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Revision ADB-08-15 staff report.pdfARCHITECTURAL DESIGN BOARD STAFF REPORT August 5, 2009 Meeting PLANNING DIVISION ADVISORY REPORT AND RECOMMENDATIONS TO: The Architectural Design Board FROM: �q" on��� Mike Clugston, AICD Planner DATE: July 31, 2009 ADB -2008-15 Application by Bob Gregg for revision of the street -level awnings at Old Revision Milltown. A. Property Owner Applicant Gregg Production Associates Bob Gregg 51 Dayton St. 51 Dayton St. Suite 304 Suite 304 Edmonds, WA 98020 Edmonds, WA 98020 B. Site Location 201 51h Avenue South C. Introduction The proposed appearance of Old Milltown at the street level has changed several times during the course of the project. The original proposal involved Kalwall glass canopies on both the 5�' Avenue and Dayton Street facades along with planter boxes in front of the windows on those streets (Attachment 1). The design was subsequently changed to include fabric in place of the glass and substituted hanging baskets for the planter boxes to facilitate sidewalk seating (Attachments 2 & 3). This design was approved by the Design Board in ADB -08-15 on May 7, 2008 (Attachment 9). In this proposed revision, the linear canopies would be replaced with standard style awnings (Attachment 4) while retaining the hanging baskets between the awnings. According to the applicant, this change, and the removal from the design of the metal canopies at the building entrances, is due to structural concerns relating to the exterior concrete wall (Attachment 5). Renderings of the proposed changes were not provided; as a result, comparison of the proposed changes with the existing approved features is difficult. The building currently looks as it is shown in Attachment 6. Given the information provided, it is uncertain whether the proposed awnings effectively serve to complete the Old Milltown renovation from a functional, aesthetic and compliance perspective. D. Edmonds Community Development Code (ECDC) Compliance 1. ECDC 22.43.040 — Design Standards for the BD -1 Zone There are specific design standards described in the ECDC for awnings/canopies and signage Awning Revision for ADB -2008-15 Old Milltown in the BD -1 zone (Attachment 7). The standard awning shape the applicant is proposing (Attachment 4) is allowed according to ECDC 22.43.040.B.3. However, per ECDC 22.43.040.B.2, closed -sided awnings like those shown in Attachment 4 are not allowed. A similarly shaped, open -sided awning would be compliant. At the same time, the proposed awning must meet the location requirement of ECDC 22.43.040.B.5: Awnings or canopies shall be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings or canopies should be hungjust below a clerestory or transom window, if it exists. As mentioned before, it is uncertain where the awnings are to be mounted. If the awnings were mounted above the street -level windows, that may be compliant but not necessarily appealing or functional. By code, the standard awning could not be mounted in a way that conceals important architectural details like clerestory and transom windows. As a result, mounting them anywhere within the area of the windows themselves would not be allowed. Further, it is uncertain where the awnings could be mounted to achieve code compliance given the varying window heights and shapes between the 5'h Avenue and Dayton Street facades (Attachment 6). The revised awnings would also have to meet the 75% window transparency standard of ECDC 22.43.050 (Attachment 7). E. Comprehensive Plan ConwI anee 1. Location: The parcel is located within the Retail Core of the Downtown/Waterfront Activity Center. This area is discussed in the Land Use Element and also in the Downtown Design Objectives section (Attachment 8). 2. Desien Objectives for Site Design: "The development of parking lots, pedestrian walkways and landscaping features is an integral part of how a building acts 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 physical environment. " Whatever shape they take, awnings and canopies are important features in providing weather protection for the sidewalk environment. However, the features differ in their function and importance on a building. Canopies allow the opportunity for additional light and air to enter into a structure whereas awnings can serve to block them. Canopies also provide better structural definition to buildings, particularly to entrances. In the case of Old Milltown, the canopies that were previously approved by the ADB served all of these purposes. They not only provided weather protection but also allowed additional light,and air into the upper louver/window area. The canopies also defined the building facades and entrances, particularly at the corner of 5`h and Dayton. By changing the linear canopies to standard awnings and removing the metal canopies entirely, the building does not have the same form, nor function. The canopies were an important part of the design and review processes throughout the project and their removal would simply detract from the finished product at Old Milltown. While there may be structural complications in mounting the canopies, it is unlikely they could not be overcome with additional design work. F. Recommendation Staff recommends the following motion for the Design Board: The Architectural Design Board adopts the findings and conclusions of the staff report and denies Page 2 of 3 Awning Revision for ADB -2008-15 Old Milltown the awning revisions to ADB -200815 as submitted and indicated on the attached drawings. The applicant has not provided sufficient information with which to make a decision on whether to allow a change from the approved canopy designs to a simpler awning system for the Old Milltown building. G. Attachments 1. Original Phase I renderings 2. Approved Phase II renderings 3. Phase 11 sidewalk rendering 4. Generic photo of standard awnings 5. Applicant's narrative 6. Photo of Old Milltown after remodeling 7. ECDC 22.43.040 — Design Standards for the BD -I Zone, Awnings/canopies and signage 8. Downtown Design Objectives 9. ADB Meeting Minutes, May 7, 2008 H. Parties of Record Gregg Production Associates Rowena Miller Mary Stovel 51 Dayton St. 8711 182nd Place SW 522 Dayton St. Suite 304 Edmonds, WA 98026 Edmonds, WA 98020 Edmonds, WA 98020 Lorna & Robert Masuo Finis Tupper Elizabeth Larman 523 Maple St. 9203 711 Daley St. 801 Walnut St. Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020 Roger Hertrich 1020 Puget Drive Edmonds, WA 98020 Page 3 of 3