PLN20150036 Phase 2 Staff Report.pdf"'C. 18y.,
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION'S REPORT & RECOMMENDATION
TO THE ARCHITECTURAL DESIGN BOARD
"PHASE 2" DISTRICT -BASED DESIGN REVIEW
Project: New 9-Unit Residential Building and Minor Improvements to Existing
Mixed -Use Building
File Number: PLN20150036
Date of Report: October 8, 2015
Staff Contact: �=
,J�n Machuga, ssociate Planner
Public Hearing: Wednesday — November 4, 2015 at 7:00 P.M.
Edmonds Public Safety Complex: Council Chambers
250 5th Avenue North, Edmonds WA 98020
I. PROJECT PROPOSAL
Steve Butterfield of TGB Architects has submitted a land use application on behalf of GBH
Holdings LLC for design review of a new 9-unit residential building and minor architectural
improvements to an existing mixed -use building located at 303 and 311 Edmonds Street (Tax
Parcel No. 00434202600102). The project site is approximately 7,050 square feet. The eastern
portion of the site contains an existing two-story building addressed 311 Edmonds St., which
contains an office on the ground floor and four residential units on the upper floor. The
western portion of the site is currently an undeveloped gravel area that is occasionally used for
parking, but is not striped for such. The proposed 9-unit residential building will be located on
the currently vacant western portion of the site. The site is located within the Downtown
Business (BD2) zone (Exhibit 1, Attachment 1).
As noted at Phase 1 of this hearing on September 2, 2015, projects within the Downtown
Business zones are subject to district -based design review under the regulations of Edmonds
Community Development Code (ECDC) Chapter 20.12. According to ECDC 20.01.003 and
20.12.010, district -based design review applications that trigger SEPA review are Type III-B
decisions, which require a two-phase public hearing and design decision by the Architectural
Design Board (ADB). During the September 2nd meeting, the hearing was continued until
November 4, 2015.
GBH Holdings LLC
Phase 2 Design Review
File No. PLN20150036
According to ECDC 20.12.005.13, the purpose of continuing the hearing is to allow the applicant
to design or redesign the initial concept to address the input of the public and the ADB by
complying with the prioritized design guideline checklist criteria. The Phase 1 project plans are
included for reference (Exhibit 1, Attachment 4 and Exhibit 2), and the Phase 2 project plans
are provided within Exhibit 5. At the Phase 2 hearing, the ADB will complete their review of
the design of the project and make the final decision on the design proposal at the conclusion
of the Phase 2 of the hearing.
The following Exhibits are included with this Phase 2 staff report:
1. Phase 1 Staff Report and Attachments 1-12, dated August 26, 2015
2. Revised Phase 1 Project Plans, received September 1, 2015
3. Staff's Phase 1 Presentation of September 2, 2015
4. Minutes for Phase 1 of the Public Hearing of September 2, 2015
5. Phase 2 Project Plans, received October 22, 2015:
• General Information & Site Plan (Al)
• First Floor Plan (A2)
• Second & Third Floor Plan (A3)
• Lighting Plans (A4)
• Exterior Elevations (A5)
• Vicinity Map
• Bird's Eye Perspective
• Approach from East Edmonds St.
• 303 Entry Perspective
• Approach from West Edmonds St.
• Approach from North 3rd Ave.
• Materials Board 1
• Materials Board 2
• Preliminary Grading and Drainage Plan (C3.1)
• Landscape Plan (L-1.0)
6. Applicant's Response Letter, received October 28, 2015
7. SEPA Determination of Nonsignificance (DNS) and Environmental Checklist
8. Public Notice Materials for SEPA DNS and Courtesy Notice of Continued Hearing
9. Public Comment Letter from Barbara and Patrick Marker
10. Technical Review Committee Comments
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II. FINDINGS & CONCLUSIONS
A. NEIGHBORHOOD CHARACTERISTICS
The subject site is located at the northeastern corner of the intersection of 3rd Avenue North
and Edmonds Street. As can be seen on the Zoning and Vicinity Map (Exhibit 1, Attachment 1),
the site is located on the northern edge of the downtown commercial core as the area
transitions to residential uses. The parcel itself is zoned Downtown Business, BD2. The
immediately adjacent properties to the north and south are also zoned BD2 while those to the
east are zoned BD5 and those to the west are zoned Multiple Residential, RM-1.5. Further to
the north of the subject site beyond the immediately adjacent BD -zoned properties are
properties within the Single -Family Residential, RS-6 zone. Development in the vicinity
includes a mix of commercial and both single-family and multi -family residential uses. The
Edmonds Center for the Arts, which is in the Public Use, P, zone is also located within the
vicinity of the site.
B. PUBLIC NOTICE AND COMMENTS
A "Notice of Application and Public Hearing" was issued on August 19, 2015. The notice was
posted at the subject site, Public Safety Complex, Development Services Department, and at
the Library. The notice was also mailed to property owners within 300 feet of the site and
published in the Everett Herald. Those notice materials are included as Attachment 12 of
Exhibit 1.
Since the hearing was continued to a date certain during Phase 1 of the process, additional
public notice of Phase 2 of the hearing was not required. However, a "Courtesy Notice of
Continued Public Hearing" (Exhibit 8) was included with the Notice of SEPA Determination of
Nonsignificance. This notice was published in the Herald Newspaper, posted at the subject
site, as well as the Public Safety Complex, Development Services Department, and the Library
on October 20, 2015. It was also mailed to property owners within 300 feet of the site and to
the agencies listed on the determination (Exhibits 7 and 8). The City has complied with the
noticing provisions of ECDC 20.03.
One written public comment letter was received during review of the subject proposal from
Barbara and Patrick Marker (Exhibit 9). Mr. and Mrs. Marker addressed concerns related to the
lack of on -site parking for the project.
Staff Response: As addressed in Section F.2 of this report, parking within the Downtown
Business (BD) zones is regulated in ECDC 16.43. Pursuant to ECDC 16.43.030.D, no parking is
required for any commercial floor area of permitted uses located within the BD2 zone and no
parking is required for any floor area in any building with a total building footprint of less than
4,800 square feet. As indicated on the Phase 2 project plans (Exhibit 5), both the existing
building and the proposed building have footprints of well under 4,800 square feet. Thus, no
on -site parking is required for the proposed project.
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C. TECHNICAL REVIEW COMMITTEE COMMENTS
The Phase 1 portion of the subject application was reviewed and evaluated by the City
Engineering Division, Building Division, and Snohomish County Fire District #1. Initial
comments by these reviewers were included with the August 26, 2015 report to the ADB
(Exhibit 1, Attachments 9-11). These reviewers also reviewed the Phase 2 submittal.
In response to their review of the Phase 2 submittal materials, the Engineering Division
provided a memorandum dated October 23, 2015, which included the following comments:
1. The screening of the stairway on the east side of the existing building shall not extend
further south than the face of the building to prevent obscuring pedestrians from cars
exiting the alley.
2. As shown on the Preliminary Grading and Drainage plan, Sheet C3.1, three street trees
shall be required along Edmonds St at 30' on center spacing per the City of Edmonds Street
Tree plan. Only two trees are shown on the architectural plans.
3. All impervious surfaces shall be discharged to the onsite stormwater management
system. There is no "variance" required for the location of the stormwater management
system as stated on the Preliminary Grading and Drainage plan. Instead, verification of the
absence of a surcharge being placed on the system along with other stormwater
management requirements will be reviewed by the Engineering Division at the time of the
building permit submittal.
4. The awning on the existing building is shown projecting over the public right of way. A
Street Use permit shall be required subject to Edmonds Community Development Code
Chapter 18.70.
The first two comments of the Engineering Division's October 23, 2015 memorandum have
been added as recommended conditions of approval since they impact the design review of
the project. The last two comments were provided by the Engineering Division as notes to the
applicant, so these have not been added as specific conditions of approval, but they will need
to be addressed at the time of building permit review.
The Building Division had no further comments from those provided in their memo dated
August 14, 2015 (Exhibit 1 Attachment 10), which will need to be addressed at the time of
building permit review. Snohomish County Fire District #1 had no comments.
All Phase 2 review comments are included for reference in Exhibit 10. All three groups noted
that a detailed review of the entire scope of work will take place during the building permit
review process. Additional comments may be provided by other reviewing groups at that time.
D. COMPREHENSIVE PLAN
It should be noted that the City's 2015 Comprehensive Plan update was adopted on July 28,
2015. This application is subject to the 2015 Comprehensive Plan since it was not vested to the
previous Comprehensive Plan. The Comprehensive Plan designation for this site is "Downtown
Mixed Commercial," and the site is also within the "Downtown/Waterfront Activity Center."
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Goals and policies from the City of Edmonds Comprehensive Plan related to this project
include:
Goals for Downtown Mixed Commercial. To encourage a vibrant downtown, first floor
spaces should be designed with adequate ceiling height to accommodate a range of retail
and commercial uses, with commercial entries at street level. Buildings can be built to the
property line. Building heights shall be compatible with the goal of achieving pedestrian
scale development. The first floor of buildings must provide pedestrian weather protection
along public sidewalks. Design guidelines should provide for pedestrian -scale design
features, differentiating the lower, commercial floor from the upper floors of the building.
The design of interior commercial spaces must allow for flexible commercial space, so that
individual business spaces can be provided with individual doorways and pedestrian access
directly to the public sidewalk. When the rear of a property adjoins a residentially -
designated property, floor area that is located behind commercial street frontage may be
appropriate for residential use. Where single family homes still exist in this area,
development regulations should allow for "live -work" arrangements where the house can
accommodate both a business and a residence as principal uses.
(2015 Comprehensive Plan, page 56)
General design objectives addressing site design, building form and building fagade are
provided in pages 123-125 of the Comprehensive Plan, and additional design goals and policies
specific to the Downtown/Waterfront Activity Center are provided in pages 125-127. The
Phase 2 project plans (Exhibit 5) have been reviewed for compliance with the applicable
objectives. An analysis of the proposal's compliance with the applicable Comprehensive Plan
design objectives follows.
Design Objectives for Site Design. The development of parking lots, pedestrian walkways
and landscaping features is an integral part of how a building interacts with its site and its
surrounding environment. Good design and site planning improves access by pedestrians,
bicycles and automobiles, minimizes potential negative impacts to adjacent development,
reinforces the character and activities within a district and builds a more cohesive and
coherent physical environment.
A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order
to improve pedestrian, bicycle and auto safety.
Comments: The proposal does not include on -site parking and, therefore, does
not include any curb cuts for vehicular access off of 3rd Ave. N nor off of Edmonds
Street. Vehicular access to the trash and recycling enclosure will be off of the
existing alley adjacent to the eastern side of the site.
A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct
pedestrian access and help define the street edge. Parking should be placed to the
side and rear.
Comments: The proposed building is located adjacent to the street corner and is
oriented to allow direct pedestrian access off of Edmonds Street. No on -site
parking is proposed.
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A.3 Connections On- and Offsite. Design site access and circulation within and between
sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention
should be paid to providing and improving connections to transit.
Comments: The proposed building will immediately improve the streetscape and
enhance pedestrian activity on both 3rd Avenue North and Edmonds Street by
covering an existing underutilized gravel parking area with a functional building.
The proposed building will be located close to the sidewalk edge at this
intersection. Both the proposed building and the existing building will provide
pedestrian access directly off of Edmonds Street. No changes are proposed to the
existing bus stop located near the western side of the site.
A.4 Building Entry Location. Building entries should be configured to provide clear entry
points to buildings, be oriented to pedestrian walkways/pathways, and support the
overall intent of the streetscape environment. Space at the entry for gathering or
seating is desirable for residential or mixed use buildings.
Comments: As indicated on the Phase 2 project plans (Exhibit 5), the main entry to
the proposed building will be recessed on the southern side of the building, creating
an entry courtyard. This entry will be directly linked via a walkway to the sidewalk on
Edmonds Street. The existing building will retain its main entry directly onto the
sidewalk on Edmonds Street in addition to an existing exterior stairwell that provides
access to the upper floor directly from the sidewalk on Edmonds Street. A courtyard
walkway will be provided between the two buildings allowing tenants to access a
bicycle rack and the trash/recycling area. The proposal should contribute to creating
an active, lively street -edge and a pedestrian friendly environment.
A.5 Setbacks. Create and maintain the landscape and site characteristics of each
neighborhood area and provide a common street frontage tieing each site to its
neighbor. Setbacks should be appropriate to the desired streetscape, providing for
transition areas between public streets and private building entries where a variety
of activities and amenities can occur.
Comments: The subject site has no minimum required setbacks. The proposed
building will be constructed close to the western property line, and although the
building will be set back from the southern property line, the patios and decks above
will be constructed up to the southern property line. The recessed main entry to the
new building will provide a pedestrian -friendly scale to the building by creating an
entry courtyard.
A.6 Open Space. For residential settings, create green spaces to enhance the visual
attributes of the development and provide places for interaction, play, seating, and
other activities.
Comments: The proposal does not have an open space requirement pursuant to
ECDC 16.43.030.E; however, the project does include patio areas and decks for each of
the new residential units. Additionally, the recessed entry creates a small courtyard
area, and a walkway/courtyard area is provided between the existing and proposed
buildings as well.
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A.7 Building/Site Identity. Improve pedestrian access and way finding by providing
variety in building forms, colors, materials and individuality of buildings.
Comments: As can be seen on the Phase 2 project plans (Exhibit 5), the proposed
building is slightly larger in scale than the existing building; however, the proposal
incorporates similar colors and materials to provide a linkage between the two
buildings without making them match exactly. Although the existing building does not
incorporate much modulation or variety in materials, the proposed building uses a
variety of forms, colors and materials. The building uses this variety along with
modulation to create a feel that reflects the patterns of some of the older buildings in
the downtown area. For example, elements of the building are divided into
approximate 20- to 30-foot wide lengths which allude to historic development
patterns on narrow downtown lots.
A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather
protection.
Comments: A canopy is proposed on the existing building over the sidewalk on
Edmonds Street. Additionally, a canopy is proposed over a portion of the recessed
entry courtyard on the new building. These canopies will provide weather protection
for pedestrians entering and exiting the buildings.
A.9 Lighting. Provide adequate and appropriate illumination in all areas used by
automobiles, bicycles and pedestrians — including building entries, walkways,
parking areas, circulation areas and other open spaces — to support activity and
security.
Comments: As shown on the lighting plan in Exhibit 5, several types of lighting are
proposed for the buildings and site including surface mounted up/down lights, ceiling
mounted down lights, shielded directional bollard lights, floodlights, and surface
mounted directional lights. The pedestrian entrances will be emphasized with lighting,
and lighting will also be used to illuminate the main entry courtyard of the proposed
building and the courtyard/walkway between the two buildings.
A.10 Signage. Encourage signage that provides clear information and direction for
properties and businesses while preventing the streetscape from becoming
cluttered. Encourage the use of graphics and symbols in signage to support the
city's emphasis on uniqueness and the arts.
Comments: Signage was not proposed as part of this application. Any proposed
signage will be reviewed for compliance with Chapter 20.60 ECDC at the time of the
associated building permit application review.
A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and
visual impacts of utility systems using such features as landscaping, building forms,
or integrated design.
Comments: A new trash and recycling enclosure will be provided at the northeastern
corner of the site, which will be accessed by tenants from the courtyard/walkway
between the two buildings and accessed by haulers from the adjacent alley to the east
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of the site. Additionally, a heat pump will be located on the northern side of the
existing building, which will be screened by the building itself, the trash enclosure,
landscaping, and a fence along the northern property line. A transformer is proposed
on the east side of the existing building. No specific screening of this transformer is
indicated on the plans; however, the transformer will be somewhat screened from
view along Edmonds Street by the proposed stair enclosure.
A.12 Integrating Site Features. Integrate natural landscape features and unique
landforms — such as rocky outcroppings or significant trees — into site design
whenever possible.
Comments: The subject site is relatively level and currently contains very limited
existing vegetation. No unique natural features or landforms were observed.
A.13 Landscape Buffers. Use landscaping and/or other features such as fences to
maintain privacy and create a visual barrier between incompatible uses. These
buffering techniques should also be used to soften hard edges (such as the
perimeters of parking lots) and reinforce pedestrian ways and circulation routes.
Native plants and rain gardens should be promoted as alternatives to lawns and
runoff retention areas.
Comments: The Phase 2 project plans (Exhibit 5) indicate a 6-foot cedar fence along
the northern property line to provide privacy between the subject site and the
adjacent property to the north. Lower fences are indicated adjacent to 3rd Ave. N and
Edmonds St. in order to provide some privacy for residents of the ground floor of the
new building while still providing a visual connection between the site and the street
front. As indicated on the landscape plan, a variety of trees, shrubs, and other
vegetation will be utilized to help provide further privacy and visual interest to the site.
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.
A.14 Building Form. Encourage new construction to avoid repetitive, monotonous
building forms.
Comments: A variety of elements are employed to avoid repetitive, monotonous
building forms in the new building. This includes the use of a brick base around much
of the first floor of the building, the use of decks on the second and third floors, and
modulating the facades vertically. Additionally, a variety of materials and colors will be
utilized to increase the visual interest of the proposed building and to help break up its
mass. The use of a recessed main entry courtyard with a canopy over a portion of the
courtyard helps to identify the main building entry and provide human scale elements
to the new building.
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A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human
scale elements in building design and/or by subdividing building masses vertically
or horizontally.
Comments: The same techniques discussed above regarding the building form also
contribute to breaking up the apparent mass of the proposed building. The planter
boxes on the southern side of the new building as well as the covered entry courtyard
and hanging flower baskets at the main entry provide human scale elements to the
new building.
Following the proposed removal of the existing single -story bumpout on the western
side of the existing building, this building will have no modulation and will appear as a
box with little visual interest. The applicant has proposed a painted belt course,
canopy, planter boxes, and hanging flower baskets along the southern facade of the
existing building, which will help to break up the mass of this facade and will bring
human scale elements into the street -facing side of the existing building. The
remaining facades of the existing building are still fairly blank in appearance since the
majority of the architectural improvements proposed to the existing building are on
the southern fagade. Staff has included a recommended condition for the applicant to
wrap the painted belt course from the southern building fagade around the entire
building in order to help break up the mass of the eastern, western, and northern
facades.
Additionally, the applicant has proposed a screening wall to help enhance the look of
the exterior stairwell on the eastern side of the existing building. The proposed
screening wall, however, is approximately 10 feet tall, which causes this screening wall
to become a large blank wall itself. Staff recommends that the screening wall around
the stairs be designed at an angle so that it will be triangular -shaped to follow the
shape of the stairs. This will provide adequate screening of the stairs without creating
a large blank wall. A recommended condition has been added to this effect.
A.16 Roof Modulation. Use roof forms to help identify different programs or functional
areas within the building and support differentiation of building form and massing.
Roof design, in combination with wall modulation, can allow for additional light to
enter buildings or pedestrian spaces.
Comments: The roof on the existing building is flat, and no changes are proposed to
the roof on the existing building. As indicated on the Phase 2 project plans (Exhibit 5),
the proposed building will employ a combination of a flat roof and portions that are
sloped as a "shed roof" with the eaves on the sloped portions projecting out past the
exterior building facades. The slight variation in roof pitch on the proposed building
will help to break up the mass of the building and provide visual interest.
A.17 Wall Modulation. Variation in materials, decorative elements, or other features
should be employed to support pedestrian scale environments and streetscapes, or
to help break up large building masses to keep in scale with the surrounding
environment.
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Comments: As shown on the elevation views in Exhibit 5, all four sides of the
proposed building are well -modulated. Although the existing building does not
incorporate much modulation or variety in materials, the proposed building uses a
variety of forms, colors and materials. The proposed building uses this variety in colors
and materials along with vertical modulation to create a feel that reflects the patterns
of some of the older buildings in the downtown area. For example, elements of the
building are divided into approximate 20- to 30-foot wide lengths which allude to
historic development patterns on narrow downtown lots. The canopies over the main
building entries and the use of a brick veneer base around much of the lower floor of
the proposed building will help to support a pedestrian scale environment. The low
fences around the patios on the lower floor of the proposed building will provide
some privacy to tenants while maintaining a connection between the building and the
streetscape.
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 and demonstrates the strong sense of place and integrity valued
by the residents of the City of Edmonds.
A.18 Building Facade Design. Encourage building fagades that reinforce the appearance
and consistency of streetscape patterns while supporting diversity and identity in
building design.
Comments: The facades of the proposed building include vertical and horizontal
differentiation that reinforces a human scale streetscape. The upper floors are
modulated using decks, materials and colors. The ground floor facade is also divided
vertically in widths that reflect historic patterns of development in the downtown
area.
A.19 Window Variety and Articulation. Use window size and placement to help define
the scale and character of the building. Use the organization and combinations of
window types to reinforce the streetscape character or to provide variation in a
facade, as well as provide light and air to the building interior.
Comments: No changes are proposed to the existing windows on the existing
building. A variety of window sizes are proposed for the new building in order to
provide visual interest to the building. The proposed window sizes and style are
consistent with that of typical multi -family development.
A.20 Variation in Facade Materials. Employ variation in materials, colors or design
elements on building facades to help define the scale and style of the structure.
Variation in facade materials can help reduce the apparent bulk of larger buildings
while allowing variety and individuality of building design.
Comments: A variety of materials will be utilized for the completed project including
brick, CM4 block, and cementitious siding. The entry canopies will be metal.
Additionally, cedar horizontal fencing will be utilized throughout the site. This
combination of materials will contribute to an attractive appearance. Additional
features include residential decks, steel planter boxes, and hanging flower baskets.
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Although the existing and proposed building will not employ all of the same building
materials, the proposal incorporates the same color palette throughout as well as
consistent planter boxes, flower baskets, and fencing, which will provide a linkage
between the two buildings without making them match exactly.
In addition to the general design objectives discussed above, the following supplemental design
objectives are applicable to the Downtown/Waterfront Activity Center:
Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards
should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique
design character and important place -making status within the city.
B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a
consistent and safe streetscape for pedestrians. When alleys are present, these should
be the preferred method of providing vehicular access to a property and should be used
unless there is no reasonable alternative available. Configuration of parking should
support a "park and walk" policy that provides adequate parking while minimizing
impacts on the pedestrian streetscape.
Comments: The proposal does not include on -site parking and, therefore, does
not include any curb cuts for vehicular access off of 3rd Ave. N nor off of Edmonds
Street. Vehicular access to the trash and recycling enclosure will be off of the
existing alley adjacent to the eastern side of the site.
B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by
locating buildings close to the street and sidewalks, and defining the street edge. Cross
walks at key intersections should be accentuated by the use of special materials,
signage or paving treatments. Transit access and waiting areas should be provided
where appropriate.
Comments: The proposed building will be constructed close to the western property
line, and although the building will be set back from the southern property line, the
patios and decks above will be constructed up to the southern property line. The
recessed main entry courtyard will provide a direct connection from the building to
the sidewalk along Edmonds Street. The existing building will retain its main entry
directly onto the sidewalk on Edmonds Street in addition to an existing exterior
stairwell that provides access to the upper floor directly from the sidewalk on
Edmonds Street. The minor architectural improvements proposed to the existing
building (i.e. canopy on the southern side of the building, planter boxes, and hanging
flower baskets) will help to identify this entry. No changes are proposed to the
existing bus stop located near the western side of the site.
B.3 Building Entry Location. Commercial building entries should be easily recognizable and
oriented to the pedestrian streetscape by being located at sidewalk grade.
Comments: The entry to the existing building is located at sidewalk grade and is
adjacent to the sidewalk along Edmonds Street. A recessed entry courtyard will help
to identify the main entry to the proposed building. Canopies over the main entry on
both the existing and proposed buildings and hanging flower baskets will help to
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further identify the locations of these entries and will provide weather protection for
pedestrians entering and exiting the buildings.
B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie
each site to its neighbor. Encourage the creation of public spaces to enhance the visual
attributes of the development and encourage outdoor interaction. In the Waterfront
area west of the railroad, buildings should be set back from the waterfront to preserve
and provide a buffer from existing beach areas. In the Waterfront area, site layout
should be coordinated with existing buildings and proposed improvements to provide
views of the water, open spaces, and easy pedestrian access to the beach.
Comments: The subject site has no minimum required setbacks. The proposed
building will be constructed close to the western property line, and although the
building will be set back from the southern property line, the patios and decks above
will be constructed up to the southern property line. The subject site is not located
west of the railroad.
B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and
character of downtown through the use of similar materials, proportions, forms,
masses or building elements. Encourage new construction to use designs that
reference, but do not replicate historic forms or patterns.
Comments: The proposed building is slightly larger in scale than the existing building;
however, the proposal incorporates similar colors and materials to provide a linkage
between the two buildings without making them match exactly. Although the existing
building does not incorporate much modulation or variety in materials, the proposed
building uses a variety of forms, colors and materials. The building uses this variety
along with modulation to create a feel that reflects the patterns of some of the older
buildings in the downtown area. For example, elements of the building are divided
into approximate 20- to 30-foot wide lengths which allude to historic development
patterns on narrow downtown lots.
B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public
sidewalks or walkways.
Comments: A canopy is proposed on the southern side of the existing building, which
will provide weather protection for pedestrians along Edmonds Street. The proposed
building will also have a canopy over a portion of the recessed entry courtyard, which
will provide weather protection for individuals entering and exiting the new building.
B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and
symbols or graphic design instead of broadly lighting the face of the sign. Signage using
graphics or symbols or that contributes to the historic character of a building should be
encouraged.
Comments: No signs were proposed as part of this design review. Signs require
separate building permits and are regulated by ECDC 20.60 and are subject to the
specific design standards applicable to signs in the BD zones (ECDC 22.43.040).
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Phase 2 Design Review
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B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets,
street furniture, etc., should be provided as a normal part of the public streetscape.
Whenever possible, these elements should be continued in the portion of the private
streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art
should be a common element of building design, with greater design flexibility provided
when art is made a central feature of the design.
Comments: The subject site is not located within the Arts Center Corridor. However,
the proposal includes steel planters in front of each building along Edmonds Street
and hanging flower baskets at the main entries to the new and existing buildings.
B.9 Building Height. Create and preserve a human scale for downtown buildings. Building
frontages along downtown streetscapes should be pedestrian in scale.
Comments: The height of the new building is proposed to be near the limit allowed by
the BD2 zone. However, a variety of techniques are employed to reduce the apparent
height of the building including the use of a brick base around much of the first floor of
the building, the use of decks on the second and third floors, modulating the facades
vertically and using a variety of materials and colors. Additionally, the use of a
recessed main entry courtyard with a canopy over a portion of the courtyard helps to
break up the building form and to identify the main building entry. Although the
existing building is generally a box with minimal visual interest, the proposed minor
architectural improvements to the existing building, such as the addition of a canopy,
planter boxes, and hanging flower baskets on the southern side of the building and
the screening of the stairwell on the eastern side of the building will help to provide
increased visual interest to the existing building when viewed from the street.
B.10 Massing. Large building masses should be subdivided or softened using design
elements that emphasize the human scale of the streetscape. Building fagades should
respect and echo historic patterns along downtown pedestrian streets.
Comments: The proposed building uses a variety of building materials and colors
along with vertical modulation to create a feel that reflects the patterns of some of
the older buildings in the downtown area. For example, elements of the building are
divided into approximate 20- to 30-foot wide lengths which allude to historic
development patterns on narrow downtown lots.
B.11 Building Facade. 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. Avoid blank, monotonous and imposing building
facades using design elements that add detail and emphasize the different levels of the
building (e.g. the top or cornice vs. the pedestrian level or building base).
Comments: The proposed building employs various techniques to break up the
building facades. This includes the use of a brick veneer base around much of the
lower floor of the new building, the use of vertical modulation, decks on the second
and third floors, and the use of varied siding materials and colors as well as a recessed
front entry covered by a canopy.
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Phase 2 Design Review
File No. PLN20150036
Following the proposed removal of the existing single -story bumpout on the western
side of the existing building, this building will not employ any modulation in form or
materials, which causes the walls to appear fairly blank. The applicant has proposed a
belt course, canopy, planter boxes, and hanging flower baskets along the southern
facade of the existing building, which will help to provide visual interest to this side of
the building. The remaining facades of the existing building will remain fairly blank in
appearance since the majority of the architectural improvements proposed to the
existing building are on the southern facade. Staff has included a recommended
condition for the applicant to wrap the painted belt course from the southern building
fagade around the entire building in order to provide some increased visual interest to
the eastern, western, and northern facades and to help reduce the appearance of
blank walls.
The applicant has also proposed a screening wall to help enhance the look of the
exterior stairwell on the eastern side of the existing building. The proposed screening
wall, however, is approximately 10 feet tall, which causes this screening wall to
become a large blank wall itself. Staff recommends that the screening wall around the
stairs be designed at an angle so that it will be triangular -shaped to follow the shape of
the stairs. This will provide adequate screening of the stairs without creating a large
blank wall. A recommended condition has been added to this effect.
B.12 Window Variety and Articulation. In the downtown retail and mixed commercial
districts, building storefronts should be dominated by clear, transparent glass windows
that allow and encourage pedestrians to walk past and look into the commercial space.
Decorative trim and surrounds should be encouraged to add interest and variety. Upper
floors of buildings should use windows as part of the overall design to encourage
rhythm and accents in the fagade.
Comments: The subject site is located on the edge of the commercial core of
downtown. No changes are proposed to the existing windows on the existing
building. The proposed building will be multi -family residential, so the above criteria
are not directly applicable to the proposed project. A variety of window sizes,
however, are proposed for the new building in order to provide visual interest to the
building. The proposed window sizes and style are consistent with that of typical
multi -family development.
Based on the above analysis, staff feels that the proposal, as conditioned, is consistent with the
above goals and design objectives of the Comprehensive Plan.
E. DESIGN GUIDELINE CHECKLIST
Pursuant to ECDC 20.12.070.A, the ADB shall use the design guidelines and design review
checklist applicable to the district -based design review process when conducting its review.
During Phase 1 of the public hearing on September 2, 2015, the ADB established design
priorities for the subject application based on the characteristics of the site and the
surrounding area. The minutes from that meeting are provided in Exhibit 4, which contain a
summary of the checklist priorities established by the ADB. In addition to the Phase 2 project
plans (Exhibit 5), the applicant submitted a written statement summarizing how each checklist
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Phase 2 Design Review
File No. PLN20150036
item was addressed (Exhibit 6). Staff's analysis follows with the ADB's prioritization is in
parentheses after each entry:
A. Site Planning
1. Reinforce existing site characteristics. (not applicable)
2. Reinforce existing streetscape characteristics. (not applicable)
3. Entry clearly identifiable from the street. (higher priority)
Comments: The main entry to the existing building opens directly onto the sidewalk along
Edmonds Street. The proposed architectural improvements to the southern side of the
existing building (i.e. canopy, planter boxes, and flower baskets) will help to further identify
the main entry to the existing building. The entry to the new building will be identified by a
recessed entry courtyard, which will be partially covered by a canopy and further identified
with the use of flower baskets and lighting. A walkway will connect this entry directly with
the sidewalk along Edmonds Street.
4. Encourage human activity on street. (lower priority)
Comments: As discussed above, the building entries to the existing and proposed buildings
will be clearly identifiable from the street. Steel planter boxes will be provided on the
southern sides of both buildings. A low fence will provide some privacy between the patios
on the first floor of the new building, while still providing a connection between the site and
the adjacent streets, encouraging human activity on the street.
5. Minimize intrusions into privacy on adjacent sites. (lower priority)
Comments: The subject site is bordered by private property to the north, 3rd Ave. N to the
west, Edmonds St. to the south, and an alley to the east. In an effort to minimize intrusions
into privacy on the adjacent property to the north, the project plans include a 6-foot cedar
fence along the northern property line. Additionally, landscaping will be utilized to help
provide further privacy.
6. Use space between building and sidewalk to provide security, privacy and interaction
(residential projects). (not applicable)
7. Maximize open space opportunity on site (residential projects). (lower priority)
Comments: A private interior courtyard/walkway area that is approximately 10 feet wide is
proposed between the two buildings. Additionally, the recessed entry for the new building
will provide for an entry courtyard. Private patios and decks will be provided for each of the
new residential units.
8. Minimize parking and auto impacts on pedestrians and adjoining property. (not applicable)
9. Discourage parking in street front. (not applicable)
10. Orient building to corner and parking away from corner on public street fronts (corner lots).
(not applicable)
B. Bulk and Scale
1. Provide sensitive transitions to nearby, less -intensive zones. (not applicable)
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C. Architectural Elements and Materials
1. Complement positive existing character and/or respond to nearby historic structures. (lower
priority)
Comments: There are no structures on the historic register adjacent to the subject site. The
existing building was constructed in 1946 according to Snohomish County Assessor records.
However, as discussed by the ADB at the Phase 1 hearing, the existing building is very plain
and box -like and does not have architectural elements that should be repeated elsewhere
on the site. The proposed building ties in with the existing building in terms of building color
and some materials (i.e. planter boxes along the southern sides of the buildings, hanging
flower baskets at the building entries, and consistent design of fencing/screening walls)
while still creating a new identity. The proposed building will utilize brick veneer at the base
of the building, which is reminiscent of older buildings in downtown Edmonds, while utilizing
more modern design elements throughout the rest of the building.
2. Unified architectural concept. (higher priority)
Comments: The proposal includes the use of a consistent color scheme to tie the existing
and proposed buildings together. Additionally, both buildings will have matching planter
boxes and hanging flower baskets on the southern sides of these buildings. The design of
the low fences around the patios on the lower floor of the proposed building will be
mimicked with the screening wall around the exterior stairwell on the eastern side of the
existing building.
3. Use human scale and human activity. (higher priority)
Comments: As mentioned previously, the building uses a number of techniques to create a
human scale and encourage human activity. The use of canopies over the building entries,
planter boxes, and flower baskets create a human scale at the building entries. The use of
brick around much of the lower floor of the proposed building also helps to break up the
mass of the proposed building and provide a human scale. The low fences around the
patios on the lower floor of the proposed building will help to provide a visual connection
between activity on the street and on the subject site.
4. Use durable, attractive and well -detailed finish materials. (higher priority)
Comments: The building will be finished with brick, CM4 block, and cementitious siding.
The entry canopies will be metal, and cedar horizontal fencing will be utilized throughout
the site. This combination of materials will contribute to an attractive appearance.
Additional features include residential decks, steel planter boxes, and hanging flower
baskets.
5. Minimize garage entrances. (not applicable)
D. Pedestrian Environment
1. Provide convenient, attractive and protected pedestrian entry. (higher priority)
Comments: The main entry to the existing building opens directly onto the sidewalk along
Edmonds Street. The proposed architectural improvements to the southern side of the
existing building (i.e. canopy, planter boxes, and flower baskets) will help to further identify
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GBH Holdings LLC
Phase 2 Design Review
File No. PLN20150036
the main entry to the existing building. The entry to the new building will be identified by a
recessed entry courtyard, which will be partially covered by a canopy and further identified
with the use of flower baskets and lighting. A walkway will connect this entry directly with
the sidewalk along Edmonds Street.
2. Avoid blank walls. (higher priority)
Comments: The proposed building employs various techniques to avoid large blank
walls. This includes the use of a brick veneer base around much of the lower floor of
the new building, the use of vertical modulation, decks on the second and third floors,
and the use of varied siding materials and colors.
Following the proposed removal of the existing single -story bumpout on the western
side of the existing building, this building will not employ any modulation in form or
materials, which causes the walls to appear fairly blank. The applicant has proposed a
belt course, canopy, planter boxes, and hanging flower baskets along the southern
fagade of the existing building, which will help to provide visual interest to this side of
the building. The remaining facades of the existing building will remain fairly blank in
appearance since the majority of the architectural improvements proposed to the
existing building are on the southern fagade. Staff has included a recommended
condition for the applicant to wrap the painted belt course from the southern building
fagade around the entire building in order to provide some increased visual interest to
the eastern, western, and northern facades and to help reduce the appearance of blank
walls.
The applicant has also proposed a screening wall to help enhance the look of the
exterior stairwell on the eastern side of the existing building. The proposed screening
wall, however, is approximately 10 feet tall, which causes this screening wall to become
a large blank wall itself. Staff recommends that the screening wall around the stairs be
designed at an angle so that it will be triangular -shaped to follow the shape of the
stairs. This will provide adequate screening of the stairs without creating a large blank
wall. A recommended condition has been added to this effect.
3. Minimize height of retaining walls. (not applicable)
4. Minimize visual and physical intrusion of parking lots on pedestrian areas. (not applicable)
5. Minimize visual impact of parking structures. (not applicable)
6. Screen dumpsters, utility and service areas. (higher priority)
Comments: A new trash and recycling enclosure will be provided at the northeastern corner
of the site, which will be accessed by tenants from the courtyard/walkway between the two
buildings and accessed by haulers from the adjacent alley to the east of the site.
Additionally, a heat pump will be located on the northern side of the existing building, which
will be screened by the building itself, the trash enclosure, landscaping, and a fence along
the northern property line. A transformer is proposed on the east side of the existing
building. No specific screening of this transformer is indicated on the plans; however, the
transformer will be somewhat screened from view along Edmonds Street by the proposed
stair enclosure.
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7. Consider personal safety. (higher priority)
Comments: The building entries will be well lit and will provide direct connections for
pedestrians to Edmonds Street.
E. Landscaping
1. Reinforce existing landscape character of neighborhood. (lower priority)
Comments: Landscaping in the neighborhood is typical of residential and commercial sites,
including street trees, shrubs, and groundcover. The applicant's response letter (Exhibit 6)
indicates their goal to provide landscaping of a residential character with a seaside
emphasis. As indicated on the proposed landscape plan, the landscaping will include a
variety of grasses, shrubs, groundcover, and trees. Street trees are required along both
Edmonds Street and 3rd Avenue North.
2. Landscape to enhance the building or site. (higher priority)
Comments: Since no setbacks are required for the subject site, there are no specific
landscaping types required for the street front or buffers. Street trees are required,
however. The planting palette offered by the applicant will provide a mix of trees, shrubs,
grasses, and groundcover. Steel planter boxes are proposed on the southern sides of the
existing and proposed buildings, and hanging flower baskets will also be provided to help
define the building entries.
3. Landscape to take advantage of special site conditions. (not applicable)
Based on the above analysis, staff feels that the proposal, as conditioned, has adequately
addressed the design guidelines checklist as prioritized by the ADB at the Phase 1 hearing.
F. APPLICABLE CODES
1. ECDC 16.43 — Downtown Business Zone (BD2)
A. ECDC 16.43.020 Uses
The site is located in the Downtown Business (Downtown Mixed Commercial), BD2,
zone and is subject to the requirements of ECDC 16.43. The proposal is for a new 9-unit
residential building and minor architectural improvements to the existing mixed -use
building (containing office space on the ground floor and four residential units on the
upper floor). Multiple dwelling units are limited in location for properties that have a
designated street front as defined in ECDC 16.43.030.B; however, according to Map
16.43-1, the subject site does not have a designated street front (see inset map on the
following page). Therefore, the proposed residential use is allowed on the ground floor
and is not restricted to being 45 feet back from the right-of-way. Also, the existing
office within the ground floor of the mixed -use building is an allowed primary use.
Thus, the existing and proposed uses at the subject site are permitted primary uses
within the BD2 zone pursuant to ECDC 16.43.020.
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B. ECDC 16.43.030 Site Development Standards
Pursuant to ECDC 16.43.030, development standards in the BD2 zone include:
Minimum Height of
Minimum
Minimum
Minimum
Minimum
Ground Floor
Minimum
Maximum
Zone
Lot Area
Street
Side
Rear
z
within the
Lot Width
Height
(Sq. Ft.)
Setback
Setback'
Setback'
Designated Street
Fron t4
BD2
None
None
0'
0'
0'
30'
12'
The setback for buildings and structures located at or above grade (exempting buildings and structures
entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R)
zoned property.
Specific provisions regarding building heights are contained in ECDC 16.43.030(C).
"Minimum height of ground floor within the designated street front" means the vertical distance from top
to top of the successive finished floor surfaces for that portion of the ground floor located within the
designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street
grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the
top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a
finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet and concrete,
as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note
that the 'finished" ceiling height is only approximately 11 feet in this example.
Height: The maximum allowed height in the BD2 zone is 30 feet above average original
grade. Certain height exceptions provided for in ECDC 16.43.030.C.3. As indicated on
the Phase 2 project plans (Exhibit 5), the proposed building will be constructed within a
few inches of the 30-foot height limit. It appears that the proposed building will comply
with the applicable height requirements. Height compliance will be confirmed during
building permit review and then verified in the field by survey since the building will be
very near the height limit.
Minimum Height of
Ground Floor: Pursuant 0
to ECDC 16.43.030.13, a
designated street front is
applicable as shown on
Map 16.43-1. As can be
seen in the excerpt of
Map 16.43-1 inset to the
right, the subject site
does not have a
designated street front.
Therefore, none of the
use restrictions nor the
minimum height of
ground floor r
requirements applicable
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Phase 2 Design Review
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to BD -zoned properties with a designated street front apply to the subject site. Thus,
there is no minimum height of ground floor requirement for the proposed project.
Setbacks: Since the subject site is not directly adjacent to residentially (R) zoned
property, no setbacks are required for the proposed building. Any existing or proposed
features that project into the City right-of-way may require an encroachment permit
and/or street use permit, which will be verified by the Engineering Division during their
review of the associated building permit application.
Open Space: Pursuant to ECDC 16.43.030.E, open space is required for buildings on lots
larger than 12,000 square feet or having an overall building width of more than 120
feet. The subject site is approximately 7,050 square feet, and both buildings are well
under 120 feet in width. As such, the proposal is not large enough to trigger the
requirement to provide open space.
The proposal, as conditioned, does not appear to conflict with the applicable zoning
standards of ECDC 16.43. As always, the project will be reviewed for compliance with all
applicable development standards during the building permit review process.
2. ECDC 17.50 Off Street Parkine Reeulations
Although the City's off-street parking regulations are chiefly contained in ECDC 17.50,
parking within the Downtown Business (BD) zones is regulated in ECDC 16.43. Pursuant to
ECDC 16.43.030.D, no parking is required for any commercial floor area of permitted uses
located within the BD2 zone and no parking is required for any floor area in any building
with a total building footprint of less than 4,800 square feet. As indicated on the Phase 2
project plans (Exhibit 5), both the existing building and the proposed building have
footprints of well under 4,800 square feet. Thus, no on -site parking is required for the
subject site. As indicated on the project plans, no on -site parking is proposed.
3. ECDC 20.15A Environmental Review (SEPA)
Review under the State Environmental Policy Act (SEPA) was required for this project
because the proposed project exceeds four new residential units. A SEPA Determination of
Nonsignificance was issued on October 20, 2015 (Exhibit 7). No appeals have been received
to date.
4. ECDC 22.43 Design Standards for the BD Zones
Design standards applicable to the BD zones are provided in ECDC Chapter 22.43. Refer to
Exhibit 5 for Phase 2 elevation drawings and renderings.
A. ECDC 22.43.010 Massing and Articulation. Intent— To reduce the massiveness and bulk
of large box -like buildings, and articulate the building form to a pedestrian scale.
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.
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Comments: The brick veneer around much of the lower floor of the proposed
building gives the new building a visually distinct base and top. The base is further
distinguished with the use of various human -scale design elements such as a canopy
over a portion of the main entry courtyard, flower baskets at the main entry, steel
planter boxes, and low fences around the patios. The entire building is modulated
vertically, and the upper two floors include multiple decks.
The existing building does not have a visually distinct base and top. The majority of
the architectural improvements proposed to the existing building are on the
southern fagade, which leaves the eastern, western, and northern facades of the
building still fairly blank in appearance. Staff has included a recommended
condition of approval for the painted belt course on the southern building fagade to
be wrapped around all four sides of the existing building in order to provide some
increased visual interest to the eastern, western, and northern facades. This will
also help to provide the existing building with a somewhat more distinct base and
top.
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.
Comments: Existing building widths in the downtown area generally vary from
about 30 to 60 feet. The proposed building is roughly 60 feet wide along Edmonds
Street and less than 60 feet wide along 3rd Ave. N. Through the use of vertical
modulation and varied materials, the apparent width of the building is reduced on
both facades.
B. ECDC 22.43.020 Orientation to Street. Intent — To reinforce pedestrian activity and
orientation and enhance the liveliness of the street through building design.
1. Building frontages shall be primarily oriented to the adjacent street, rather than to a
parking lot or alley.
Comments: The existing building fronts directly onto Edmonds Street. Although the
proposed building will be adjacent to both 3rd Avenue North and Edmonds Street,
the proposed building will only be accessed from Edmonds Street. The entry to this
building will be located within a recessed courtyard that provides a direct
pedestrian connection via a walkway to the sidewalk along Edmonds Street.
2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street
and accessible from the adjacent sidewalk.
Comments: The main entrance to the existing building is directly accessible and at
grade with the sidewalk along Edmonds Street. The proposed improvements to the
existing building will help to draw further attention to this building entry. The
second floor of the existing building is accessed via the stairwell along the eastern
side of the existing building, which connects directly to the sidewalk along Edmonds
Street. The appearance of this stairwell will be improved with a new screening wall.
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The entry to the proposed building will also be visible from the street and will be
directly accessible via a walkway connecting it to the sidewalk along Edmonds
Street. The entry to the proposed building will be from a recessed courtyard, which
will help to distinguish this entry and provide visual interest and modulation to the
building.
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.
Comments: Although the existing building does not employ one of the above design
elements, the addition of a canopy over the main entry and the use of steel planters
and hanging flower baskets will help to identify the main entry and to provide
increased visual interest. The appearance of the stairwell accessing the second floor
of the existing building will be enhanced with a new screening wall. Refer to the
discussion above regarding staff's recommended condition of approval to modify
the shape of the screening wall so that it follows the shape of the stairwell. The
main entry to the proposed building will be given a visually distinct architectural
expression with the use of a recessed entry, which will be recessed enough to create
a small entry courtyard.
C. ECDC 22.43.030 Ground Level Details. 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.
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,
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.
Comments: The minor architectural improvements proposed to the existing
building will include the following ground level details: lighting, hanging baskets,
planter boxes, a beltcourse, and a canopy. The proposed building is not a
commercial nor a mixed -use building, so these specific standards do not apply to
the new building. The proposed building, however, will include several ground level
details such as lighting, hanging baskets at the main building entry, planter boxes, a
canopy over a portion of the main entry courtyard, and brick veneer around much
of the lower floor.
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2. Ground floor commercial space is intended to be accessible and at grade with the
sidewalk, as provided for in ECDC 16.43.030.
Comments: The commercial space on the ground floor of the existing building is
directly accessible and at grade with the sidewalk along Edmonds Street. No
commercial space is proposed within the new building.
D. ECDC 22.43.040 Awnings/Canopies and Signage. 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.
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.
Comments: The proposal includes a canopy over a portion of the main entry
courtyard to the proposed building and a metal canopy on the southern side of the
existing building over the main entry. No awnings are proposed.
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.
Comments: All canopies are open -sided, no awnings are proposed.
3. Marquee, box, or convex awning or canopy shapes are not permitted.
Comments: The proposed canopies are flat.
4. Retractable awnings are encouraged.
Comments: No retractable awnings are proposed.
5. Awnings or canopies shall be located within the building elements that frame store-
fronts, and should not conceal important architectural details. Awnings or canopies
should be hung just below a clerestory or transom window, if it exists.
Comments: The proposed canopy on the southern side of the existing building will
help to provide visual interest to an otherwise fairly blank fagade. This canopy will
also help to draw attention to the main entrance to the existing building. This
building does not have clerestory or transom windows. The proposed building will
have a canopy over a portion of the main entry courtyard. This building also will not
have clerestory or transom windows, but the canopy will help to define the main
building entry and to provide weather protection for individuals entering and exiting
the building. Neither of the proposed canopies will conceal any architectural
features.
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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Comments: Neither the existing nor the proposed building have multiple
storefronts.
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.
Comments: No awnings are proposed.
8. Signage should be designed to integrate with the building and street front. Com-
binations of sign types are encouraged, which result in a coordinated design while
minimizing the size of individual signs.
Comments: No signage was included with this proposal. Signage will be reviewed
for compliance with the applicable design standards of ECDC 22.43.040 and the sign
code requirements of ECDC 20.60 when a sign application is submitted.
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 ECDC 20.60. This type of detail can be used to satisfy one
of the required elements under ECDC 22.43.030(B).
Comments: No signage was included with this proposal. Signage will be reviewed
for compliance with the applicable design standards of ECDC 22.43.040 and the sign
code requirements of ECDC 20.60 when a sign application is submitted.
10. Use graphics or symbols to reduce the need to have large expanses of lettering.
Comments: No signage was included with this proposal. Signage will be reviewed
for compliance with the applicable design standards of ECDC 22.43.040 and the sign
code requirements of ECDC 20.60 when a sign application is submitted.
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.
Comments: No signage was included with this proposal. Signage will be reviewed
for compliance with the applicable design standards of ECDC 22.43.040 and the sign
code requirements of ECDC 20.60 when a sign application is submitted.
12. Signage should be given special consideration when it is consistent with or con-
tributes to the historic character of sites on the National Register, the Edmonds
Register of Historic Places, or on a city council -approved historic survey.
Comments: Not applicable. The subject site is not on the National Register, the
Edmonds Register of Historic Places, nor 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.
Comments: No signage was included with this proposal. Signage will be reviewed
for compliance with the applicable design standards of ECDC 22.43.040 and the sign
code requirements of ECDC 20.60 when a sign application is submitted.
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E. ECDC 22.43.050 Transparency at Street Level. Intent — To provide visual connection
between activities inside and outside the building.
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.
Comments: Not applicable. The subject site does not have a designated street
front.
2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or
prohibit visibility between the street and interior.
Comments: Not applicable. The subject site does not have a designated street
front.
3. Where transparency is not required, the facade shall comply with the standards
under ECDC 22.43.060.
Comments: Compliance with the standards of ECDC 22.43.060 is discussed below.
4. Within the BD1 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.
Comments: Not applicable since the site is not located within the BD1 zone.
F. ECDC 22.43.060 Treating Blank Walls. Intent — To ensure that buildings do not display
blank, unattractive walls to the abutting street.
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,
i. Lighting fixtures,
j. Green walls,
k. An architectural element not listed above, as approved, that meets the intent.
Comments: There are no large expanses of blank walls on either building where
windows are not provided. Following the proposed removal of the existing single -story
bumpout on the western side of the existing building, however, this building will have
no modulation and will appear as a box with little visual interest. The applicant has
proposed a belt course, canopy, planter boxes, and hanging flower baskets along the
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Phase 2 Design Review
File No. PLN20150036
southern facade of the existing building, which will help to provide visual interest to this
side of the building. The remaining facades of the existing building will remain fairly
blank in appearance since the majority of the architectural improvements proposed to
the existing building are on the southern fagade. Staff has included a recommended
condition for the applicant to wrap the painted belt course from the southern building
fagade around the entire building in order to provide some increased visual interest to
the eastern, western, and northern facades.
Additionally, the applicant has proposed a screening wall to help enhance the look of
the exterior stairwell on the eastern side of the existing building. The proposed
screening wall, however, is approximately 10 feet tall, which causes this screening wall
to become a large blank wall itself. Staff recommends that the screening wall around
the stairs be designed at an angle so that it will be triangular -shaped to follow the
shape of the stairs. This will provide adequate screening of the stairs without creating a
large blank wall. A recommended condition has been added to this effect.
G. ECDC 22.43.070 Building HVAC Equipment. 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.
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.
Comments: Because the building is proposed to be built nearly to the 30' height
limit, it is not likely that rooftop HVAC equipment will be possible within the height
limit. An elevator is not included in the proposed 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.
Comments: A heat pump will be located on the northern side of the existing
building, which will be screened by the building itself, the trash enclosure,
landscaping, and a fence along the northern property line. A transformer is
proposed on the east side of the existing building. No specific screening of this
transformer is indicated on the plans; however, the transformer will be somewhat
screened from view along Edmonds Street by the proposed stair enclosure.
Based on the above analysis, staff feels that the proposal, as conditioned, is consistent with
design standards contained within ECDC Chapter 22.43.
5. ECDC 20.13 Landscaping Requirements
ECDC 20.13 contains specific landscaping requirements for new development. In this case,
because there are no required setbacks for the project, there are no specific landscape
types in ECDC 20.13.030 that must be used. The remainder of the requirements in ECDC
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Phase 2 Design Review
File No. PLN20150036
20.13 do apply, however. Pursuant to ECDC 20.13.000, the ADB may interpret and modify
the landscaping requirements of ECDC 20.13 provided such modification is consistent with
the purposes found in ECDC 20.10.000.
As indicated on the landscape plan within Exhibit 5, the applicant has proposed a mix of
trees, shrubs, grasses, and groundcover. Since the majority of the site will be taken up with
the existing and proposed buildings, there is not a lot of room on site for additional trees,
but street trees will be provided along both Edmonds Street and 3rd Avenue North, and a
couple of smaller decorative trees will also be provided on the site. The proposed
landscaping will help to provide visual interest to the building entries and help to provide
some privacy for the first floor units within the new building.
In addition to the landscaping located on the site, street trees are also required. The City's
Street Tree Plan includes recommendations for size, species, planting procedures, etc.
According to the Plan, Capital Pear is the recommended tree for 3rd Ave. N and Bowhall
Maple is called out for Edmonds Street. As indicated in the Engineering Division's
memorandum dated October 23, 2015 (Exhibit 10), spacing of the street trees along
Edmonds Street is required to be at 30 feet on center. The applicant has shown Musashino
Zelkova along 3rd Ave. N and Capital Pear along Edmonds Street; the exact selection of tree
species as well as size, spacing, and the like will be addressed at building permit application
review.
Planter baskets are also proposed on the southern sides of the existing and proposed
buildings and hanging flower baskets are proposed at the main entries to both buildings.
This will help to provide visual interest at the building entries as well as provide further
identification of the locations of these entries.
As conditioned, staff feels that the proposed landscaping is consistent with the
requirements of the Street Tree Plan and ECDC 20.13.
6. ECDC 20.60 Signs
No signs were proposed as part of this design review. Signs require separate building
permits and are regulated by ECDC 20.60 and are subject to the specific design standards
applicable to signs in the BD zones (ECDC 22.43.040).
III. RECOMMENDATION
Pursuant to ECDC 20.12.020, when approving proposed development applications, the ADB is
required to find that the proposed development is consistent with the zoning ordinance, the
design objectives of the Comprehensive Plan, and the specific design criteria identified by the
ADB during Phase 1 of the public hearing. Based on the findings, analysis, conclusions, and
exhibits of this report, staff recommends that the Architectural Design Board APPROVE the
proposal under File No. PLN20150036 with conditions as stated in the following recommended
motion:
THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSIONS AND ANALYSIS OF
THE STAFF REPORT AND FINDS THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING
ORDINANCE, THE DESIGN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA
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Phase 2 Design Review
File No. PLN20150036
IDENTIFIED DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC
22.43, AND APPROVES THE PROPOSAL WITH THE FOLLOWING CONDITIONS:
1. ADDITIONAL INTEREST SHALL BE ADDED TO THE EXISTING BUILDING BY EXTENDING THE
PAINTED BELTCOURSE FROM THE SOUTEHRN FACADE AROUND ALL FOUR BUILDING
FACADES.
2. THE SCREENING WALL AROUND THE EXTERIOR STAIRWELL SHALL BE ANGLED TO
FOLLOW THE SLOPE OF THE STAIRS.
3. THE SCREENING OF THE STAIRWAY ON THE EAST SIDE OF THE EXISTING BUILDING SHALL
NOT EXTEND FURTHER SOUTH THAN THE FACE OF THE BUILDING TO PREVENT
OBSCURING PEDESTRIANS FROM CARS EXITING THE ALLEY.
4. THREE STREET TREES SHALL BE PROVIDED ALONG EDMONDS STREET AT 30' ON CENTER
SPACING PER THE CITY OF EDMONDS STREET TREE PLAN. STREET TREE SIZING AND
SPECIES IS TO BE DETERMINED AT THE TIME OF BUILDING PERMIT REVIEW.
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.
IV. PARTIES OF RECORD
City of Edmonds
121— 5th Ave North
Edmonds, WA 98020
Glenn Safadago
GBH Holdings, LLC
P.O. Box 1509
Langley, WA 98260
V. INTERESTED PARTIES
Ed Chu
125 2nd Ave. N
Edmonds, WA 98020
Steve Butterfield
TBG Architects
21911 76th Ave. W, Suite 210
Edmonds, WA 98026
Barbara and Patrick Marker
233 4th Ave. N
Edmonds, WA 98020
Heidi Fyall
742 Melody Ln.
Edmonds, WA 98020
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