: Covered areas are provided at all building entries and terraces. A canopy extends between the surface parking drop-off area to the building's main lobby. C.9.c. Provide a covered waiting area and walkway for pedestrians entering a building, coming from parking spaces and the public sidewalk in all areas of the City. Staff Findings: A wood, metal, and glass canopy extends to surface parking at the drop- off area to guide pedestrians to the building's main lobby. C.10. Design Objectives for Lighting. C.IO.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. Staff Findings: The exterior pathways, parking areas and main entry to the building will be illuminated to create a safe environment for residents. C.10. b. Minimize potential for light to reflector spill off-site. Staff Findings: The lighting plan indicates lights will be directed downwards and landscaping should help minimize illumination spill off-site. The proposal strikes an acceptable balance between adequate illumination for security and navigation and minimization of off-site impacts. C. 10. c. Create a sense of welcome and activity. Staff Findings: The exterior pathways, parking areas and main entry to the building will be illuminated and create a sense of welcome and activity. This will be enhanced by the visible amenity area on the eastern end and the covered entry behind the building on the south side off the parking area. C. 10. d. Provide adequate lightingfor signage panels. Staff Findings: The proposed building does not include any commercial signage. Building monument signage at the street and sidewalk will have low level lighting focused on signs to aid in way -finding. C I L Design Objectives for Signage. C. IL a. Protect the streetscape from becoming cluttered. C.11. b. Minimize distraction from the overuse of advertisement elements. C.11. c. Provide clear signage for each distinct property. C. H.d. Use graphics/symbols to reduce the need to have large letters. C.11.e. Minimize potential for view blockage. C.11 f. Signs should be related to the circulation element serving the establishment. C.11.g. Landscaping should be used in conjunction with pole signs for safety as well as appearance. C.11. h. Where multiple businesses operate from a central location, tenants should be encouraged to coordinate signing to avoid the proliferation of signs, each competing with the others. Page 9 of 24 Point Edwards Building 10 PLN20150032 Staff Findings: The proposed building does not include any commercial signage. Building monument signage at the street and sidewalk will have low level lighting focused on signs to aid in way -finding. C. 12. Design Objectives for Site Utilities, Storage, Trash and Mechanical. C. 12. a. Hide unsightly utility boxes, outdoor storage of equipment, supplies, garbage, recycling and composting. Staff Findings: Recycling and garbage facilities are located in a room within the parking garage. Equipment and storage are also in the garage or at closets located off secondary corridors. Garbage containers will be moved to a site in the southwest corner of the surface parking lot on garbage days. This area is screened with landscaping and trellis. C. 12. b. Minimize noise and odor. Staff Findings: With the location of recycling, garbage and storage facilities within the parking garage, noise and odor should not be discernable offsite. C. 12. c. Minimize visual intrusion. Staff Findings: With the location of recycling, garbage and storage facilities within the parking garage, they will not be visible from the outside of the building. Additional the garbage pickup area in the southwest corner of the parking lot will be well screened with its location and surrounding landscaping. C.12.d. Minimize need for access/paving to utility areas Staff Findings: With the location of garbage and other utility facilities inside the structure and within the surface parking lot, the need for addition paving to access the utilities has been minimized. C. 13. Design Objectives for Significant Features. C.13.a. Retain significant landscape features and unique landforms such as rock outcroppings and significant trees. Staff Findings: Aside from the rockery along the south property line (which will remain), no significant landscape features are located on the subject property. C. 13. b. Limit potential future negative environmental impacts such as erosion, runoff, landslides, and removal of vegetation and/or habitats. Staff Findings: The development will be subject to the City's storm water regulations which will mitigate impacts of erosion and runoff. The development is also subject to the City's critical area regulations which will help mitigate other environmental impacts. The City of Edmonds issued a Determination of Nonsignificance for the proposed Building 10 noting that the proposed development will not have any significant environmental impacts. C. 13. c. Buffer incompatible uses. Staff Findings: Building 10 is located within the Point Edwards development, which is a multi -family development and the building is the last of the buildings approved under ADB -2002-226 so the building is compatible with the rest of the Point Edwards development. Landscaping is provided along the southern property line to buffer the development from the single family property just to the south of the site. It should be noted that the landscape plan (Sheet A25 and A29 of Attachment 3) notes that the tree Page 10 of 24 Point Edwards Building 10 PLN20150032 selection for the trees in the surface parking lot and along the rockery will be approved by the residence to the south of the development. This gives this property input into how the development will be screened from their property. The difference in elevation with the site occupied by the adjoining single family dwelling being substantially higher than the subject property also provides natural buffering and view preservation (See Sheet A39 of Attachment 3). C.13.d. Integrate buildings into their site by stepping the mass of the building along steep sloping sites. Staff Findings: The proposed building is stepped into the hillside with the southern (uphill) facade of the building extending above grade at two stories in height, so that the building visually steps down from south to north along the most steeply sloping aspect of the site. The eastern portion of the building also steps down with the slope of the property as the site slopes off to the east. The stepping down of the eastern portion of the building helps break up the mass of the building as the eastern portion is physically lower than the western portion of Building 10 (Sheet A38 of Attachment 3). C. 14. Design Objectives for Landscape Buffers. C. 14. a. Create a visual barrier between different uses. Staff Findings: Building 10 is located within the Point Edwards residential development and is the last of the approved buildings for the Point Edwards site. Single family development is located just south of the Building 10 location in the Town of Woodway. Landscaping and trellises will help create a visual barrier between Point Edwards and the single family neighborhood to the south in Woodway. The difference in elevation from the subject site to the higher developed grade above it in Woodway at the top of the slope contributes to a natural visual barrier and buffering effect between this site and the existing residential use in Woodway. C. 14. b. Maintain privacy of single family residential areas. Staff Findings: Landscaping, trellises, and canopies are a few of the methods implemented to help screen uses from one another. The building is stepped into the steep slope so that it presents only two visible floors from the south, which also are below the level of the adjoining residence in Woodway. C. 14. c. Reduce harsh visual impact of parking lots and cars. Staff Findings: The proposal includes landscaping features to the south of the building, including trellising and plant material in the surface lot itself, to soften visual impact and add color and natural material. Placing the surface parking area to the rear of Building 10 consistent with criterion C.2.c helps minimize the visual impact of the parking area. C.14.d. Landscape buffers should reinforce pedestrian circulation routes. Staff Findings: The overall pedestrian circulation routes were approved under ADB - 2002 -226. The proposed landscaping is consistent with and appears to reinforce the existing pedestrian circulation routes. C. 14. e. Landscape buffers should not be designed or located in a manner that creates an unsafe pedestrian environment. Page 11 of 24 Point Edwards Building 10 PLN20150032 Staff Findings: The proposed landscaping does not appear to create an unsafe pedestrian environment. Sidewalks and pedestrian passageways are open and unobstructed by proposed landscaping. C. 14f Minimize heat gain from paved surfaces. Staff Findings: The trellises within the surface parking area as well as the trees within the landscape islands in the surface parking lot will provide shading and filtering of sunlight and should help to minimize heat gain from the paved surfaces. C. 14.g. Provide treatment of runoff from parking lots. Staff Findings: Building 10 is subject to the City of Edmonds storm water requirements which regulate runoff from the parking area as well as the rest of the development. Compliance with storm water regulations and requirements will be addressed in the building permit and construction stages of the project. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. D.1. Design Objectives for Height. D.I.a. Preserve views to mountains and Puget Sound to the west. Staff Findings: From within Edmonds, the views to the mountains and Puget Sound should not be impacted. Some residences to the south in the Town of Woodway will have their views impacted by the development, as zoning allows per the 2002 Point Edwards Master Plan. The presentation of the building from above looking west and north is only two floors on the western portion of the building and one floor on the eastern portion of the building since the structure is stepped into the hillside. D.l.b. Maintain the smaller scale and character of historic Edmonds. Staff Findings: The proposed building is compatible with the surrounding Point Edwards project under the approved Point Edwards Master Plan. The project and this site are outside the historic downtown waterfront core of Edmonds. While a substantial structure like the other nine residential buildings in the approved development, its mass is modulated and softened by color and material choices, vertical and horizontal breaks and variations in the building fagade, varied roof features and the eastern portion step down. The building is consistent with the Point Edwards project as a whole, conforms with all zoning bulk and use standards, and is not incompatible with scale and character of the City of Edmonds as a whole. The design of the building draws on elements and patterns found in Point Edwards development. D.1. c. Minimize blockage of light and air to adjacent properties or to the sidewalk area. Staff Findings: The proposed building is wrapped by Pine Street and set well back from other Point Edwards structures. The natural slope of the site and adjoining terrain in Point Edwards and its location beneath adjoining development in Woodway should minimize light and air blockage. Open spaces on all sides of the building, street Page 12 of 24 Point Edwards Building 10 PLN20150032 corridors, and the parking area behind will serve to limit any such interference or blockage. D. l.d. Maintain/protect view from public places and streets. Staff Findings: Views from public places and streets should not be impacted by the development. D.2. Design Objectives for Massing. D.2.a. Encourage human scale elements in building design. Staff Findings: Textures and materials, as well as detailing of material transitions, trim, balconies, and roof overhangs provide fine grain of human -scaled elements on the building. The covered entryway and amenity areas, with semi -private seating areas, barbequing area, and fire pit offer additional human -scale and focus to the overall building design. D.2. b. Reduce bulk and mass of buildings. Staff Findings: The building is articulated with elements of varying materials, colors, bays, and roof hipped roof forms. Topography also plays a significant role in adjusting the scale of the building as the building steps into the site both north and south showing 1 to 2 stories on the south side of the building and 4 stories on the north side. The eastern portion of the building stepping down from the western portion also serves to reduce the bulk and mass of the proposed Building 10. D.2.c. Masses maybe subdivided vertically or horizontally. Staff Findings: The change in materials and colors as well as the eastern portion step down help divide the mass of the building horizontally. Strong articulation of the building facade and the modulated roof design help break up the mass vertically. 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. Staff Findings: The height calculation method used in the application materials for Building 10 was specifically envisioned in the Point Edwards Master Plan and the contract rezone for the MPI zone as a flexible site calculation to address the sloping nature of the site. While the eastern portion of the proposed structure still shows 1 story on the south side and 4 stories on the north side, the height calculation method is consistent with the zoning and Point Edwards Master Plan. Furthermore, staff interprets the use of the word "explore" in D.2.d to indicate that it is a goal, not a mandate, to "eliminate building masses that have one story on one elevation and four stories on another. See section II.H.I.d for a discussion on height calculations. D.3. Design Objectives for Roof Modulation. D. 3. a. To break up the overall massing of the roof. Staff Findings: A variety of materials and colors combine with hipped roof forms which extend above the main parapet to create modulated roof forms that help break up the massing of the roof. D.3. b. Create human scale in the building= Staff Findings: Textures and materials, as well as detailing of material transitions, trim, balconies, and roof overhangs provide fine grain of human -scaled elements on the Page 13 of 24 Point Edwards Building 10 PLN20150032 building. The covered entryway and amenity areas, with semi -private seating areas, barbequing area, and fire pit offer additional human -scale and focus to the overall building design. D.3. c. Use roof forms to idents different programs or functional areas within the building. Staff Findings: Gabled and other roof forms are used to accentuate and mark entries at the main residential lobby and secondary amenity areas. Additionally, hipped roofs are used to show living areas, potentially with coffered or vaulted ceilings, adjacent to bedrooms in residential units, with standard ceilings and corresponding flat roofs. D.3.d. Provide ways for additional light to enter the building. Staff Findings: Strategies incorporated into the building design for increased natural daylight include generous glazing at living and amenity areas, a full height window wall adjacent elevator lobbies (to bring light into the building's common areas), and translucent treatments at some of the building's canopies. Light wells have been incorporated into a number of the south facing units at the east wing. D.4. Design Objectives for Wall Modulation. D. 4. a. To let more light and air into the building. Staff Findings: Bays of various configurations (similar to other Point Edwards structures) have been created that allow additional daylight and fresh air to penetrate into the building. This is especially achieved at the "notch" between the east and west wings of the building. D. 4. b. Break up large building mass and scale of a facade. Staff Findings: The above -noted strategy at D.4.a is employed successfully on all facades of the building to avoid the monotony of long, blank facades. Balconies and decks contribute to the articulation and breaking up of mass, producing a sense of smaller, more intimate scale. D.4. c. To avoid stark and imposing building facades. Staff Findings: The building is articulated f with elements of varying materials, colors, bays, and roof hipped roof forms. Topography also plays a significant role in adjusting the scale of the building as the building steps into the site both north and south showing 1 to 2 stories on the south side of the building and 4 stories on the north side. The eastern portion of the building stepping down from the western portion also serves to reduce the bulk and mass of the proposed Building 10. D. 4. d. To create a pedestrian scale appropriate to Edmonds. Staff Findings: Textures and materials, as well as detailing of material transitions, trim, balconies, and roof overhangs provide fine grain of human -scaled elements on the building. The covered entryway and amenity areas, with semi -private seating areas, barbequing area, and fire pit offer additional human -scale and focus to the overall building design. D. 4. e. To become compatible with the surrounding built environment. Staff Findings: The building uses compatible architectural vocabulary with existing Point Edwards' multifamily buildings, amenity buildings, and the Woodway residence to the south, to provide a balanced response to the existing site character and surrounding Page 14 of 24 Point Edwards Building 10 PLN20150032 built environment. Landscape elements mimic those of the surrounding Point Edwards development and further integrate the proposed development. 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. Staff Findings: The proposed Building 10 will provide a slightly different design presentation and form than the other buildings constructed at Point Edwards and will be compatible but distinctive in comparison with the existing buildings in the project. The analogous color and material palette provide a connection to other buildings at Point Edwards while retaining individual character and giving Building 10 its own identity. E.1. b. Reinforce the existing building patterns found in Edmonds. Staff Findings: While the design of Building 10 is slightly different than the other buildings at Point Edwards and has a distinctive design identity, Building 10 is generally consistent with the proportions, forms, and masses of the other buildings associated with the Point Edwards. Proposed Building 10 represents a consistent and coherent addition to the overall design and corresponds with surrounding buildings in Point Edwards. E. 1. c. Improve visual and physical character and quality of Edmonds. Staff Findings: The building will provide a high level of construction quality and materials, design originality and sophistication. E. 1. d. Improve pedestrian environment in retail/commercial areas. Staff Findings: The subject property is not located in a retail/commercial neighborhood. E. Le. Create individual identity of buildings. Staff Findings: Building 10 will fit into its surroundings in the Point Edwards development, but offers its own identify as a building that encompasses design elements from both the existing residential and amenity buildings in the project, as well as taking cues from the large hipped roof home above it to the south in Woodway, and other existing structures in Edmonds. 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 injunction, such as bathroom or stairway windows, etc. and can be grouped to provide more articulation in the facade. Staff Findings: Strategies incorporated into the building design for increased natural daylight include generous glazing at living and amenity areas, a full height window wall adjacent elevator lobbies (to bring light into the building's common areas), and translucent treatments at some of the building's canopies. Light wells have been incorporated into a number of the south facing units at the east wing. E.3. Design Objectives for Variation in Facade Materials. Page 15 of 24 Point Edwards Building 10 PLN20150032 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. Staff Findings: The design of Building 10 provides variation in building materials and colors from the foundation to the roof that is sufficient to satisfy this criterion. This is confirmed in the preceding responses to numerous other design criteria and related findings. E.4. Design Objectives for Accent Materials/Colors/Trim. Applied ornament, various materials and colors applied to a facade as well as various decorative trim/surrounds provide variation in the scale, style and appearance of every building facade. The objective is to encourage new development that provides: • Compatibility with the surrounding neighborhood. • Visual interest and variety in building forms. • Reduces the visual impacts of larger building masses. • Allows identity and individuality of a project within a neighborhood. Staff Findings: The approach for this re -design is for it to blend effectively with the Point Edwards area as a whole, using building materials, colors, and landscape palettes which are analogous to the surrounding environment, while appearing unique enough that it has its own identity. As stated in the preceding discussion of design criteria, these objectives have been met. Design cues have been taken from surrounding residential buildings, while also borrowing the clean, modern lines and fenestration found at the Point Edwards amenity buildings. The resulting fagade design and materials, colors, trim, accents, and other ornamentation and architectural elements, produce a building that is compatible with its surrounding neighborhood, offers visual interest and variety in building forms, accomplishes the reduction of the visual impacts of larger building masses, and retains identity and individuality of the project within the Point Edwards neighborhood. Staff finds the proposal consistent with the above policies, goals and design objectives in the Comprehensive Plan. .. ._. G PUBLIC COMMENTS Three public comments have been received as of the writing of this staff report. Nancy Jacob submitted comments on behalf of Team 50 (a group of Point Edwards' residents that negotiated a settlement agreement with the developer). The comment letter (Attachment 18) is generally in support of the proposed Building 10 and references provisions of the settlement agreement. Staff!�sLTgt, : While the City of Edmonds is aware the settlement agreements between the developer, Team 50 and the Town of Woodway, the City of Edmonds review of the proposed Building 10 is solely based upon the City's design guidelines and development regulations. Page 16 of 24 Point Edwards Building 10 PLN20150032 Charles Schaaf submitted a comment (Attachment 19) concerned about how truck traffic associated with the development of Building 10 may overlap with truck traffic associated with the cleanup of the lower yard which is set to begin in 2016. Staff response: The City's Engineering Division will review traffic control and haul route plans during the building permit phase of the Edmonds Pine Street project. Potential conflicts with truck traffic will be addressed at that time. Susan Youngberg sent two separate emails (Attachment 20) with concerns about parking, traffic congestion, blocking of sunlight and that the residential units would not be condominiums. Staf_ r csOonse: The proposed Building 10 is compliant with the City of Edmonds off-street parking requirements. See section II.H.2 for a discussion of how the proposed building complies with the City's parking standards. In addition to the off-street parking, the proposal also would create 10 new on -street parking spaces along Pine Street. Traffic impacts of the development (Point Edwards as a hole and Building 10) have been reviewed through SEPA. Traffic associated with Building 10 will not have a significant impact on the surrounding area. The proposed Building 10 also complies with the City of Edmonds zoning height regulations for the MPI zone as well as the Point Edmonds Master Plan. Finally, the proposed Building 10 is a multifamily building which is a permitted primary use within the MPI zone. The zoning code does not distinguish between condominiums and apartments. .......... H. APPLICABLE CODES 1. ECDC 16.75 —Master Plan Hillside Mixed Use Zone MPI` A. ECDC 16.75.0 10 Uses The site is located in the Master Plan Hillside Mixed -Use Zone (MPI) and is subject to the requirements of ECDC 16.75. The current proposal for Building 10 is for a 68 -unit multifamily residential building. Multifamily development is a permitted primary use in the MPI zone pursuant to ECDC 16.75.010.A. I B. Pursuant to ECDC 16.75.020.13, development standards in the MPI zone are as follows: Minimum Minimum Minimum Minimum Minimum MinimumMaximum Minimum lot area Zone Lot Area Lot Street Side Rear Maximum Coverage Floor per (Sq. Ft.) Width Setback Setback' Setback Height (a/o) Area' dwelling unit (s.f.) 3 sq. ft. 2,400 MPI None None 15' 10' 15' 35'4'5 45 per sq. ft. Of lot area ° WFor residential buildings, setbacks apply to µexterior lot line only, and not to any interior lot lines within a development. 2 See Footnote 1. 3 The maximum floor area is intended to limit the size of nonresidential development only. In the case of a mixed-use development that includes residences, the maximum floor area calculation shall be applied to the residential use as well. 4 Roof may extend up to five feet above the state height limit if designed as part of an approved modulated design in accordance with Chapter 20.10 ECDC. 5 Building height may be calculated separately for each clearly separated portion of a building as illustrated, but not limited to, Figures A, B and C. Page 17 of 24 Point Edwards Building 10 PLN20150032 6 Total lot coverage for the entire site covered by an adopted master plan within the MPI zone cannot exceed 45 percent. Lot coverage for the individual building lots within the area covered by the master plan cannot exceed 75 percent. Individual lots may not be able to achieve the 75 percent maximum lot coverage due to compliance with master plan and code requirements that address such issues as circulation, open space, topography, buffers, and critical areas. C. Setbacks: The proposed Building 10 complies with the setback requirements established in ECDC 16.75.020.B. D. Height: The allowable height in the MPI zone is 35 feet with an additional 5 five feet allowed as part of an approved modulated design in accordance with Chapter 20.10 ECDC to a maximum of 40 feet. The average level for each portion of the building (West and East wing) was calculated separately consistent with the Point Edwards Master Plan and Footnote 5 of ECDC 16.75.020.B noted above. Each portion of the building is below 35 feet, so ADB does not have to determine if the proposed roofline meets the modulated roof criteria for the additional five feet of allowed height. As proposed, the building would comply with the maximum height establish in ECDC 16.75.020.B. Height will be verified with the building permit review. Note on height calculations: The height rectangles used to calculate the average grade for determining the maximum allowed height encompasses the underground parking structure. This is consistent with how height calculations were performed on the Gregory Building located at 505 — 5t" Avenue South under ADB -2003-44. The reasoning for including the underground parking in the height calculations comes from the following code: ECDC 21.40.030.A defines height as "the average vertical distance from the average level of the undisturbed soil of the site covered by a structure to the highest point of the structure." Pursuant to ECDC 21.40.030.B, average level is determined "by averaging elevations of the downward projections of the four corners of the smallest rectangle which will enclose all of the building, excluding a maximum of 30 inches of eaves." ECDC 21.10.040 defines a building as "any structure having a roof, excluding all forms of vehicles even though immobilized." Finally, ECDC 21.85.070 defines a roof as "the top covering of a building or structure." With Building 10, the underground parking structure's roof is part of the surface parking area and the underground parking structure is part of Building 10. Since pursuant to ECDC 21.40.030.B, the average level calculation must include "all of the building", the height rectangle encompasses the roof of the underground parking structure. The City strives for consistency in application of the development code and this method is consistent with the Gregory Building where the same situation occurred. E. Coverage: According to footnote 6 under the development standards table for the MPI zone referenced above, lot coverage for any of the individual building lots cannot exceed 75 percent, and total lot coverage for the entire site covered by the Point Edwards Master plan cannot exceed 45 percent. Sheet A00 of Attachment 3 provides calculations demonstrating compliance with the coverage requirements of ECDC 16.75.020.B. Building 10 will occupy 42.9 percent of its building site while coverage for the entire Point Edwards development would be 28.5 percent. F. Density (Lot area per dwelling unit): While Building 10 is located on its own separate parcel, overall density for the Point Edwards development was determined during the Master Plan review process. The Point Edwards Master Plan (Attachment 5) indicated a maximum of 419 units in the upper yard, or MPI zone. The Point Edwards development has been approved for Page 18 of 24 Point Edwards Building 10 PLN20150032 350 units. To date, 261 units have been developed which leaves 89 units left from the approved 350 units. The proposed Building 10 is for a 68 -unit multifamily building resulting in a total of 329 units at Point Edwards which is consistent with the density allowed under the Master Plan and approved Point Edwards' development. 2. ECDC 17.50 Off Street Parking Regulations A. Off street parking requirements for multifamily developments are contained within ECDC 17.50.020.A.1.b and are as follows: Type of multiple dwelling unit Required parking space per dwelling unit Studio 1.2 1.5 1 bedroom 2 bedrooms 1.8 3 or more bedrooms2.0 B. Sheet A37 of Attachment 3 provides a breakdown of the type of dwelling units contained within the proposed Building 10. Using this information and the number of required parking spaces required by ECDC 17.50.020.A.1, the following table details the parking requirements for Building 10: Type of multiple Number of Required parking Required Parking space per dwelling dwelling unit units in Bld. 10 Spaces unit Studio 1 1.2 1.2 1 bedroom 29 1.5 43.5 2 bedrooms 38 1.8 68.4 Total Parking Space 113 required C. The application materials indicate 68 parking spaces in an enclosed garage and 50 stalls on a surface lot for a total of 118 stalls. D. The proposed Building 10 is compliant with the parking requirements of ECDC 17.50. Compliance with parking requirements will be verified during the associated building permit review. 3. ECDC 20.11 General Design Review ECDC 20.11.010 requires the ADB to review general design review applications that trigger SEPA. 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 with 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: Page 19 of 24 Point Edwards Building 10 PLN20150032 1. All exterior building components, including windows, doors, eaves, and parapets; Staff Findings: The approach for this re -design is for it to blend effectively with the Point Edwards area as a whole, using building materials, colors, and landscape palettes which are analogous to the surrounding environment, while appearing unique enough that it has its own identity. As stated in the discussion of design criteria in section II.F above, these objectives have been met. Design cues have been taken from surrounding residential buildings, while also borrowing the clean, modern lines and fenestration found at the Point Edwards amenity buildings. The resulting fagade design and materials, colors, trim, accents, and other ornamentation and architectural elements, produce a building that is compatible with its surrounding neighborhood, offers visual interest and variety in building forms, accomplishes the reduction of the visual impacts of larger building masses, and retains identity and individuality of the project within the Point Edwards neighborhood. 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; Staff Findings: The analogous color and material palette provide a connection to other buildings at Point Edwards while retaining individual character and giving Building 10 its own identity. 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level; Staff Findings: Recycling and garbage facilities are located in a room within the parking garage. Equipment and storage are also in the garage or at closets located off secondary corridors. Garbage containers will be moved to a site in the southwest corner of the surface parking lot on garbage days. This area is screened with landscaping and trellis. 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. Staff Findings: The building is articulated with elements of varying materials, colors, bays, and roof hipped roof forms. Topography also plays a significant role in adjusting the scale of the building as the building steps into the site both north and south showing 1 to 2 stories on the south side of the building and 4 stories on the north side. The eastern portion of the building stepping down from the western portion also serves to reduce the bulk and mass of the proposed Building 10. 5. All signs should conform to the general design theme of the development. Staff Findings: The proposed building does not include any commercial signage. Building monument signage at the street and sidewalk will have low level lighting focused on signs to aid in way -finding. 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. Page 20 of 24 Point Edwards Building 10 PLN20150032 Staff Findings: The site where Building 10 would be located is vacant and was previously cleared. Staff notes that the word "shall" is used in the first sentence of ECDC 20.11.030.B.1, while the word "should" is used in the second sentence. This contrasting phrasing indicates to staff that the second sentence is aspirational, not mandatory. Furthermore, the word "large" requires some basis of comparison. While a significant amount of cut will be necessary to place the building into the hillside, in determining whether such amounts are "large," staff finds it helpful to consider the overall coverage amounts as a vehicle for determining whether the impervious surfaces are "large." As noted in section MULE the overall coverage for the Point Edwards site is 28.5 percent, while the coverage on the parcel where Building 10 will be located is 42.9 percent. These coverage amounts are well below the allowable levels of 45% for the entire Point Edwards site and 75% for the individual parcel. For this reason, staff does not consider the impervious surfaces to be "large." 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Staff Findings: The landscaped outdoor amenity area provided on the east end of the building provides an area for gathering, seating and barbequing for residents of the building enhancing the building design and overall site improvements. 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. Staff Findings: Building 10 is located within the Point Edwards development, which is a multi -family development and the building is the last of the buildings approved under ADB - 2002 -226 so the building is compatible with the rest of the Point Edwards development. Landscaping is provided along the southern property line to buffer the development from the single family property just to the south of the site. It should be noted that the landscape plan (Sheets A25 and A29 of Attachment 3) notes that the tree selection for the trees in the surface parking lot and along the rockery will be approved by the residence to the south of the development. This gives this property input into how the development will be screen from their property. The difference in elevation with the site occupied by the adjoining single family dwelling being substantially higher than the subject property also provides natural buffering and view preservation (See Sheet A39 of Attachment 3). 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Staff Findings: Plantings will be protected by a combination of 6" curbs, wheel stops, and grade differences to prevent damage by pedestrians or vehicles. 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. Staff Findings: No service yards are proposed. The trash enclosure located in the surface parking area will only be used on garbage and is screened with landscaping. The primary garbage and recycling center will be located in the interior of the structure. 6. All screening should be effective in the winter as well as the summer. Staff Findings: Plantings will consist of evergreen and deciduous trees and shrubs that will provide year-round screening as well as seasonal interest. Page 21 of 24 Point Edwards Building 10 PLN20150032 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) maybe substituted for planting in areas unsuitable for plant growth. Staff Findings: The proposed landscape plan does not show alternative materials in the landscaping areas, so this criterion is not applicable. 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. Staff Findings: The exterior pathways, parking areas and main entry to the building will be illuminated to create a safe environment for residents. The light standards along Pine Street will be replaced with the decorative light standards used throughout the Point Edwards development. Staff feels the proposal is consistent with design guidelines contained within ECDC 20.11.0303. 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. Staff Findings: The proposed Building 10 is not a community facility. 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. Staff Findings: 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 Landscayine Requirements A. ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB and Hearing Examiner are allowed to interpret and modify according to ECDC 20.13.000. B. Landscaping details for the proposed Building 10 are included on Sheets A25 — A29 of Attachment 3. C. Type V landscaping is required for parking areas and is described in ECDC 20.13.030.E. For parking areas with no more than 50 parking spaces, at least 17.5 square feet of Type V landscaping is required for each stall proposed. With 50 parking stalls on the proposed surface lot, a total of 875 square feet of Type V landscaping is required. Sheet A25 of Attachment 3 indicates there is 2,450 square feet of Type V landscaping, which is consistent with ECDC 20.13.030.E. D. The landscape plan on Sheets A25 and A29 of Attachment 3 notes that the tree selection for the parking lot shall be approved by neighbors (Inadomis) to the immediate south and the City of Edmonds. The trees identified within the planter areas in the parking area are Acer palmatum (Multi -trunk Japanese Maple) which grow to approximately 20 feet in height. Magnolia Loebner (Loebner magnolia) is proposed along the southern property boundary in the planter area adjacent to the rockery. While listed as an evergreen tree, the Western Garden Book (2001, Sunset Publishing Corporation, Seventh Edition) identifies this variety of magnolia as a deciduous tree which can grow up to 50 feet in height. The tree variety for this portion of the landscaping should be an evergreen species that does not exceed 35 feet in height at maturity. Page 22 of 24 Point Edwards Building 10 PLN20150032 An evergreen species should be selected as the landscaping along this portion of the site is acting as Type I landscaping which is intended to provide a dense sight barrier to significantly separate uses and land use districts. Pursuant to ECDC 23.013.030.A, Type I landscaping requires two rows of evergreen trees a minimum of 10 feet in height. While only one row of trees is provided, the existing rockery adds to the dense barrier which is the intent of Type I landscaping. Conditions regarding the trees within the surface parking area and along the southern property boundary are proposed for the ADB's consideration. E. Staff feels the proposed landscaping is generally consistent with the requirements of ECDC 20.13, the ADB's authority to modify the requirements in accordance with ECDC 20.13.000 and the rest of the Point Edwards development as approved on the Point Edwards Master Plan and ADB -2002-226. III. RECOMMENDATION 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 Point Edwards Building 10 under file number PLN20150032 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 POINT EDWARDS BUILDING 10 UNDER FILE NO. PLN20150032 WITH THE FOLLOWING CONDITIONS: 1. HEIGHT CALCULATIONS ARE REQUIRED WITH THE BUILDING PERMIT APPLICATION IN ORDER TO SHOW THAT THE PROJECT MEETS THE HEIGHT LIMIT. 2. APPROVAL AT THE DESIGN REVIEW PHASE SHALL NOT BE INTERPRETED TO MEAN APPROVAL OF THE IMPROVEMENTS AS SHOWN ON THE PRELIMINARY PLANS. THE TREES WITHIN THE SURFACE PARKING AREA MAY BE EVERGREEN OR DECIDUOUS SPECIES. AT THE TIME OF PLANTING, THE TREES MUST BE A MINIMUM OF SIX FEET IN HEIGHT FOR EVERGREEN SPECIES OR ONE AND ONE-HALF INCHES IN CALIPER OF DECIDUOUS. A TREE THAT REACHES LESS THAN 35 FEET IN HEIGHT AT MATURITY MAY BE APPROVED TO PROTECT THE VIEWS OF THE PROPERTY TO THE IMMEDIATE SOUTH OF THE DEVELOPMENT. 4. THE TREES ALONG THE SOUTHERN PROPERTY LINE ADJACENT TO THE ROCKERY MUST BE AN EVERGREEN SPECIES ATLEAST 10 FEET IN HEIGHT AT THE TIME OF PLANTING WHICH GROWS TO NO MORE THAN 35 FEET AT MATURITY. A TREE THAT REACHES LESS THAN 35 FEET IN HEIGHT AT MATURITY MAY BE APPROVED TO PROTECT THE VIEWS OF THE PROPERTY TO THE IMMEDIATE SOUTH OF THE DEVELOPMENT. 5. 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. Page 23 of 24 Point Edwards Building 10 PLN20150032 IV. PARTIES OF RECORD Pine Street LLC Aiden Bird 2801 Alaskan Way Studio Meng Strazzara Suite 107 2001 western Avenue Seattle, WA 98121 Suite 200 Seattle, WA 98121 City of Edmonds Charles Schaaf 121 — 5`h Ave North 45 Pine Street, Unit 204 Edmonds, WA 98020 Edmonds, WA 98020 Susan Youngberg Nancy Jacob 55 Pine Street, Unit 312 65 Pine Street, Unit 301 Edmonds, WA 98020 Edmonds, WA 98020 V. ATTACHMENTS 1. Land Use Application 2. Applicant Cover Letter 3. Building 10 Design Packet 4. ADB -2002-226 5. Contract Rezone and Point Edwards Master Plan 6. PLN20150032 Letter of Completeness 7. SEPA MDNS issued May 9, 2003 8. Adoption of May 9, 2003 MDNS 9. Traffic Impact Analysis (TIA) by William Popp Associates dated March 25, 2013 SEPA 10. DNS issued April 12, 2013 11. 2015 SEPA Checklist 12. SEPA DNS issued September 18, 2015 13. Public Notice Documentation for the Notice of Application 14. Public Notice Documentation for the Notice of Public Hearing and SEPA Determination 15. Snohomish County Fire District #1 Review Comments 16. Building Division Review Comments 17. Engineering Division Review Comments 18. Nancy Jacobson August 21, 2015 Letter 19. Charles Schaaf August 27, 2015 Email 20. Susan Youngberg August 17, 2015 Emails Page 24 of 24