PRE20100002_CompassCourses.pdf'hc. 1891i
CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Pre -Application Meeting
Date: March 18, 2010
Review By: Gina Coccia I Planning Division
Project Name: Compass Courses Welin Gravity Training Davit I PRE20100002
Site Address: 180 West Dayton Street 127032300401200 - Harbor Square Complex
Zone: General Commercial (CG)
Land Use & Development Standards
Project Description: Compass Courses Maritime Training Gravity Davit. Footprint is shown as 12'
x 22' in the SW most corner of the site.
Land Use: Section 16.60.010 ECDC permits commercial uses. The CG and CG2 zones have the
following specific purposes in addition to the general purposes for business and commercial zones
listed in Chapter 16.40 ECDC: "Encourage development that is sensitive to surrounding
neighborhoods. Protect residential qualities and connect businesses with the local community.
Pedestrian connections should be made available as part of new development to connect residents to
appropriate retail and service uses."
Conditional Use Permit: Not required.
Height: Maximum height is 60' in CG zone.
Setbacks: The following setbacks apply: 4' landscaped, 20' shown.
Corner Lot or Flag Lot: This entire site is considered a "corner lot" as it has street frontage along
SR 104, West Dayton Street, and is adjacent to right of way to the west.
Parking: No additional parking is required, because, pursuant to Section 17.50.010.0 ECDC, no new
"building" area is proposed.
Environmental Regulations
SEPA Review: Exempt from SEPA review (minimal grading involved, if any).
Shoreline Substantial Development Permit: — 400' from OHWM so no SSDP required.
Critical Area Determination: CRA19980036 (study required). Structure is proposed outside the
wetland boundary so no further study is required for this proposal.
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Design
Design Review: For this proposal, design review would be administered by the Planning Division
concurrent with the building permit application ($115 - "Type I"). See Section 16.60.030 ECDC,
Chapter 20.10 ECDC, and Section 20.12.030 ECDC.
Comprehensive Plan Designation: Downtown Master Plan (also within the Downtown Activity
Center).
Site Design: The project is sited towards the SW corner of the lot in an area away from both
pedestrian and vehicular traffic.
Building Design: No building shown. Proposal is a "structure" which must meet height and
setback requirements.
Landscaping: Landscaping requirements can be found in ECDC 20.13.
Street Trees: None shown, none to be removed.
Signage: None shown.
Anticipated Fees
• $115 - "Type I" design review.
Questions & Comments
• If there is an existing fence, how will users access the structure? Via a gate? Will non -users be
able to access the structure? Will it be visible from the street?
• Do you anticipate adding an educational element (signage) that would be visible from the
street?
• Is there any existing landscaping? Is any new landscaping proposed?
Attachments
• Vicinity Map - Aerial.
• Vicinity Map - Zoning.
• Comprehensive Plan - Community Culture & Urban Design Element.
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�` of EI)41o4 Planning Division (GC) 1 121 5th Ave N, Edmonds WA 98020 1425.771.0220
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Community Culture and Urban Design Element
Community Culture
A. General. Edmonds is one of the oldest settlements in the southwest county area. Native
Americans made occasional use of the beach areas and later explorations were made by
both British and Americans. Certain geographical areas and sites within Edmonds have
special significance because of historical, archeological, architectural, recreational, social,
cultural and scenic importance.
Cultural facilities in the City of Edmonds can be divided into two categories:
• Those funded, supported and maintained by private groups and organizations
such as Wade James Theatre and the various art galleries and art -related
businesses in town, and
• Public facilities such as Sno-Isle Regional Library, the Historical Museum, the
Frances Anderson Community Cultural Center, etc.
Because of community emphasis on both the performing and visual arts, community
housing for such events becomes increasingly important to the citizens of Edmonds. The
City has completed a Community Cultural Plan, adopted by reference, which provides the
vision, goals and implementation strategies for the cultural development of the
community.
B. Goal - Historical. Encourage the identification, maintenance and preservation of
historical sites in accordance with the following policies:
B.1. The City should continue to support an historic preservation program to identify
and preserve the city's historic architectural, archeological and cultural resources
for future generations to study and enjoy.
B.2. The City should work with other public agencies and the local historical society
to determine priorities and incentives for identifying and preserving historic sites.
Incentives encouraging the adaptive use of historic buildings should integrated
into City codes and development standards.
B.3. The City should continue to maintain and expand its inventory of historic sites.
88 Culture & Design
B.4. Written narratives and visual aids should be made available for sites listed on the
City's register of historic places to promote public awareness and recognition of
the value of these resources. This should also include providing markers and
maps for identifying and promoting these sites as visual and cultural assets within
the community.
B.S. Additions or alterations to significant architectural buildings should conform to
the style and period of the initial construction as much as possible. Development
of adjacent properties should be encouraged to be sympathetic to listed historic
sites by acknowledging and including historic forms, materials, and architectural
details in their design.
B.6. Conversion/Adaptive Reuse. Part of the direction of the updated plans and
regulations for the Downtown Waterfront area is to provide more flexible
standards that can help businesses move into older buildings and adapt old homes
to commercial or mixed use spaces. An example is the ability of buildings on the
Edmonds Register of Historic Places to get an exception for parking for projects
that retain the historic character of the site. Further incentives to adaptive use
and restoration of historic properties should be pursued.
B.7. The report and recommendations included in `A Historic Survey of Downtown
Edmonds' by BOLA Architecture (February 2005) shall be studied and used as
the basis for development of a Historical Preservation Plan to be included in a
future Comprehensive Plan update.
C. Goal - Recreation
C.1. Encourage public access to significant recreational areas.
C.2. Significant recreational areas would include, but not be limited to: Puget Sound
Shorelines, Lake Ballinger, University Properties, Lund's Gulch, etc.
C.3. Compatible land uses should be made of surrounding areas.
D. Goal - Social. Identify and maintain significant public and private social areas in
accordance with the following policies:
D.1. Compatible land uses should be made of surrounding lands.
D.2. Pursue public and private funding for such social areas as: Senior Center,
Anderson Center, Edmonds Museum, Wade James Theater, Maplewood Rock
and Gem Club House.
Culture & Design 89
E. Goal - Cultural. Identify, maintain and develop cultural facilities both public and private
in the areas of drama, dance, theaters, museums, etc. in accordance with the following
policies:
E.1. Encourage compatible land uses surrounding cultural sites.
E.2. Pursue public and private funding to develop and operate such facilities.
E.3. Cultural sites would include, but not be limited to: the Wade James Theater, the
Edmonds Center for the Arts, Anderson Center, Museum, Edmonds Theatre, etc.
F. Goal - Scenic. Identify, maintain and enhance scenic areas throughout the city in
accordance with the following policies:
F.1. Identify and inventory scenic areas and features within the city which contribute
to the overall enjoyment of the environment for both residents and visitors.
F.2. Incorporate scenic and aesthetic design features into the development of public
projects.
F.3. Preserve scenic features whenever possible in the development of public projects.
FA. Use environmental and urban design review of development projects to avoid or
mitigate impacts to identified scenic features.
Urban Design: General Objectives
A. General. The man-made environment is an expression of human culture and reflects, in
physical form, the social values of the members of the community.
The manner in which the man-made elements are incorporated into the natural
environment creates the special characteristics which identify a community and
contribute to the quality of life in that community.
The beauty and variety of the natural surroundings in Edmonds and the historical
development of the City have combined to create an interesting, and visually attractive
community.
However, unsightly development — of poor quality and design — does exist in the City and
may occur in the future. Aging buildings in some parts of the City, primarily downtown,
also create an aesthetic problem. Removal or poor restoration of older buildings alters
the character of the downtown area. The historical and typical strip development along
Highway 99 has resulted in economic and aesthetic underdevelopment of private
properties.
90 Culture & Design
Although utility wires are placed underground where new development takes place,
overhead wires still exist in most of the older parts of the City where they interfere with
views and create visual blight.
Commercial signs contribute to the color and variety of community life as well as
providing an important function but they may also create discordant and unsightly
conditions where they are of excessive or poor design.
Street landscaping has been utilized in the past on a limited basis. However, in many
areas, parking lots, access roads, streets and buildings are poorly integrated with the
landscape.
B. Design Objectives. Design objectives are a tool for city staff, the ADB, City Council, and
the Hearing Examiner to direct future development in the city to result in high quality,
well -designed, and sensitive projects that reflect the values of the citizens of Edmonds.
The objectives contained in this section are intended to:
• improve the physical appearance and character of Edmonds,
• improve retail and pedestrian circulation options,
• improve business opportunities,
• protect natural environments,
• protect and enhance the single-family residential character of Edmonds.
C. 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.
C.1. Design Objectives for Vehicular Access.
C.I.a. Reduce the numbers of driveways (curb cuts) in order to improve
pedestrian, bicycle and auto safety by reducing the number ofpotential
points of conflict.
C.1. b. Provide safe routes for disabled people.
C.I.c. Improve streetscape character to enhance pedestrian activity in
retail/multi-family/ commercial areas.
C.2. Design Objectives for Location And Layout of Parking
C.2.a. Create adequate parking for each development, but keep the cars from
dominating the streetscape.
Culture & Design 91
C.2. b. Improve pedestrian access from the street by locating buildings closer to
the street and defining the street edge.
C.2.c. Improve the project's visibility from the street by placing parking to side
and rear.
C.2.d. Provide direct pedestrian access from street, sidewalk, and parking.
C.2.e. Integrate pedestrian and vehicular access between adjacent
developments.
C.3. Design Objectives for Pedestrian Connections Offsite.
C.3.a. Design the site access and circulation routes with pedestrians' comfort
and ease of access in mind.
C.3. b. Create parking lots and building service ways that are efficient and safe
for both automobiles and pedestrians.
C.3.c. Provide direct and safe access along, through and to driveways and
adjacent developments or city streets.
C.3. d. Encourage the use of mass transit by providing easy access to pleasant
waiting areas.
CA. Design Objectives for Garage Entry/Door Location.
C. 4. a. Ensure pedestrian safety by allowing cars the space to pullout of a
garage without blocking the sidewalk.
CAb. Improve pedestrian safety by reducing points of conflict/curb cuts.
C.4. c. Reduce harsh visual impacts of multiple and/or large garage entries/
doors and access driveways. Reduce the quantity of entries/doors visible
to the street.
C.5. Design Objectives for Building Entry Location.
C.5.a. Create an active, safe and lively street -edge.
C.5. b. Create a pedestrian friendly environment.
C.5.c. Provide outdoor active spaces at entry to retail/commercial uses.
C.5.d. Provide semi-public/private seating area at multi family and commercial
entries to increase activity along the street.
CA Design Objectives for Setbacks.
C. 6.a. To create and maintain the landscape and site characteristics of each
neighborhood area.
C. 6. b. To create a common street frontage view with enough repetition to tie
each site to its neighbor.
C.6.c. To provide enough space for wide, comfortable and safe pedestrian
routes to encourage travel by foot.
92 Culture & Design
C.6.d. To encourage transition areas between public streets and private
building entries where a variety of activities and amenities can occur.
C.7. Design Objectives for Open Space.
C.7.a. To create green spaces to enhance the visual attributes of the
development and encourage outdoor interaction.
C.7.b. To provide places for residents and visitors to meet and to interact.
C.7.c. To provide an area for play, seating and other residential activities.
C.B. Design Objectives for Building/Site Identity.
CB.a. Do not use repetitive, monotonous building forms and massing in large
multi family or commercial projects.
C.B. b. Improve pedestrian access and way -finding by providing variety in
building forms, color, materials and individuality of buildings.
C.8.c. Retain a connection with the scale and character of the City of Edmonds
through the use of similar materials, proportions, forms, masses or
building elements.
C.8.d. Encourage new construction to use design elements tied to historic forms
or patterns found in the city.
C.9. Design Objectives for Weather Protection.
C.9.a. Provide a covered walkway for pedestrians traveling along public
sidewalks in downtown.
C.9. b. Protect shoppers and residents from rain or snow.
C.9. c. Provide a covered waiting area and walkway for pedestrians entering a
building, coming from parking spaces and the public sidewalk in all
areas of the City.
C.10. Design Objectives for Lighting.
C.10.a. Provide adequate illumination in all areas used by automobiles, bicycles
and pedestrians, including building entries, walkways, parking areas,
circulation areas and other open spaces to ensure a feeling of security.
C.10. b. Minimize potential for light to reflect or spill off -site.
C.10. c. Create a sense of welcome and activity.
C.10. d. Provide adequate lighting for signage panels.
C.11. Design Objectives for Signage.
C.IL a. Protect the streetscape from becoming cluttered.
C.11. b. Minimize distraction from the overuse of advertisement elements.
C.11.c. Provide clear signage for each distinct property.
C.11.d. Use graphics/symbols to reduce the need to have large letters.
Culture & Design 93
C.11.e. Minimize potential for view blockage.
C.11 f. Signs should be related to the circulation element serving the
establishment.
C.II.g. Landscaping should be used in conjunction with pole signs for safety as
well as appearance.
C.11.h. Where multiple businesses operate from a central location, tenants
should be encouraged to coordinate signing to avoid the proliferation of
signs, each competing with the others.
C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical.
C.12.a. Hide unsightly utility boxes, outdoor storage of equipment, supplies,
garbage, recycling and composting.
C.12.b. Minimize noise and odor.
C.12.c. Minimize visual intrusion.
C.12.d. Minimize need for access/paving to utility areas
C.13. Design Objectives for Significant Features.
C.13.a. Retain significant landscape features and unique landforms such as rock
outcroppings and significant trees.
C.13.b. Limit potential future negative environmental impacts such as erosion,
runoff, landslides, and removal of vegetation and/or habitats.
C.13. c. Buffer incompatible uses.
C.13.d. Integrate buildings into their site by stepping the mass of the building
along steep sloping sites.
C.14. Design Objectives for Landscape Buffers.
C.14.a. Create a visual barrier between different uses.
C.14.b. Maintain privacy ofsingle family residential areas.
C.14. c. Reduce harsh visual impact of parking lots and cars.
C.14.d. Landscape buffers should reinforce pedestrian circulation routes.
C.14. e. Landscape buffers should not be designed or located in a manner that
creates an unsafe pedestrian environment.
C.14.f. Minimize heat gain from paved surfaces.
C.14.g. Provide treatment of runoff from parking lots.
D. 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
94 Culture & Design
parks and building entries as well as street views to the mountains and Puget Sound are
an important part of Edmonds character and urban form.
D.1. Design Objectives for Height.
D. I.a. Preserve views to mountains and Puget Sound to the west.
D.1. b. Maintain the smaller scale and character of historic Edmonds.
D.1. c. Minimize blockage of light and air to adjacent properties or to the
sidewalk area.
D. L d. Maintain/protect view from public places and streets.
D.2. Design Objectives for Massing.
D.2.a. Encourage human scale elements in building design.
D.2. b. Reduce bulk and mass of buildings.
D.2.c. Masses may be subdivided vertically or horizontally.
D.2.d. Explore flexible site calculations to eliminate building masses that have
one story on one elevation and four or greater stories on another.
D.3. Design Objectives for Roof Modulation.
D.3.a. To break up the overall massing of the roof.
D. 3. b. Create human scale in the building.
D.3. c. Use roof forms to identify different programs or functional areas within
the building.
1).3.d. Provide ways for additional light to enter the building.
DA. Design Objectives for Wall Modulation.
D.4.a. To let more light and air into the building.
D. 4. b. Breakup large building mass and scale of a facade.
D. 4. c. To avoid stark and imposing building facades.
D.4.d. To create a pedestrian scale appropriate to Edmonds.
D.4.e. To become compatible with the surrounding built environment.
E. Design Objectives for Building Fagade.
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.
E.1. Design Objectives for Building Fagade.
E.I.a. Ensure diversity in design.
Culture & Design 95
E.1. b. Reinforce the existing building patterns found in Edmonds.
E.1. c. Improve visual and physical character and quality of Edmonds.
E.I.d. Improve pedestrian environment in retail/commercial areas.
E.1. e. Create individual identity of buildings.
E.2. Design Objectives for Window Variety And Articulation.
Windows help define the scale and character of the building. The organization and
combinations of window types provide variation in a facade as well as provide light and
air to the interior. Small windows are more typically utilitarian in function, such as
bathroom or stairway windows, etc. and can be grouped to provide more articulation in
the facade.
E.3. Design Objectives for Variation in Facade Materials.
The materials that make up the exterior facades of a building also help define the scale
and style of the structure and provide variation in the facade to help reduce the bulk of
larger buildings. From the foundation to the roof eaves, a variety of building materials
can reduce the scale and help define a building's style and allows the design of a building
to respond to its context and client's needs.
EA. Design Objectives for Accent Materials/Colors/Trim.
Applied ornament, various materials and colors applied to a facade as well as various
decorative trim/surrounds provide variation in the scale, style and appearance of every
building facade. The objective is to encourage new development that provides:
• Compatibility with the surrounding neighborhood.
• Visual interest and variety in building forms.
• Reduces the visual impacts of larger building masses.
• Allows identity and individuality of a project within a neighborhood.
F. Design Objectives for Specific Areas. In addition to the general objectives described
above, design objectives for specific areas or districts within the city are outlined below
(note that design objectives for the Downtown Waterfront Activity Center are contained
in the portion of the Land Use Element dealing specifically with that area).
96 Culture & Design
F.1. Highway 99
F.1.a. General Appearance: Creation of new identity. Development of high
intensity nodes. Better identification of businesses by numbering.
Encouragement ofplanned business centers and design coordination
among neighbors. Building forms compatible with adjacent uses.
Parking areas more clearly defined to eliminate confusion of driveways,
street and parking areas. Unsightly uses and storage screened by
landscaping and fencing.
F.1. b. Signs: Less conflict and confusion among signs. Visible from a distance
at speeds of 35-45 mph. Pole signs no higher than 20' maximum height.
Design approval of signing as a condition of approval for highrise
buildings in "nodes".
F.l.c. Lighting: Oriented away from thoroughfare and residential areas.
F.l.d. Landscaping: Use of landscaping berms in and around parking areas
and setbacks to provide a visual screen.
F.2. Neighborhood Shopping Centers
F.2.a. General Appearance: Buildings, similar in scale to single-family houses,
compact arrangement of buildings with safe pedestrian walkways.
F.2. b. Signs: Use sign concept from downtown.
F.2.c. Lighting: Oriented away from residential areas. Designed for safety
rather than advertisement of uses.
F.2.d. Landscaping: Buffer from street, provide transition from commercial
areas to residential areas.
F.3. Waterfront Building Design
F 3. a. Buildings should beset back from the waterfront to preserve existing
beach areas and provide a buffer area.
F.3. b. Buildings should be oriented to pedestrians by providing visible activity
at the first floor level, using awnings, windows, etc. Retail uses are
encouraged in first floor spaces.
F.3.c. Covered parking areas shall screen cars parked inside them from public
rights -of -way.
FA. Waterfront Site Design
F.4.a. The 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.
F.4. b. The site design should provide adequate separation of vehicles and
pedestrians to avoid conflicts.
Culture & Design 97
F.4. c. On -site parking spaces and paved surfaces should be kept to a minimum.
Joint use parking arrangements and in -lieu parking payments are
encouraged. Only the absolute minimum number of parking spaces to
accommodate the uses) should be permitted on -site.
F.5. Waterfront Landscaping
F.5. a. Landscaping should be used to soften edges of buildings and parking
areas.
F.5.b. Plant species should be selected to endure salt spray, wind, and soil
conditions.
F.5.c. Landscaping should not obscure waterfront views.
F.5.d. Landscaping should be used to separate pedestrians and vehicles.
FA Street Landscaping
F.6.a. The City should establish a program to place utility wires underground
in areas of the City where scenic vistas will be enhanced or the general
environment will be improved. Encourage LID's and arterial
conversions.
F. 6. b. The areas of the City which are most suitable for street landscaping
should be identified and a program developed to carry out a public
landscaping plan.
F.6.c. Street lighting should be designed to provide comfort, security and
aesthetic beauty. [Ord. 2527, 1985.]
98 Culture & Design