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ADB-11-04 Staff Report with Attachments.pdf411c. 1'S9\, CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION PLANNING DIVISION VEPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: Revisions to Building Design at 155 3rd Ave. S File Number: PLN20110004 Date of Report: March 9, 2011 w From: Jen Machuga, Associate Planner Public Hearing: March 16, 2011 at 7:00 pm City Council Chambers: Public Safety Complex 250 5th Avenue North, Edmonds WA 98020 The subject proposal is for review and approval of changes to the building design and landscaping approved under building permit BLD20080790, which was for a new mixed- use building located at 155 3rd Avenue South. This building, which was previously referred to as the Greenberg Building, includes a parking garage at and slightly below ground level, office space on the first floor, and two residential units on the second floor. Design review for the development at this site was previously conducted by the Architectural Design Board (ADB) under File No. PLN200300038. Additionally, a variance was approved by the Hearing Examiner (PLN20030085) for an exception from the zoning requirement for commercial development on the ground floor. At the time of the original ADB and variance review as well as the building permit approval, the site was located within the Community Business (BC) zone. Following the time the building permit was issued, the zoning of the site was changed to Downtown Business (BD2), which is the current zoning designation of the site. The building permit for the subject development (BLD20080790) is currently active, and as long as this permit does not expire or the scope of work is not changed substantially enough for a new permit to be required, the work under the active building permit is vested to the code requirements for the BC zone that were in effect at the time of the permit approval. During construction, certain elements of the building were not constructed per the approved building permit plans. Elements that were not constructed per the approved plans that impact the exterior appearance of the building include the size and style of the Page 1 of 6 File No. PLN20110004 155 3`d Ave. S / Elliot Shaw windows, the presence of a wing -wall adjacent to an upper floor deck, and the brick column details. The building has been unfinished for years, and ownership of the building changed last year following these unpermitted modifications to the building design. The current owner, Elliot Shaw, wishes to complete construction of the building with these modified design elements as currently constructed. Additionally, the applicant wishes to make changes to the approved landscape plan. Thus, design review and a revision to the approved building permit plans is required. Since the ADB conducted the initial design review for the building, the proposal to change certain design elements of the building is being forwarded back to the ADB for review. The applicant's proposal is included in Attachments 2 and 8. The landscape plan and building elevation views approved under the current building permit (BLD20080790) are included as Attachment 7 and Pages 11 and 12 of Attachment 8. The following is staff's analysis of the proposed changes to the approved building design and landscaping. II. GENERAL INFORMATION: 1. Owners: Elliot and Sonya Shaw (Attachment 1). 2. Applicant: Rick Utt / Cornerstone Architecture (Attachment 3). 3. Tax Parcel Number: 27032300405600. 4. Location: 155 3rd Avenue South. 5. Zoning: The project was initiated within the Community Business (BC) zone, but zoning of site was since changed to the Downtown Business (BD2) zone. The project, however, is vested to the Community Business (BC) standards for as long as the issued building permit (BLD20080790) is active. 6. Existing / Proposed Use: Mixed-use building with residential and office (no change in use proposed at this time). 7. Review Process: Because the project originally required review under the State Environmental Policy Act (SEPA), review by the Architectural Design Board (ADB) was required. The ADB initially reviewed the proposal (PLN20030038) and made a recommendation of approval to the Hearing Examiner. Since the proposal was originally reviewed by the ADB, the proposed changes to the building are being sent back to the ADB for review. The ADB will review the design of the proposed changes and will make the final decision on whether the proposal is consistent with the design review criteria found in the applicable Design Guidelines that were in place at the time of original permit approval (Attachment 6). III. SEPA THRESHOLD DETERMINATION: Review under the State Environmental Policy Act (SEPA) was required because the project included over 1,000 cubic yards of grading and the building contains over 4,000 square feet. The City issued a Mitigated Determination of Non -Significance on April 15, 2003. No appeals were received. The scope of work for the project has not changed with the subject application; therefore, the initial SEPA determination does not need to be amended. Both the City and the applicant have complied with SEPA requirements. Page 2 of 6 File No. PLN20110004 155 3`d Ave. S / Elliot Shaw IV. PUBLIC CONCERNS: Since the subject proposal is not a "Major" project (i.e. it does not trigger new SEPA review), public notice was not required. To date, no public comments have been received. V. TECHNICAL COMMITTEE: This application was reviewed and evaluated by the City's Building and Engineering Divisions. If any design changes are approved by the ADB, the Building Division will likely require a revision to the issued building permit (BLD20080790). The Engineering Division provided a memorandum (Attachment 5) stating that revisions to the building shall be located within private property or separate review and approval to amend the existing encroachment permit will be required, and that a right-of-way construction permit will be required for any work that requires staging or use of the City right-of-way. These have been added as conditions of approval. VI. NATURAL ENVIRONMENT: 1. Topography: The site slopes downwards gradually to the west. The majority of the site is currently covered by the partially finished building. 2. Critical Areas: A Critical Areas Checklist was submitted on January 2, 1998 under File No. CRA19980001, and the subject site was inspected for critical areas. No critical areas were observed on or adjacent to the subject property. Thus, a "waiver" from the critical areas requirements of ECDC 23.40 through 23.90 was issued. VII. NEIGHBORHOOD CHARACTERISTICS: The subject site is currently located in the Downtown Business (BD2) zone (although the current proposal is vested to the Community Business standards as discussed above). Surrounding zones include the Downtown Business (13134) and Multiple -Family Residential (RM -1.5) zones. Properties within the vicinity of the site include offices, a bank, and single-family and multi -family residences. VIII. COMPREHENSIVE PLAN: The Comprehensive Plan designation for this site is "Downtown Mixed Commercial," and the site is also located within the "Downtown/Waterfront Activity Center." The design guidelines from the Comprehensive Plan applicable at the time of the building permit for the project can be found in Attachment 6. 1. Design Objectives for Building Design: Refer to pages 21 through 23 of the Design Guidelines for those applicable to building design (Attachment 6). The design guidelines state that materials and colors should complement what is used in the neighborhood. As exemplified on Page 9 of the applicant's submittal packet (Attachment 8), the building as constructed is generally consistent with the materials Page 3 of 6 File No. PLN20110004 1553 d Ave. S / Elliot Shaw and colors of immediately surrounding buildings. The design guidelines specify that design elements of a building should be applied on all sides consistently. Staff feels that the various heights of brick columns does not look consistent. In particular, on the southern fagade, the brick column on the west side of the entrance is shorter than the brick column on the east side of the entrance. Staff feels that in order to apply consistent design elements, the column on the west side of the southern entrance should be increased in height to be consistent with the height of the column on the east side of the entrance. Additionally, staff feels that the applicant's proposal to add a decorative'cap to the tops of all of the brick columns will help to finish off the look of the columns and will provide consistency among all sides of the building. This has been added as a recommended condition of approval. The design guidelines specify that long massive walls should be avoided and that buildings on corner lots must be designed to provide visual interest and modulation on both street frontages. As such, staff recommends removal of the wing -wall on the southwestern corner of the building. Although the wing -wall at the northwestern corner of the building was required for compliance with Building Code requirements and approved as part of the current building permit, the wing -wall at the southwestern corner of the building is neither required by the Building Code, nor was it part of the plans for the current building permit. Staff feels that with the removal of this wing - wall (and addition of a guardrail if required by code), the southwestern corner of the building will be opened up to the street corner, and the southern fayade will look more balanced, as there is a cut-out at the southeastern corner of the building as well. This has been added as a recommended condition of approval. Although the windows installed in the building are much smaller in size and are more residential in style than those indicated in the approved building permit plans, staff feels that these windows still sufficiently break up the building fagades and provide visual relief to the building. 2. Design Objectives for Site Design: Refer to pages 23 through 25 of the Design Guidelines for those applicable to site design (Attachment 6). Since the landscaping is the only proposed change the applicant has made to the approved site design, various other elements of site design are not being addressed at this time. The design guidelines specify that parking lot perimeter landscaping is required and that landscaping should be used as a buffer between streets and buildings and/or parking areas. The approved landscape plan is provided as Attachment 7, and the proposed landscape plan is provided on Page 10 of Attachment 8. The proposed landscape plan includes the following changes from the landscape plan approved with the current building permit (BLD20080790): 1) Changed the street trees along Dayton Street to be Bowhall Maple and the street tree along 3rd Ave. S to be Capitol Pear, 2) Eliminated all landscaping indicated on the adjacent property to the east of the subject site, 3) Changed the species referenced by #13 on the landscape plan from Podocarpos M. Maki/Shrubbery Yew to Wilma Cypress, and 4) Changed the species referenced by #17 from Taxus Baccata "Stricta" to Wilma Cypress. Page 4 of 6 File No. PLN20110004 155 3`d Ave. S / Elliot Shaw Regarding the applicant's proposal to change the street tree species, this was actually a requirement of approval of the ADB and Hearing Examiner's original decisions for the project, as the City's Street Tree Plan calls for Bowhall Maple along Dayton Street and Capitol Pear along 3rd Ave. S. Thus, this proposed change is consistent with the original approval and is acceptable. Regarding the applicant's proposal to eliminate all landscaping on the adjacent property to the east, the City cannot require an applicant to make improvements to a neighboring property. As stated in staff's original report to the ADB, "The applicant should clarify if there is an agreement in place with the adjacent property owner for the installation of such landscaping." Thus, this landscaping was not required as part of the original ADB approval, and although it would look nice, the City cannot require the applicant to install landscaping on this adjacent property. Regarding the proposed changes of plants #13 and #17 to Wilma Cypress, staff feels that this change is acceptable, as the originally approved species for #13 and #17 are both evergreen shrubs of a similar size. This change should not substantially alter the appearance of the site nor the screening of the building from the sidewalk. IX. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC): As stated above, the project is vested to the standards of the Community Business (BC) zone. The proposed changes to the building exterior and landscaping would not impact the project's compliance with applicable requirements of the BC zoning regulations of ECDC 16.50 nor with other applicable requirements of the ECDC, such as on-site parking requirements. X. RECOMMENDATIONS: Based on the analysis and attachments to this report, staff recommends APPROVAL of the proposed modifications to the approved building design and landscaping described in file PLN20110004 with the following conditions: 1. The wing -wall must be removed from the southwestern corner of the building. If necessary to comply with Building Code requirements, a guardrail shall be provided. 2. The brick column on the west side of the entrance on the southern building fagade shall be extended in height to match the height of the brick column on the east side of the entrance on the southern building fagade. A decorative cap shall be added to the tops of all of the brick columns throughout the building. 3. If changes are to be made from the building permit plans approved under BLD20080790, a revision to the building permit may be required by the Building Division. 4. Revisions to the building shall be located within private property, or separate review and approval to amend the existing encroachment permit (recorded under AFN 200508301346) will be required. Page 5 of 6 File No. PLN20110004 155 3`d Ave. S / Elliot Shaw 5. A right-of-way construction permit will be required for any work that requires staging or use of the City right-of-way. 6. This application is subject to the applicable requirements contained in the Edmonds Community Development Code (ECDC) and Building Code, and it is the responsibility of the applicant to ensure compliance with the various provisions contained in these ordinances. XI. PARTIES OF RECORD: Mr. Elliot Shaw 5326 156" St. SE Bothell, WA 98012 Mr. Rick Utt Cornerstone Architectural Group 6161 NE 175th St., Suite 101 Kenmore, WA 98028 XII. ATTACHMENTS: 1. Land Use Application 2. Initial Request from Applicant with Photo (2 pages) 3. Authorization for Agent 4. Zoning and Vicinity Map 5. Memorandum from Jeanie McConnell, Engineering Program Manager 6. Urban Design Guidelines from 2003 7. Landscape Plan Approved under BLD20080790 8. Design Review Application Packet (12 pages) Page 6 of 6 City of Edmonds Land Use Application X ARCHITECTURAL DESIGN REVIEW MENSEEMIMMEM ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # 11 ZG 0 GC ZONE ❑ HOME OCCUPATION DATE Z'1 REC'D BY �G ❑ FORMAL SUBDIVISION �,;70y� ❑ SHORT SUBDIVISION FEE 2'7y RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB DB ❑ CC ❑ STREET VACATION II� ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: PROPERTY ADDRESS OR LOCATION PROJECT NAME (IF APPLIICABLE�)3����/Z PROPERTY OWNER/PHON�E/#��15�i`T ADDRESS. FAX #?�S' 3a .6 n � � � TAX ACCOUNT # a �� 3�3 yo b S� ate SEC. �✓ TWP. RNG. jl 1 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY / '�-)k j7)'TI-Ac\ � FT- Lt Tart DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LEITER AS NECESSARY)— APPLICANT ECESSARYAPPLICANT 41�1/1111Z,5� PHONE #- ��T • 7'71 • y1� 7_ ADDRESS �37, 1 1 JL�L �i d (i k�Lo %� �G li �' "z'�/� l tly/ `� E-MAIL�hilbJek&_Z �y 1C�S7< f% �Z� FAX # CONTACT PERSON/AGENT ���Y- PHONE # ADDRESS E-MAIL FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information fiunished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT-!��� DATE 7IIZ_ Property Owner's Authorization 1/SL}yL/ 'certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of iinnssppeccttion�annd posting attendant to this application. SIGNATURE OF OWNER L �" —' i��s�" DATE �� O ,Questions? Call (425) 771-0220. Revised on 9/14/10 B - Land Use Application Page I of l Attachment 1 City of Edmonds C/O Development Services D 1215th Avenue North Edmonds, WA 98020 RE: Design Changes Site Address: 155 P Ave. S. Edmonds January 27th, 2011 r This letter is to request that the existing windows, brick columns and wing wall already in place at the above address be approved by the Architectural Design Board. We are requesting this design change due to; • Financial hardship. • As is, the building is aesthetically pleasing. • Time constraints with existing permit. Sincerely Yours, Elliot Shaw, Sonya Shaw, Joshua Shaw 5326156th Street South East Bothell, WA 98012 425-471-1997 Attachment 2 N- - I o p4 ?011 5325 156 th St SE Bothell, WA 98012 425-471-1997 OF AUTHORIZATION Date: February 4th, 2011 ;ommunity Development Department :ity of Edmonds We hereby authorize Mr. Rick Utt with Cornerstone Architectural Group and staff to act as our agent in the regulatory process to apply for and manage any land use application on 155 3rd Ave South located in the City of Edmonds. sr' This authorization is approved through Noy 20,) unless extended. Signature: Title: 10 LIJ�E/r' Attachment 3 File No. PLN20110004 40 80 160 N A Attachment 4 Date: To: From: Subject: t 1 February 25, 2011 Jen Machuga, Planner Jeanie McConnell, Engineering Program Manager PLN20110004, ADB Revisions to building under construction 1553 rd Ave S Engineering has reviewed and approved the subject application with the following conditions to be noted in the staff report. An existing encroachment agreement is recorded against the subject property for building overhangs on both Dayton Street and 3rd Ave S. The encroachment agreement can be referenced under recording number 200508301346. Proposed revisions to the building shall be located within private property or separate review and approval to amend the existing encroachment permit will be required. A right-of-way construction permit will be required for any work that requires staging or use of the City right-of-way. Please coordinate with the Engineering Division as required. Thank you. City of Edmonds Attachment 5 maximum height of 3 feet will be allowed as freestanding signs unless the property owner IDcan demonstrate that a such a sign cannot provide adequate signage. D. Non-residential Conditional Uses in Residential Zones Non-residential conditional uses in residential zones can include churches, schools, offices, hospitals and other uses listed in the Zoning Code. Non-residential conditional uses in residential zones should be designed according to the guidelines most appropriate to the situation. Since these uses are located in residential neighborhoods, the proposal should be designed according to the neighborhood business guidelines and the guidelines for the district where the use is situated. (See Neighborhood Business Guidelines and District Guidelines). /L Districts A. Downtown Activity Center The downtown area is characterized by older buildings built after 1900 and before 1950. These buildings include residential, commercial and mixed use buildings. As Edmonds has remained a vibrant, growing community for the entire 20th century, there are more modern buildings mixed with the older buildings. Since the street layout of the downtown area was created prior to the advent of the automobile as the primary form of transportation, the downtown commercial area is generally a comfortable place for pedestrians. The design guidelines are intended to retain the existing character of the City while allowing for growth and change over time. For these purposes the City of Edmonds has created the following Downtown Edmonds guidelines. 1. Downtown Activity Center Defined: The boundaries of the Downtown Activity Center shall be the same as those defined by the Comprehensive Plan. 2. Gateway Streets Defined: Gateway Streets are streets leading into the downtown area. The public facilities on these streets are designed to tie into the character of the downtown area. Public facilities are considered to be street lights, bus stop shelters, street furniture and other facilities found in the City right-of-way with the general purpose of serving the public at large. The Gateway Streets are as follows (see attached Gateway Street Map): ✓" • 5th Avenue South to SR 104. SR 524 to the intersection with Olympic Avenue. At the time of the writing of this document, SR 524 includes 3rd Avenue N to Caspers Street, Caspers Street from 3rd Avenue N to 9th Avenue N, 9th Avenue N to Puget Drive, Puget Drive to 196th Street. SW, and 196th Street SW as it leaves Edmonds. • Main Street from the Ferry Terminal to Maplewood Drive. 3. Pedestrian Streets Defined: Pedestrian Oriented Streets shall be as follows (see attached Pedestrian Street Map): • 5th Avenue from Howell Way to Edmonds Street. • 4th Avenue from Dayton Street to Bell Street. • 3rd Avenue from Dayton Street to Bell Street. • 2nd Avenue from Bell to Dayton Street. Attachment 6 • Bell Street from 5th Avenue North to 2nd Avenue North. • Main Street from 6th Avenue to the waterfront. • Dayton Street from 5th Avenue South to 2nd Avenue South. • James Street between 3rd Avenue and Sunset. As Downtown Edmonds develops, it will be necessary to reassess the location of the pedestrian oriented streets. In the event that the Ferry terminal leaves the Main Street location, or in the event that the Ferry Holding Lanes are relocated, the City shall immediately reassess the pedestrian oriented street section of this ordinance. 4. Guidelines for the Downtown Activity Center a) Historic Preservation (1) Historic Resources (a) Design of new or renovated buildings in the downtown area should be sensitive to the presence of historic buildings or landmarks. When built adjacent to one of these historic resources, size, bulk, building materials, window patterns, rooflines, orientation, setbacks, signage, and other design features of the new building should be compatible with and not overwhelm the historic resource. (2) Downtown Character (a) Development downtown should be accomplished so as to reinforce the historic character and pedestrian orientation and scale of downtown buildings and streetscapes. Each building should contribute to the character of the downtown environment in a manner consistent with the heights, facades, setbacks, rooflines, signage, and repeating design elements of other buildings found on the street. (3) Rehabilitation and Continuing Use (a) The continuing use of existing'structures is a desirable feature of the downtown streetscape. The rehabilitation of existing buildings is encouraged. Within the downtown commercial area, the conversion of old homes into small businesses contributes to the accessible, "small town" atmosphere of downtown. b) Building Design (1) Multi -Family Building Design (a) General Buildings should be designed to fit into the context of the surrounding area, paying special attention to the scale, form, height and massing of the existing neighborhood. All of the following design guidelines should be interpreted based on the area surrounding the site to be developed. For example, colors usually should be non -garish, with bold colors used for trim. However, a specific design in a specific area may require bolder coloring. Or multiple family development usually should use a shingled roof, but a particular design in particular location may call for a metal roof. It should be noted that some areas of the City have developed sites or buildings which would be in substantial non-compliance with these design guidelines. In such cases, a designer should design a proposed building in conformance with the design guidelines rather than in context with the surrounding area. Page 21 (b) Materials Materials and colors used should complement what is used in the neighborhood. Building material choices may include, but are not limited to wood, masonry, stucco, and tile. Roofs material choices may include, but are not limited to composition or wood shingles. All these materials are characterized by fairly fine texture. (c) Shapes and Forms A building should have a design theme carried throughout its shapes and forms. These elements should be applied on all sides consistently. Typical forms used in residential development include porches, dormers, and hip / gable / shed roofs. However the building forms are applied, the buildings should avoid large massive unbroken roof and wall lines. Where buildings are located on corner lots, the shapes and forms of the building should accent the corner. Buildings on corner lots must be designed to provide visual interest and modulation on both streets frontages. (d) Details and Fenestration Residential development is typified by smaller window sizes, i.e. paned windows, overhangs and soffits. All buildings should have a clear entry expression such as arches, awnings, shutters or other entry defining characteristics. In addition, porches and other entry expressions, along with decks, dormers, and balconies, are indications of residential development. All of these items should be combined with the shapes and forms of the building to avoid large, massive roofs and walls. Modulation of walls, texture, materials and windows should be used to break up the appearance of the walls. Colors are considered as a design element and must be compatible with the building design theme, and the design theme of the surrounding area. (e) Size, Height and Bulk Multi -family development should indicate its use by its scale of development. Larger buildings should be broken into house size elements through articulation and modulation of the facades and roofs. (f) Transitions Since the height limit for development in the multiple family zones and in the Community Business zone can be 5 feet higher than the allowable height limitTor single family homes, a transitional element(s) should be included in their design. Design mitigations maybe required where adjacent buildings are much smaller or down hill from the proposed building(s). (see Figure 4). (2) Commercial Design (a) General Buildings should be designed in context with the surrounding area. All of the following design guidelines should be interpreted based on the area surrounding the site to be developed. For example, colors usually should be non -garish, with bold colors used for trim. However, a specific design in a specific area may require bolder coloring. (b) Materials Page 22 Materials and colors used should complement what is used in the vicinity. Building material choices may include, but are not limited to masonry, stucco, prefab panel, metal, and glazing. Roofs material choices may include, but are not limited to standing seam metal and flat asphalt. (c) Shapes and Forms A building should have a design theme carried throughout its shapes and forms. Small to mid-scale buildings with horizontal relief along the facade typifies development in a pedestrian oriented commercial area. Consistency, unity and simplicity also characterize the application of shapes and forms for this type of development. However the building forms are employed, buildings should avoid long unbroken roof and wall lines. Where buildings are located on corner lots, the shapes and forms of the buildings should accent the corner. Buildings on corner lots must be designed to provide visual interest and modulation on both street frontages. (d) Details and Fenestration Typical details for this type of development include a strong cornice, building ornamentation, awnings, storefront windows, and balconies. All buildings should have a clear entry expression such as arches, awnings, shutters or other entry defining characteristics. All of these items along with the shapes and forms of the building should be combined to avoid large, massive walls. Modulation of walls, texture, materials and windows should be used to break up the appearance of the walls. Colors are considered as a design element and must be compatible with the building design theme, and the design theme of the surrounding area. (e) Transitions Since the height limit for development in the multiple family zones and in the Community Business zone can be 5 feet higher than the allowable height limit for single family homes a transitional element(s) should be included in their design. Design mitigations maybe required where adjacent buildings are much smaller or down hill from the proposed building(s). (see Figure 4). (f) Context Buildings should be designed to conform to the surroundings. A designer should not leave blank and uninteresting walls on sides of the building facing neighboring properties. If a zero foot setback is utilized for the purpose of joi-rri'ng the proposed building to another building the treatment of the sides of the building adjoining the other buildings shall be appropriate to such development. c) Site Design The designer should create a site design which allows for a consistent theme from the building to the site. Landscaping should be used to complement the building and site design. (1) Site Organization The site design should be oriented toward the pedestrian. Storefronts should be encouraged adjacent to sidewalks. Where storefronts are not possible, other features of pedestrian interest should be created adjacent to the sidewalks. Page 23 (2) Parking IDLots should be oriented for pedestrian safety with walkways between stall isles and along the sides of the parking lots, and with well defined cross walks where pedestrians must cross the drive isles. Parking lots should be located behind, underneath buildings, or between buildings. Parallel parking on the street is desirable. Corner parking lots should be avoided. (3) Landscaping Interior parking lot landscaping is required. Parking lot perimeter landscaping is required. Landscaping should be used as a buffer between buildings and use changes. Landscaping should be used as a buffer between streets and buildings and/or parking areas. (4) Streetscape Since Downtown commercial developments are -pedestrian oriented, the City shall encourage the placement of street furniture and awnings over the public right-of-way where possible and appropriate. Sidewalks with a minimum 7 foot width are required. Street trees are required. Sidewalk tree grates which allow for handicapped accessibility of the sidewalk, and which allow for growth of the tree shall be used. Installation and maintenance of the trees will be the responsibility of the City. Installation of trees may be required of the applicant as mitigation for new development. Awnings are encouraged along pedestrian oriented streets. The City should create incentives rather than disincentives for the addition of awnings over public sidewalks. Awning design should allow diversity, while still providing coordination between properties. Street furniture should be encouraged in the public right-of-way, on and adjacent to the public sidewalks. Street furniture, light fixtures, bus stop shelters and other utilitarian fixtures found in the public right of way should have a early 1900's theme. That theme should be continued on the Downtown Gateway Streets. In areas where a portion of the City right-of-way will remain unimproved, the developer will be required to install landscaping between the property line and the improved portion of the right-of-way. (5) Screening Utility vaults, heating and cooling equipment and other utility equipment should be--,-- screened e--,,screened in some way by vegetation or walls. Parking should be screened from residential areas with vegetation and fences, and from streets with walls and vegetation. (6) Trash & Recycling Enclosures Trash and recycling enclosures must be screened with solid wood or masonry fencing. Chain link fencing with slats may only be permitted for enclosure gates. Trash and recycling enclosures should be located off alleys, if possible. Wherever they are located, they should be placed to allow safe and convenient pick-up by the trash and recycling haulers. If such a location requires a conspicuous location, additional screening will be required. Page 24 (7) Context: Buildings should be designed to conform to the surroundings. A designer should not leave blank and uninteresting walls on sides of the building facing neighboring properties. If a zero foot setback is utilized for the purpose of joining the proposed building to another building the treatment of the sides of the building adjoining the other buildings shall be appropriate to such development. d) Transportation Orientation The downtown area is a pedestrian oriented area. The transportation orientation must therefore be primarily for pedestrians. Therefore developments should promote pedestrian and bicycle use. Buildings should be close to the street. Parking should be in the rear, and not the primary focus of the site. All access from parking lots to the street should be clearly marked for pedestrian safety. All parking areas should provide clearly marked pedestrian walkways. e) Signage (1) Multi -Family Sign Design Signage for multiple family developments should be low level signs that are primarily for building identification. One sign is allowed for each development. Internally illuminated signs are prohibited. Freestanding signs must be monument signs. (2) Pedestrian Oriented Sign Design Signage on pedestrian oriented streets should be low level signs that are primarily oriented for pedestrians. Internally illuminated signs are prohibited, while signs with external illumination are allowed. 5. Pedestrian Oriented Commercial a) Location The design criteria found in this section are for development located on pedestrian oriented streets in the Downtown Activity Center. Additional criteria may be applied to construction within the Downtown Activity Center. b) Building Design (1) General Buildings should be designed in context with the surrounding area. All of the following design guidelines should be interpreted based on the area surrounding the site to be developed. For example, colors usually should be non -garish, with bold colors used for trim. However, a specific design in a specific area may require bolder coloring. It should be noted that some areas of the City have developed sites or buildings which would be in substantial non-compliance with these design guidelines. In such cases, a designer should design a proposed building in conformance with the design guidelines rather than in context with the surrounding area. (2) Materials Materials and colors used should complement what is used in the vicinity. Building material choices may include, but are not limited to masonry, stucco, prefab panel, Page 25 metal, and glazing. Roofs material choices may include, but are not limited to isstanding seam metal and flat asphalt. (3) Shapes and Forms A building should have a design theme carried throughout its shapes and forms. Small to mid -scale buildings with horizontal relief along the facade typifies development in a pedestrian oriented commercial area. Consistency, unity and simplicity also characterize the application of shapes and forms for this type of development. However the building forms are employed, buildings should avoid long, unbroken roof and wall lines. Where buildings are located on corner lots, the shapes and forms of the building should accent the corner. Buildings on corner lots must be designed to provide visual interest and modulation on both streets frontages. (4) Details and Fenestration Typical details for this type of development include'a strong cornice, building ornamentation, awnings, storefront windows, and balconies. All buildings should have a clear entry expression such as arches, awnings, shutters or other entry defining characteristics. All of these items along with the shapes and forms of the building should be combined to avoid large, massive walls. Modulation of walls, texture, materials and windows should be used to break up the appearance of the walls. Along sidewalks, storefronts or other features adding visual interest should occupy at least 75% of the wall space to a height of 8 feet above the sidewalk. Colors are considered as a design element and must be compatible with the building design theme, and the design theme of the surrounding area. (5) Size, Height and Bulk Buildings have the potential to build the entire width of the lot. Some consideration may be given to minor height allowances for public improvements in certain areas. (6) Transitions Since the height limit for development in the multiple family zones and in the Community Business zone can be 5 feet higher than the allowable height limit for single family homes, a transitional element(s) should be included in their design. ✓ , Design mitigations may be required where adjacent buildings are much smaller or down hill from the proposed building(s). (see Figure 4). (7) Context Buildings should be designed to conform to the surroundings. A designer should not leave blank and uninteresting walls on sides of the building facing neighboring properties. If a zero foot setback is utilized for the purpose of joining the proposed building to another building the treatment of the sides of the building adjoining the other buildings shall be appropriate to such development. c) Site Design The designer should create a site design which allows for a consistent theme from the building to the site. Page 26 (1) Site Organization A pedestrian oriented development should typically be a storefront project with a windows or other human scale elements located along the sidewalk. The building should have a zero ("0") foot setback along the street property line with a pedestrian scale entry and common wall, and abutting buildings are encouraged. Vehicular and service access should be located at the rear of buildings. Curb -cuts should be avoided and alley or side street access are encouraged. Buildings should anchor corners, not parking lots. (2) Parking Lots should be oriented for pedestrian safety with walkways between stall isles and along the sides of the parking lots, and with well defined cross walks where pedestrians must cross the drive isles. Parking lots should be located behind, underneath buildings, or between buildings. Parallel parking on the street is desirable. Corner parking lots should be avoided. (3) Landscaping Landscaping should be used to complement the building and site design. It may be used to buffer streets, buildings and/or parking areas, and changes of use. Parking lots will require both perimeter and interior landscaping. Planters as part of the buildings are encouraged in zero setback buildings. (4) Screening Utility vaults, heating and cooling equipment and other utility equipment should be screened in some way by vegetation or walls. Parking should be screened from residential areas with vegetation and fences, and from streets with walls and vegetation. (5) Trash & Recycling Enclosures Trash and recycling enclosures must be screened with solid wood or masonry fencing. Chain link fencing with slats may only be permitted for enclosure gates. Trash and recycling enclosures should be located off alleys, if possible. Wherever they are located, they should be placed to allow safe and convenient pick-up by the trash a>I recycling haulers. If such a location requires a conspicuous location, additional screening will be required. (6) Context Common wall development with compatible facades is encouraged. Parking structures should be considered along with the ability to consolidate parking for several lots and developments. Mixed use development is encouraged. Site design should take into account the surrounding development. The location of structures, parking, landscaping and other site features should be based on the orientation of the features and structures on adjacent properties. (7) Streetscape Street trees, street furniture such as benches and other street fixtures are encouraged in pedestrian oriented commercial development. Page 27 (8) Transitions Since the height limit for commercial development is 5 feet higher than the allowable height limit for single family homes and commercial buildings are a more intensive use, a 15 foot landscape buffer with fence should be included in all development adjacent to single family zoned property. d) Transportation Orientation Developments must encourage pedestrian and bicycle use. Buildings should be close to the street. Parking should be in the rear, and not the primary focus of the site. All access from parking lots to the street should be clearly marked for pedestrian safety. All parking areas should provide clearly marked pedestrian walkways. Bicycle parking facilities are encouraged. e) Signage The downtown area is a pedestrian oriented area. Signage in a pedestrian oriented area should be low level signs that are primarily oriented for pedestrians. Internally illuminated signs are prohibited, while signs with external illumination are allowed. B. Medical/Highway 99 Activity Center The activity center that these guidelines pertain to is dominated by institutional uses. Stevens Hospital, Edmonds-Woodway High School, and the City's Public Works facility are located within the city limits. Just outside of the city limits but adjacent to the activity center are College Place Elementary and Junior High School, Edmonds Community College, a post office, and the Edmonds School District offices. All these public uses suggest a campus type setting as the most appropriate type of development for this area. A campus setting will place a great deal of importance on perceived open space and connections between developments to accommodate pedestrians and alternative modes of transportation. 1. Medical/Highway 99 Activity Center Defined: The boundaries of Medical/Highway 99 Activity Center shall follow the boundaries of the Medical/Highway 99 Activity Center designated by the Comprehensive Plan, 2. Key Intersection 212th Street Southwest and 76th Avenue West. 1) The development of the right-of-way at this intersection must use treatments which prioritize pedestrian use. 3. Guidelines for the Medical/Highway 99 Activity Center a) Site Design (1) Open Space (a) Since perceived open space is a key element of a campus like setting, special incentives may be developed to encourage its development. These may include: ® Reduction of one or two setbacks while increasing the third. The Street Setback may not be modified. ® Allow for an increase in the permitted height in exchange for reduced lot coverage. 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