Cover Letter.pdfME
City of Edmonds Development Services Department
Attn Jen Machuga
1215 th Ave N
Edmonds, WA 98020
Re: 303 Design Review Cover Letter
REC W4tNNVE `,,
JUL 0 1 2915
DEVELOPMENT SERVICES
COUNTER
Proposed development of 303 Edmonds St is a new 3 story, 9 residential unit multifamily apartment building.
The existing 311 building on the same site is proposed to be re -clad to match the new building. The project is
located in the BD2 zone but is not located on a designated street front.
TGB Architects has reviewed the applicable requirements and standards as found in the Comprehensive Plan
and Edmonds Community Development Code, pre -application meeting dated January 29, 2015 and further
dialogue with the City of Edmonds. Below is a breakdown describing how the proposed 303 Edmonds St
development satisfies the stated requirements.
Comprehensive Plan:
Proposed project is located within the Downtown/Waterfront Activity Center. Project parcel is labeled
Downtown Mixed Commercial. Adjacent parcels are Downtown Mixed Commercial to the north and south,
across Edmonds St; Multi Family — High Density to the west, across 3rd Ave N, and Arts Center Corridor to the
east, across the alley.
Edmonds Community Development Code:
Proposed project is located in the BD2 zone. Adjacent parcels are BD2 to the north and south, across Edmonds
St; RM -1.5 to the west, across 3rd Ave N, and BIDS to the east, across the alley.
Comprehensive Plan Downtown Design Objectives
1. Site Design.
Vehicular Access and Parking. Not applicable as no vehicular access is provided to site. Existing curb cuts will be
removed as portion of proposed project.
Pedestrian Access and Connections. Project enhances the streetscape character, pedestrian access to the site is
appropriate, existing mixed use building is accessed directly off of sidewalk while the proposed multi -family
building is accessed through an entry court.
Building Entry Location. Both the existing building and proposed building are to be at grade, benches accessible
to general public are proposed as site amenities.
Building Setbacks. Proposed building satisfies all required building setbacks. Existing building is proposed to be
re -clad to match the proposed building.
Building/Site Identity. Proposed building is provided with a base and top.
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Weather Protection. Existing building is proposed to be upgraded with a new canopy, proposed building will be
provided with a canopy at the building entrance.
Lighting. Building will be provided with wall sconces at unit balconies, entry court.will be lit at appropriate
pedestrian light levels, proposed signage will be provided with lighting at the building numbering, walkway will
be lit at pedestrian level.
Signage.
Site Utilities, Storage, Trash and Mechanical. Utilities shall be provided with landscaping to minimize visual
access, trash and recycling are proposed to be enclosed, garbage truck access is to be off of the alley.
Art and Public Spaces. A bench is included in the proposed project to be accessible to the general public.
2. Building Form
Height. Proposed building meets the height limitations in the BD2 zone. Building is provided with a base and top.
Massing. The proposed building, while not large, is still considerate of human scale in the building design at the
ground level. Building massing is broken up with different building materials, both vertically and horizontally.
Wall and roof modulation is also provided.
Roof Modulation. Proposed building is designed with multiple roof types, visible from the street.
Wall Modulation. Proposed building is designed with multiple points of modulation.
3. Building Fagade
Fagade Requirements. Proposed building is provided with a top and base to differentiate the ground floor level
and the upper floors.
Window Variety and Articulation. The proposed building is provided with appropriate windows on the ground
floor and upper floors for a residential building. Proposed building does not face a designated street front and
therefore storefront windows are not required, however the building entrance will be provided with additional
glazing. The existing building is provided with existing large windows to remain along Edmonds St.
Building Fagade Materials. The proposed building is provided with multiple materials to provide variation and
help reduce the scale of the building. The ground level is provided with a distinct brick separate from the upper
floors.
Accents/Colors/Trim. Proposed building is provided with canopies and balconies, building materials provide
visual interest in different patterns, texture and color. Existing building is proposed to be re -clad and provided
with a new canopy to match the proposed building.
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Chapter 16.43 Downtown Business
Per 16.43.010, multiple dwelling units are a permitted primary use. Per 16.43.030.B.7, any permitted use may be
located on the ground floor outside of the designated street front within the BD2 and BD3 zones.
Per Table 16.43-2, BD2 site development standards are as follows, minimum lot area = 0, minimum lot width = 0,
minimum street setback = 0, minimum side and rear setbacks = 0, maximum height = 30', minimum ground floor
height in a designated street front is not applicable.
Project is a permitted use and will meet all required setbacks, project will submit for an encroachment permit to
extend a portion of the project roof over the public right-of-way. Projection will be on the west elevation (31 Ave
N) and is less than 30% of the west elevation.
Per 16.43.030.C.3, height exceptions allowed per section 21.40.030 and the following:
a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a
maximum of 5' above the specified height limit if it is designed as an integral architectural feature of the
roof and/or facade of the building. The element shall not cover more than 5% of the roof area of the
building.
b. Roof or deck rails may extend 42" above the specified height limit within any building step -back required
under subsection (C)(2)(b) of this section
Per 21.40.030, height means 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.
Project will meet height requirements. Max height is 30' from the average Site is mostly flat, slopes from +/-
54.37' elevation above sea at the southeast property corner to +/- 52.64' elevation above sea level at the
northwest corner. Ground floor level will be +/- 54' above sea level.
16.43.030.D. Off-street parking and access requirements.
2. No parking is required for any commercial floor area of permitted uses located within the BD1, BD2,
BD4, and BD5 zones.
3. No parking is required for any floor area in any building with a total building footprint of less than
4,800 sf
No parking is required for this project. Building floor area, including balconies and canopy & roof area = 3,226 sf,
existing building area including canopies = 1,889 sf
16.43.030.E. Open space requirements.
1. For building on lots larger than 12,000 sf or having an overall building width of more than 120'..
Open space is not required, project parcel is 60' * 117.59'= 7,054.2 sf. Building is less than 120' wide.
16.43.030.G. Density. There is no maximum density for permitted multiple dwelling units
16.43.030.H. Screening.
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Screening is not required, not adjacent residential zoned property.
16.43.030.1. Signs, Parking and Design Review.
Sign standards shall be the same,as those that apply within the BC zone and per Chapter 20.60,
Chapter 17.30 Fences
Fences shall be no more than 6' tall as measured from the top of the fence to the lowest original grade.
Proposed fence along north property line is 6' tall, proposed fences along 3rd Ave N and Edmonds St are 3'-6" tall.
Chapter 17.50 Off-street Parking Regulations
Superseded by BD design standards. No off-street parking is required per ECDC Section 16.43.030. D.
Required sidewalk widths per City Engineering: 3rd Ave N to have a 5' sidewalk with planting strip for remaining
right of way width. Edmonds St to have a 7' sidewalk with 3' street trees in grates
Existing sidewalk on Edmonds St is +/- 8'-6" wide, existing sidewalk on 3rd Ave is +/- 7'
Proposed sidewalk on Edmonds St is to be 7'-0" wide from the street with a 6" curb. Street trees are to be grated,
planting strip is to be provided for remainder of public right-of-way. Proposed sidewalk on 3'd Ave N is to be 5'-0"
wide with a planting strip provided for remainder of public right-of-way.
Chapter 20.13 Landscaping Requirements
20.13.020
A. Preference shall be given to an informal arrangement of plants installed in a variety of treatments
that will enhance building designs and attractively screen parked vehicles and unsightly areas, soften
visual impact of structures and enhance views and vistas.
B. A formal arrangement may be acceptable if it has enough variety in layout and plants. Avoid
continuous, long, unbroken, straight rows of a single plant where possible.
E. Automatic irrigation is required for all ADB -approved landscaped areas for projects which have more
than four dwelling units, 4,000 square feet of building area or more than 20 parking spaces.
F. All planting areas should be at least four feet wide between curbs.
G. Deciduous or broadleaf evergreen trees should be planted at least four feet from curbs, especially in
front of parking stalls. Where possible, coniferous trees should be planted at least seven feet from
curbs.
H. All plants shall be compatible with the character and climate of the Pacific Northwest. Shrubs and/or
groundcover are required to provide 75 percent ground coverage within three years.
J. Landscaping must be provided in adjacent rights-of-way between property line and curb or street
edge and shown on the landscape plan.
K. Street trees must be planted according to the city's street tree plan. Contact the planning division for
details.
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M. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas.
N. Trees and very large shrubs should be planted at least five feet from any water/sewer lines.
Landscape plantings shall reflect consideration of plantings in relation to utility lines.
0. Utility boxes should be screened with landscaping without blocking access.
P. Species approved within a landscape plan shall have a growth pattern in scale with the development
and be consistent with the preservation of significant views and height limit for the zoning district.
20.13.025 General planting standards.
A. Blank Building Walls.
1. Blank building walls should be softened by landscaping.
2. Landscaping should include trees and shrubs — mostly evergreen.
3. Trees should be planted an average of 20 feet on center either formally or in clusters.
B. Foundation Planting.
1. Trees and shrubs should soften the building elevation and soften the transition between the
pavement and the building.
2. Plantings may be in informal or formal arrangements (see ECDC 20.13.020(A) and (B)).
3. Landscaping should be planted in all areas except service areas.
4. Planting areas should be at least four feet wide.
Project planting shall meet all requirements and will be provided with irrigation. Refer to preliminary landscape
plan for further information.
Chapter 20.60 Sign Code
20.60.0201. Monument signs are conditionally permitted through design review.
20.60.020.M. Monument signs over 6' in height must be reviewed to ensure that the materials, colors, design
and proportions proposed are consistent with those used throughout the site.
20.60.025.A. Business and Commercial Zone Districts
1. The maximum total permanent sign area for allowed or permitted uses in the BN, BC, BD and CW
zones shall be one square foot of sign area for each lineal foot of wall containing the main public
entrance to the primary building or structure located upon a separate legal lot
3. The maximum total permanent sign area may be divided between wall, projecting, and freestanding
signs, in accordance with regulations and maximum sign area and height for each type of sign, as
provided in ECDC 20.60.030 through 20.60.050. Window signs meeting the requirements of
ECDC 20.60.035 do not count against the total permanent sign area permitted.
20.60.030 Wall Signs — Maximum area and height.
A. The maximum area of any wall sign shall be 1 sf per lineal foot of attached wall
B. The maximum height of any attached sign shall be 14' of the height of the face of the building
20.60.045 Freestanding signs — regulations.
A. Regulation. Permanent freestanding signs are discouraged. Freestanding signs shall be approved only where
the applicant demonstrates by substantial evidence that there are no reasonable and feasible alternative
signage methods to provide for adequate identification and/or advertisement.
B. Maximum Area. The maximum area of a freestanding sign shall be 32 sf (single) or 48 sf (group)
D. Maximum Height. The maximum sign height of freestanding signs shall be 14'
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E. Location. Freestanding signs shall be located as close as possible to the center of the street frontage on which
they are located. Except for pole -mounted community event banners, freestanding signs may not be located on
public property. Sites on a corner of two public streets may have one sign on the corner instead of a sign for
each frontage.
F. Number. In all zones, each lot or building site shall be permitted no more than one freestanding sign, except in
the business and commercial zones where a lot or site has frontage on two arterial streets, in which case there
may be permitted one sign per street frontage subject to the restrictions on area contained within this chapter.
G. Landscaping.
1. Each freestanding sign shall have a landscaped area twice the size of the sign area at the base of the
sign. The landscaping and sign base shall be protected from vehicles by substantial curbing.
Proposed project is to include (2) freestanding monument signs. The purpose of freestanding signs in lieu of
building mounted signage is to help shape the site entry points into more residential scaled courtyards, to
provide visual relief for the private residences from the public street, and to provide a built in bench beside the
311 building (an amenity for the public). One freestanding sign is for the proposed apartment building, the other
for the existing on-site building. Both signs will use the same materials to further visually tie the two separate
buildings together. Both signs are to be 4'-0" tall, the apartment sign is to be 5'-3" wide (21 sf) and the existing
building sign is to be 3'-3" wide (13 sf). Base of signs will be provided with brick to match ground floor of
building. Background of sign is proposed to be concrete with a metal background for the building numbering.
Chapter 22.43 Design Standards for the BD Zones
22.43.010 Massing and articulation.
B. Standards.
1. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry
pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a
combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural
element that creates a shadow line.
2. Building facades shall respect and echo historic patterns: Where a single building exceeds the historic building
width pattern, use a change in design features (such as a combination of materials, windows or decorative
details) to suggest the traditional building widths
Proposed building is provided with a base of masonry brick and a top with a mixture of hardie board panels with
reveals and cedar siding. The top of the building is highlighted with a prominent roof extension above balconies
on the south and west elevations.
22.43.020 Orientation to street
B. Standards.
1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley.
2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the
adjacent sidewalk.
3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements:
a. Higher bay(s);
b. Recessed entry (recessed at least three feet);
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c. Forecourt and entrance plaza.
Proposed building is provided with an entrance visible from Edmonds St and adjacent sidewalk. Building frontage
is oriented to Edmonds St. Entrance to the proposed building is provided with an entrance plaza.
22.43.030 Ground level details.
B. Standards.
1. Ground -floor, street -facing facades of commercial and mixed-use buildings shall incorporate at least five of
the following elements:
Proposed building ground floor is residential only. Standards do not apply to the existing mixed-use building
proposed on-site, it is proposed to be re -clad only to match proposed building.
22.43.040 Awning/canopies and signage
B. Standards.
1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning
shall be provided which is attached to the building using a metal or other framework.
2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are
permitted. Signage is allowed on valances, but not on valance returns.
3. Marquee, box, or convex awning or canopy shapes are not permitted.
4. Retractable awnings are encouraged.
5. Awnings or canopies shall be located within the building elements that frame storefronts, and should not
conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom
window, if it exists.
6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position,
but need not be identical.
7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss
materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted.
8. Signage should be designed to integrate with the building and street front. Combinations of sign types are
encouraged, which result in a coordinated design while minimizing the size of individual signs.
9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred.
Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when
calculating the amount of signage permitted for a business in Chapter 20.60 ECDC. This type of detail can be
used to satisfy one of the required elements under ECDC 22.43.030(B).
10. Use graphics or symbols to reduce the need to have large expanses of lettering.
11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display
lettering and symbols or graphic design.
12. Signage should be given special consideration when it is consistent with or contributes to the historic
character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -
approved historic survey.
13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to
meet this standard.
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Proposed building is provided with a structural canopy in the recessed courtyard entry. The existing building is
proposed to be upgraded with a structural canopy to match the character of the proposed building. Windows on
the south elevation are to be provided with awnings as a form of solar shading. Signage is provided with
freestanding monument signage integrated with the building character and the street front landscaping. Signage
is to be lit only at the numbering and to be integrated with the site and building lighting plan. Signage is
proposed to be mounted on stand-offs from a steel plate which will be mounted on a concrete wall. Landscaping
is provided around the signage.
22.43.050 Transparency at street level
B. Standards.
1. The ground level facades of buildings that face a designated street front shall have transparent windows
covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet
above grade.
Proposed project does not face a designated street front and is therefore exempt from this section.
22.43.060 Treating blank walls.
B. Standards.
1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not
provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following
elements shall be incorporated into any ground floor, street -facing facade:
a. Masonry (except for flat, nondecorative concrete block);
b. Concrete or masonry plinth at the base of the wall;
c. Belt courses of a different texture and color;
d. Projecting cornice;
e. Decorative tile work;
f. Medallions;
g. Opaque or translucent glass;
h. Artwork or wall graphics;
Lighting fixtures;
j. Green walls;
k. An architectural element not listed above, as approved, that meets the intent.
No blank walls are proposed, however, project is provided with;
a. masonry at the ground level
d. Projecting cornice (projecting roof line)
i. Lighting fixtures
k. An architectural element not listed above, as approved, that meets the intent (projecting balconies on
north and south elevations, Y-6" high wood slat fence)
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