PLN-2010-0046 Staff report with attachments.pdfARCHITECTURAL DESIGN BOARD
STAFF REPORT
August 4, 2010 Meeting
PLANNING DIVISION
REPORT AND RECOMMENDATION
TO: The Architectural Desi Board
FROM: OU4t VctLF �
Mike Clugston, XICP
Planner
DATE: July 28, 2010
PLN-2010-0046 New Storefronts, Awnings and Planters at Old Milltown — Upper Dayton.
A. Property Owner Applicant
Colby PE LLC, c/o JSH Properties
10655 NE 4"' Street, Suite 901
Bellevue, WA 98004
B. Site Location
201 51n Avenue South
C. Introduction
Grace Architects, PLLC
7910 15"' Ave. NW
Seattle, WA 98107
The applicant is proposing to create three individual storefronts at the Upper Dayton portion of
Old Milltown by installing new aluminum storefronts, awnings and planters while improving the
sidewalk and drainage (Attachment 1). Attachment 2 is a current photo of the Upper Dayton
storefront. Attachment 3 is a rendering showing the proposed updated look of the storefronts.
The colors are proposed to match those used on the portion of Old Milltown at the corner of 5`n
and Dayton. Attachment 4 is a plan view of the Upper Dayton storefronts and a general site plan.
Attachment 5 includes elevations along the Dayton and Upper Dayton lengths of Old Milltown.
D. Edmonds Community Development Code (ECDC) Compliance
1. ECDC 16.43 — BD — Downtown Business
There are several BD-1 zone site development standards that must be met for the proposed
remodel to be approved.
a. ECDC 16.43.030.B —Ground floor.
1. (2) and (6) Designated Street Front Commercial. Any building square footage within
the first 30 feet of the parcel adjacent to the street front is reserved for commercial
uses only. Table 16.43-1 lists the permitted, conditionally permitted, and non -
permitted Commercial Uses in the BD-1 zone. Specific uses would be verified
through review of a business license or a building permit.
2. (5)(b). "The building may be broken up into multiple frontages, so that each
entry/ground floor combination is within seven inches of the grade of the sidewalk."
The proposed updates show that each of the three entries will be at sidewalk level.
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Old Milltown — Upper Dayton
PLN-2010-0046
(10)(c). "Existing buildings may be added onto or remodeled without adjusting the
existing height of the ground floor to meet the specified minimum height, so long as
the addition or remodel does not increase the building footprint or its frontage along
a street by more than 25 percent. Permitted uses may occupy an existing space
regardless of whether that space meets the ground floor requirements for height."
No additional square footage is being proposed, simply a remodel of the storefronts.
4. (10)(g). "Within the BDI zone, ground floor windows parallel to street lot lines shall
be transparent and unobstructed by curtains, blinds, or other window coverings
intended to obscure the interior from public view from the sidewalk." Each subtenant
will be responsible for compliance with this criterion.
5. (10)(h). "Within the BDI zone, each commercial space located on the ground floor
within the designated street front shall be directly accessible by an entry from the
sidewalk." The three proposed storefronts have individual entries and comply with
this requirement.
2. ECDC 22.43 — Design Standards for the BD-1 Zone
There are several BD-1 zone design standards that must be met for the proposed remodel to
be approved (Attachment 6).
a. ECDC 22,43.030 — Ground level details.
Ground -floor facades must incorporate five elements that provide visual interest as
identified in ECDC 22.43.030.B. The proposal includes 1) bulkheads, 2) transom or
clerestory windows, and 3) planter boxes. While awnings are included in the design,
they are a required element and so do not count as a ground level detail. As a result,
the applicant must provide two additional ground level details which could include
hanging baskets or decorative lighting, tile work, medallions or a similar element, as
approved by the ADB, that meets the intent of the code.
b. ECDC 22.43.040 — Awnings/canopies and signage.
1. (2). "Awnings and canopies shall be open -sided to enhance visibility of business
signage." The awnings shown on Attachment 3 are closed -sided and so therefore
cannot be approved. Similarly -shaped standard awnings without returns would be
acceptable as would those that are on the facades of Old Milltown at 5`I' and Dayton.
The proposed awnings for Upper Dayton will use the same wine color as those at the
corner of 5"' and Dayton.
2. (6). "Awnings or canopies on a multiple -storefront building should be consistent in
character, scale and position, but need not be identical." The awnings are proposed
to be identical.
3. (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." The proposed awnings will be made of
the same canvas fabric as those at the corner of 5`I' and Dayton.
4. No signage is currently proposed. Any future signage at the Upper Dayton
storefronts must meet the requirements found in ECDC 22.43.040.B(8) — (13).
c. ECDC 22.43,050 — Transparency at street level.
1. (2) and (3). "The ground level facades of buildings that are oriented to streets shall
have transparent windotivs with a minimum of 75 percent transparency between an
average of two feet and 10 feet above grade. To qualify as transparent, windows
Page 2 of 4
Old Milltown — Upper Dayton
PLN-2010-0046
shall not be mirrored or darkly tinted glass, or prohibit visibility between the street
and interior." The proposed storefronts appear to satisfy the requirement for a
minimum 75% transparency between 2 and 10 feet above grade.
E. Comprehensive Plan Compliance
1. Location: Retail Core of the Downtown/Waterfront Activity Center. Downtown Design
Objectives are located on pages 53 — 58 and are intended to encourage the development of
high quality, well -designed projects that reflect the values of the citizens of Edmonds.
2. Design Standards for Site Design and Building Facade. The proposal satisfies the intent
of the following goals and policies from the Comprehensive Plan:
a. "In all of the retail and commercial downtown districts, pedestrian access to buildings
should be maximized, enabling each retail or commercial space at street level to be
directly accessed from the sidewalk." (page 54)
b. "Commercial building entries should be easily recognizable and oriented to the
pedestrian streetscape by being located at sidewalk grade." (page 55)
c. "Retain a connection with the scale and character of the Downtown Edmonds through
the use of similar materials, proportions, forms, masses or building elements." (page 55)
d. "Provide a human scale streetscape, breaking up long fagades into defined forms that
continue a pattern of individual and distinct tenant spaces in commercial and mixed use
areas," (page 57)
e. "Improve the visual and physical character and duality of Downtown Edmonds." (page
57)
f. "Applied ornament and architectural detail, various materials and colors applied to a
facade as well as various decorative trim/surrounds on doors and windows provide
variation in the scale, style and appearance of every building facade. Awnings and
canopies also add to the interest and pedestrian scale of downtown buildings. The
objective is to encourage new development thatprovides:
• Compatibility with the surrounding environment,
• Visual interest and variety in building forms,
• Reduces the visual impacts of larger building masses,
• Allows identity and individuality of a project within a neighborhood." (page 58)
F. Staff Comments
1. The Building and Engineering Divisions also reviewed this permit. Building indicated that a
permit is required including construction details. Engineering noted that the right-of-way is
not proposed to be used as a staging area for the project, should it become necessary to use
the right-of-way at any point, a right-of-way construction permit would be required.
Engineering also indicated that the frontage and sidewalk improvements could affect the
location of the proposed planter boxes but that their location would be reviewed at building
permit (Attachment 7).
G. Recommendation
Because the proposal is consistent with the applicable zoning code requirements and the policies
and goals of the Comprehensive Plan, staff recommends that the Design Board approve the
proposed storefronts, awnings and planters for the Upper Dayton portion of Old Milltown with
the following conditions:
Page 3 of 4
Old Milltown — Upper Dayton
PLN-2010-0046
1. The applicant must obtain a building permit for the proposed remodel.
2. Two additional ground level details (for a total of five) must be provided according to ECDC
22.43.030.
3. The awnings must comply with ECDC 22,43.020. The applicant will work with staff to
ensure that code -compliant awnings are selected at building permit.
4. Any future signage for the Upper Dayton storefronts must meet the requirements found in
ECDC 22.43.040.B(8) — (13) as well as ECDC 20.60.
5. The proposal does not include use of the City right-of-way for staging and materials. Should
it become necessary to use the right-of-way at any point during the project, a separate right-
of-way construction will be required.
H. Attachments
1. Land use application
2. Current Upper Dayton photo
3. Rendering of proposed Upper Dayton fagade
4. Upper Dayton site plan
5. Upper Dayton elevation
6. ECDC Chapter 22.43 — Design Standards for the BD zone
7. Engineering requirements
Page 4 of 4
city of edmonds
land use application
)—A) ARCHITECT'URALDESIGN REVIEW
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FII.E # 12Xto 0046 ZONE e l
❑ . HOME OCCUPATION DATE 0 in • 3 b - 10 REC'D BY %M G
0 FORMAL SUBDIVISION
0 SHORT SUBDIVISION FEE ?y 0 RECEIPT #
❑ LOT LINE ADJUSTMENT FEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
0 OFFICIAL STREET MAP AMENDMENT 0 TEE 0 STAFF 0 PB *DB 0 CC
0 STREET VACATION
❑ REZONE
0 SHORELINE PERMIT O O L} ip
❑ VARIANCE / REASONABLE USE EXCEPTION
0 OTHER:
PROPERTY ADDRESS OR LOCATION '201STH Aut �uElp o-ru yloNy
p'SVa 78°Z
_
PROJECT NAME (IF APPLICABLE) ` I � u fec g _Dl!t�ToIJ [3Z )1 131 N
fJ p 2TtgS &LLEJO , L✓fl goo4t
PROPERTY OWNER 0 L 1� L LC- Uo � 5n IPPHONE #
ADDRESS 1 h A'S S N l: 4ITH ST S'c 7 O f
E-MAIL FAX #
TAX ACCOUNT # y 759 2 1 Z-1. 0 O I o D SEC. Turn. R.NG.
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) tj w STo R E fR IJT S
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT (,- ruc5 A tz-cN,TE1-'T S PHONE# ZO�t -' I S-7' 95 �
ADDRESS -? � 1 Q I �Yw A\,1E N LI) SCAlt u -\JA M
E-MAIL Gt-a�G�tS {"a cc-�r��i�eGiSA�.4+'✓1) FAX# 2o6-602-1IS1
CONTACT PERSON/AGENT GAS L u M f 2- os e rcr S PHONE # ZO t; -
ADDRESS Cehti'
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
furnished by the applicant, his/her%its agents or employee
By my signature, I certify that the information and bi ith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application th b f of weer as listed below. /
SIGNATURE OF APPL DATE lJ ' 50 " D
Property Owner's Authorization
I, !l t ep�e ^ �. e.,I,.certify under the penalty of perjury under the laws of the State of
Washington that the following is a trhe 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 inspection and posting attendant to this application.
SIGNATURE OF OWNER C:= �. Gr'Z SSN !�v�Jtr�r'es Ls�c. DATE
41� + Attachr
This application form was revised on 8/10/09. Questions? Call (425) 771-0220.
PLN-20'
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Attachment 3
PLN-2010-0046
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UPPER .,
DAYTON
BUILDIN
OMT UPPER DAYTON BUILDING
201 5TH AVENUE SOUTH, EDMONDS,
WA 98020
IL
__--. — A L L E Y _ OWNER:
- �— COLBY RE LLC C/O JSH PROPERTIES
-- _ CONTACT: CAELUM ROBERTS
PHONE: 206-957-9800
IT
v
i
4
PARKING —ING PARKWG '
2 FULL SITE PLAN
RECEIVED
Lr�z• = ro•
5 n ONIT UPPER DAYTON
JUL 21 010
DEVELOPMENT SERVICE'
COUNTER
4
9
OMT UPPER DAYTON
'. NOTES:
THE WORK OF THIS CONTRACT SHALL COMPLY WITH ALL
''. APPLICABLE CODES AND STANDARDS
CONTRACTOR TO VERIFY ALL DIMENSIONS.
❑1 NEW CONC, 1148 SLOPED AWAY FROJ : Address: 201 5th ave South Edmonds, We 98020
MOM FOR DRh%GE Parcel Number for Old Milltown: 00434212100100 SET DATE: 06-28.10
Legal Description for Old Milltown: CITY OF EDMONDS BLK 121 D-00-123456 TGW N 1/2 PTN PRINCIPAL: RALPH ALLEN, AIA
2❑ NEW CONCRETE SLOPED 10 (/EET THE • VAC ALLEY ADJ TO LOTS 1234 DRAWN BY: CR
5 1.1 SLOPE OF SOEWALK
REVISION #: 07-21-2010
❑3 NEW PRE -CAST CONCRETE PLANTER SHEET INDEX:
NTER REVISION #:
ACA PLAN AND SITE PLAN REVISION #:
AO.2 ELEVATIONS
4❑ NEW ALLN. STOREFRONT (PHOTO RENDERING SEPARATE) REVISION #:
4 ❑5 NEW DE4mNG WALL
'. SCOPE OF WORK:
PROPERTY UNE REMOVE EXISTING WOOD STOREFRONTS, AWNINGS STAIRS AND
RAMPS. INSTALL NEW ALUMINUM STOREFRONTS AND AWNINGS ON
A NEW FOUNDATION. FURR AND INSULATE EAST AND WEST
❑7 E%STbNG S@EWux A CURB EXTERIOR WALLS. TWO NEW DEMISING WALLS UP TO THE BOTTOM
OF THE EXISTING BEARING BEAMS TO CREATE THREE SEPARATE
AWtWlcs AMSPACES. INSULATE EXTERIOR WALLS. LEVEL FLOORS AS
NECESSARY. THREE NEW RTUS. REMOVE AND REPLACE APROX. 36
FT. CITY SIDEWALK/CURB AND GUTTER (PER CITY STANDARDS
❑g STAONG AREA DWGS E2.13 AND E2.8)
a
GRACIF
1 UPPER DAYTON PLAN s
Attachment
PLN-2010-OC
4
AA
OLD MILL TOWN DAYTON STREET ELEVATION
NE1V CONCRETE PAINTED TO MATCH
STOREFRONT
a H
2 STOREFRONT SYSTEM
GLAZED PANEL
F4] AWNING
F-51 EXIST, CONC.
n6 PRE -CAST CONCRETE PLANTER
--------------------------------
----------------- III ----------
H
2
3
UPPER DAYTON ELEVATION
OMT UPPER DAYTON BUILDING
201 STH AVENUE SOUTH, EDMONDS,
WA 98020
OWNER:
COLBY RE LLC C/O JSH PROPERTIES
CONTACT: CAELUM ROBERTS
PHONE: 206-957-98DD
JUNI 13 0 20410
DEVELOPMEN' SERVICES
COUNTER
OMT UPPER DAYTON
SET DATE: t2LIPI 111
PA H ALLEN, AIA
DRAWN BY: CR
REVISION #:
REVISION
REVISION
REVISION �
GRACE
ARCHITECTS PLLG
731015NAv NW
M07
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Attachment 5
PLN-2010-0046
Chapter 22.43 DESI iN 51ANDAKUS
Yage 1 of 11
Chapter 22.43
DESIGN STANDARDS
FOR THE BD1 ZONE
Sections:
22.43.000
Applicability.
22.43_.010
Massing and articulation.
22.43.020
Orientation to street.
22.43,030
Ground level details.
22.43,040
Awnings/canopies and signage.
22.43,050
Transparency at street level.
22,43.060
Treating blank walls.
22.43.070
Building HVAC equipment.
22.43.000 Applicability.
The design standards in this chapter apply to all development within the BD1 downtown
retail core zone. [Ord. 3697 § 2, 2008].
22.43.010 Massing and articulation.
A. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate
the building form to a pedestrian scale.
B. Standards.
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.
top
base
Buildings should convey a distinct base and top.
Attachment 6
P L N-2010-0046
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Chapter 22.43 DESIUN 81ANDAKllS
Page 2 of 11
top
bas
The base can be emphasized by a different material.
[Ord. 3697 § 2, 2008].
22.43.020 Orientation to street.
A. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of
the street through building design.
B. Standards.
1. Buildings shall be oriented to the adjacent street, rather than to a parking lot.
2. Entrances to buildings shall be visible from the street and accessible from the
adjacent sidewalk.
3. Entrances shall be given a visually distinct architectural expression by one or
more of the following elements:
a. Higher bay(s);
b. Recessed entry (recessed at least three feet);
c. Forecourt and entrance plaza.
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Chapter 22.43 DESIGN STANDARDS
Page 3 of 11
Buildings shall be oriented to the street.
Entrances shall be given visually distinct expression.
[Ord. 3697 § 2, 2008],
22.43.030 Ground level details.
A. Intent. To reinforce the character of the streetscape by encouraging the greatest
amount of visual interest along the ground level of buildings facing pedestrian streets.
B. Standards.
1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall
incorporate at least five of the following elements:
a. Lighting or hanging baskets supported by ornamental brackets;
b. Medallions;
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Chapter 22.43 DESIGN STANDARDS
Page 4 of 11
c. Belt courses;
d. Plinths for columns;
e. Bulkhead for storefront window;
f. Projecting sills;
g. Tile work;
h. Transom or clerestory windows;
i. Planter box;
j. An element not listed here, as approved, that meets the intent.
2. Ground floor commercial space is intended to be at grade with the sidewalk, as
provided for in ECDC 16,43.030.
h'O'N Ctujr'tt3 Mi` wnri
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Chapter 22.43 DESIGN STANDARDS
Page 5 of 11
Ground floor details encourage visual interest along the ground level of buildings facing
pedestrian streets.
[Ord. 3697 § 2, 2008].
22.43.040 Awnings/canopies and signage.
A. Intent.
1. To integrate signage and weather protection with building design to enhance
business visibility and the public streetscape.
2. To provide clear signage to identify each business or property, and to improve
way -finding for visitors.
3. To protect the streetscape from becoming cluttered, and to minimize distraction
from overuse of advertisement elements.
B. Standards.
1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is
not provided, then an awning shall be provided which is attached to the building
using a metal or other framework.
2. Awnings and canopies shall be open -sided to enhance visibility of business
signage. Front valances are permitted. Signage is allowed on valances, but not on
valance returns.
3. Marquee, box, or convex awning or canopy shapes are not permitted.
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.
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Chapter 22.43 DESIGN STANDARDS
Page 6 of 11
Open -sided nonstructural awning with front valance.
Open -sided structural canopy.
7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic
materials. Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic
awning materials are not permitted.
8. Signage should be designed to integrate with the building and street front.
Combinations of sign types are encouraged, which result in a coordinated design
while minimizing the size of individual signs.
9. Blade or projecting signs which include decorative frames, brackets or other
design elements are encouraged. This type of detail can be used to satisfy one of
the required elements under ECDC 22.43.030(B).
10. Use graphics or symbols to reduce the need to have large expanses of lettering.
11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or
backlit to only display lettering and symbols or graphic design.
12. Signage should be given special consideration when it is consistent with or
contributes to the historic character of sites on the National Register, the Edmonds
Register of Historic Places, or on a city council -approved historic survey.
13. Signage shall include decorative frames, brackets or other design elements. An
historic sign may be used to meet this standard.
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Chapter 22.43 DESIGN STANDARDS
Page 7 of I I
Retractable and open -sided awnings allow signage to be visible.
Examples of projecting signs
using decorative frames and
design elements.
Awning or
canopy
shapes:
Stan dar.
Bux
ck) ovex
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Chapter 22.43 DESIGN STANDARDS
Page 8 of I I
[Ord. 3697 § 2, 2008].
22.43.050 Transparency at street level.
A. Intent. To provide visual connection between activities inside and outside the building.
B. Standards.
1. The ground level facades of buildings that are oriented to streets shall have
transparent windows with a minimum of 75 percent transparency between an
average of two feet and 10 feet above grade.
2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or
prohibit visibility between the street and interior.
3. Where transparency is not provided, the facade shall comply with the standards
under ECDC 22.43.060.
Ground level facades of buildings should have transparent windows between two to 10
feet above grade.
Windows shall provide a visual connection between activities inside and outside the
building, and therefore should not be mirrored or use darkly tinted glass.
[Ord. 3697 § 2, 2008].
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Chapter 22.43 DESIGN STANDARDS
Page 9 of 11
22.43.060 Treating blank walls.
A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting
street.
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 four of the following elements shall be
incorporated into any ground floor, street -facing facade:
a. Masonry (except for flat, nondecorative concrete block);
b. Concrete or masonry plinth at the base of the wall;
c. Belt courses of a different texture and color;
d. Projecting cornice;
e. Decorative tile work;
f. Medallions;
g. Opaque or translucent glass;
h. Artwork or wall graphics;
i. Lighting fixtures;
j. An architectural element not listed above, as approved, that meets the intent.
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fYdIFg�l7ij' «t���-,
bE.�i Cos rSB..,�,s
1-103?Canopy 5�
r$G�'SS
W,'trams to prov-4a wis€ Rl in east.
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Chapter 22.43 DESIGN STANDARDS
Page 10 of 11
Buildings shall not display blank, unattractive walls to the abutting street.
[Ord. 3697 § 2, 2008].
22.43.070 Building HVAC equipment.
A. Intent. To ensure that HVAC equipment, elevators, and other building utility features
are designed to be a part of the overall building design and do not detract from the
streetscape.
B. Standards.
1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed
to fit in with the materials and colors of the overall building design. These features
shall be located away from the building edges to avoid their being seen from the
street below. If these features can be seen from the adjoining street, building design
shall use screening, decoration, plantings (e.g., rooftop gardens), or other
techniques to integrate these features with the design of the building.
2. When HVAC equipment is placed at ground level, it shall be integrated into
building design and/or use screening techniques to avoid both visual and noise
impacts on adjoining properties.
Rooftop equipment should be screened from view.
[Ord. 3697 § 2, 2008].
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Chapter 22.43 DESIGN STANDARDS
Page 11 of 11
This page of the Edmonds City Code is current through
Ord. 3792, passed April 20, 2010.
Disclaimer: The City Clerk's Office has the official version of the
Edmonds City. Users should contact the City Clerk's Office for
ordinances passed subsequent to the ordinance cited above.
City Website: http://www.ci.edmonds.wa.us
City Telephone: (425) 771-0245
Code Publishing Company
http://www,mrsc.org/mc/edmonds/Edmonds22/Edmonds2243,html 7/28/2010
MEMORANDUM
Date: July 27, 2010
To: Mike Clugston, Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: PLN20100046, ADB - New Storefronts, Awnings & Plantings
Old Milltown Upper Dayton - 201-5t" Ave S
Engineering has reviewed and approved the subject application with the following condition
to be noted in the staff report.
The proposal does not include use of the City right-of-way for staging and materials. Should
it become necessary to use the right-of-way at any point during the project, a separate right-of-
way construction will be required.
Frontage improvements along the subject property will be required with the development of
Old Milltown Upper Dayton. Sidewalk slopes and grades are expected to change and could
effect the location of the planter boxes. This element of the proposal will be reviewed for
compliance with Engineering codes and standards at the time of building permit application.
Thank you.
City of Edmonds
Attachment 7
PLN-2010-0046