StaffReport-2 ADB-07-67.pdf
ARCHITECTURAL DESIGN BOARD
STAFF REPORT
November 7, 2007 Meeting
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
PUBLIC HEARING: PHASE II
TO: The Architectural Design Board
FROM: __________________________________
Mike Clugston, Planner
DATE: October 31, 2007
Application by Ralph Allen of Grace Architects, representing Bob Gregg and
ADB-2007-67
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Ed and Barbara Lee, for Phase II of Old Milltown located at 201 5 Avenue
South. The project is located in the Downtown Retail Core (BD1) zone. This is
considered Phase II of the public hearing.
A. Property Owner: Applicants:
Property Owner:Applicants:
Gregg Production Associates Bob Gregg Ed and Barbara Lee
51 Dayton St. 51 Dayton St. The Hotel Group
Suite 304 Suite 304 110 James St., Suite 102
Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020
B. Site Location:
Site Location
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201 5 Avenue South (ID: 00434212100100). On the site sits the redeveloped Old Milltown
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building on the southeast corner of 5 Avenue South and Dayton Street (Attachment 1).
C. Introduction:
Introduction:
This proposal is described as Phase II of the Old Milltown project. The project calls for the
addition of a partial third floor for the Old Milltown building at Fifth and Dayton consisting of
three residential units comprising approximately 11,500 square feet as well as landscaping and an
outdoor sitting area. The three existing storefronts to the east of the main building on Dayton
Street will also be renovated. Six parking spaces are proposed.
The first phase of Old Milltown was reviewed and approved by the Architectural Design Board
earlier in 2007 (ADB20070002). Phase I consisted of ground-floor retail space and second floor
office space. That portion of the project has received building permits and construction is
underway.
The subject site is in the Downtown Retail Core (BD1) zone, which requires District Based
Design Review. Because the project triggers the SEPA threshold, it is reviewed as part of a two-
phase public hearing process before the Architectural Design Board. The ADB held Phase I of
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the public hearing on October 3, 2007 and continued the public hearing to November 7 to allow
the applicant to revise and resubmit their plans. The ADB will review the design of the project
and at the conclusion of Phase II of the public hearing, make the final decision. If/when approved
by the ADB, the applicant would later submit a building permit application for the project and
development standards (such as height) would again be reviewed by staff at that point.
The following is staffs analysis of the project.
Staff Report for ADB-2007-67 (Public Hearing Phase II)
Old Milltown Phase II
D. Overview:
Overview:
1.Zoning: This parcel is located in the Downtown Retail Core (BD1) zone and is subject to the
requirements of ECDC 16.43 (Downtown Business). Prior to January 16, 2007, the subject
parcel was zoned Community Business (BC). The first and second floor renovation of Old
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Milltown was reviewed and approved using the BC requirements. The proposed 3 floor
addition and renovation of the Upper Dayton storefronts are reviewed entirely using BD1
criteria.
2.view: Review of the project under the State Environmental Policy Act
Environmental Re
(SEPA) was required. The applicant submitted an Environmental Checklist and staff will
issue a determination at the same time the ADB recommendations are published in synopsis
form.
3.Issues: For this project, the Architectural Design Board reviews the design of the proposal
and makes the final decision on whether the proposal is consistent with the ZONING
ORDINANCE; that the proposal meets the relevant district-specific DESIGN OBJECTIVES
contained in the Comprehensive Plan; and, that the proposal satisfies the specific DESIGN
CRITERIA identified in the Design Guidelines Checklist by the ADB during Phase I of the
public hearing (Attachments 11 & 2).
E. Edmonds Community Development Code Compliance:
Edmonds Community Development Code Compliance
The following is staffs analysis on the projects compliance with the Edmonds Community
Development Code (ECDC). Development standards are again reviewed and confirmed with the
building permit application.
1.ECDC 16.43 (Downtown Business) Zones
a.Site Development Standards (ECDC 16.43.030.A). The improvements are proposed on
property within the Downtown Retail Core (BD1) zone. The minimum height of the
ground floor in the BD1 zone is 15
feet. Minimum height of ground
floor means the vertical distance from
top to top of the successive finished
floor surfaces; 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. It appears that the applicant has
taken this into consideration as the first
Figure 16.43-1:
Ground Floor Height
floor of Phase I of the Old Milltown
Measurement
renovation is 15.125 feet (Attachment
9); however, this will be verified with the building permit review.
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b.Ground Floor (16.43.030.B). The ground floor of the main structure at 5 and Dayton
was previously approved for redevelopment under the BC zoning requirements.
However, BD1 ground floor requirements do apply to the shops on the Upper Dayton
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Staff Report for ADB-2007-67 (Public Hearing Phase II)
Old Milltown Phase II
portion of the redevelopment. Per ECDC 16.43.030.B.3, first floor uses in the BD1 zone
must be commercial. Entry must be directly from the sidewalk and the elevation of the
ground floor and associated entry shall be within seven inches of the grade level of the
adjoining sidewalk. Ground floor windows must also transparent and allow unobstructed
view of the interior from the sidewalk. It appears that the applicant has taken this into
consideration (Attachments 8-9); however, this will be verified with the building permit
review.
c.Building Height Regulations (16.43.030.C). Section 16.43.030.C.2.b states: Within the
BD1 zone, building height may be a maximum of 30 feet in order to provide for a
minimum height of 15 for the ground floor. The allowable building height is measured
from the average level as defined in ECDC 21.40.030. Certain architectural features
are allowed to extend above the height limits. For example, according to ECDC
21.40.030.C, chimneys may exceed the height limit so long as they are no more than
three feet above maximum height and not more than nine square feet in horizontal
section. It appears that the applicant has taken these limits into consideration
(Attachment 9); however, these measurements will be verified with the building permit
review.
d.Off-Street Parking and Access Requirements (16.43.030.D). No new parking spaces are
required for the redevelopment of the commercial shops on Upper Dayton. However, the
three residential dwellings proposed for the third floor do require additional parking per
ECDC Chapter 17.50. Section 17.50.020.C.1 indicates that residential uses in a mixed
use building in the Downtown Business Area shall only be required to provide parking at
one stall per dwelling unit. The applicant has proposed six enclosed parking stalls, one of
which is handicapped (Attachment 5). This requirement will be verified with the
building permit review.
e.Open Space Requirements (16.43.030.E). Per ECDC 16.43.030.E.1, open space shall not
be required for additions to existing buildings that do not increase the building footprint
by more than 10 percent. The addition of the third floor to Old Milltown does not
increase the overall footprint of the building so the open space requirement is not
applicable.
f.Historic Buildings (16.43.030.F). The Old Milltown building is not listed on the
Edmonds register of historic buildings, therefore this section is not applicable.
g.Density (16.43.030.G). Three dwelling units are proposed on this site. Per ECDC
16.43.030.G, there is no maximum density for permitted multiple dwelling units.
h.Screening (16.43.030.H). Pursuant to 16.43.030.A, the setbacks for parcels in the BD1
zone are zero. At the same time, the setback for buildings and structures located at or
above grade in BD1 shall be 15 feet from the lot line adjacent to residentially zoned
property. There is a multifamily parcel to the southeast of the subject parcel. However,
the parcels are not adjacent; an alley separates the subject parcel from the multifamily
parcel. As a result, the project meets the setback requirements and does not require
further screening as described in this section.
i.Signs, Parking and Design Review (16.43.030.I). No signs were part of this ADB
application. Any proposed signage must meet the requirements in ECDC 20.60 for the
BC zone.
j.Satellite Television Antennas (16.43.030.J). No satellite television antennas were
proposed with this project.
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Staff Report for ADB-2007-67 (Public Hearing Phase II)
Old Milltown Phase II
2.ECDC 20.12 (District Based Design Review):
The applicant has submitted the required materials for review for both phases of the public
hearing process. Staff concludes that the project is consistent with ECDC 20.12.
F.Comprehensive Plan Compliance:
F.Comprehensive Plan Compliance:
The following is staffs analysis of the projects compliance with the Citys Comprehensive Plan.
1.Location: The subject parcel is located within the Retail Core of the Downtown/Waterfront
Activity Center. This area is discussed in the Land Use Element (pages 35) and also in the
Downtown Design Objectives section (pages 38-42). It is the Architectural Design Boards
responsibility for ensuring compliance of the project with the Comprehensive Plan. Staff has
reviewed the pertinent sections of the Comprehensive Plan and documented findings below.
Attachments 3 through 10 show the proposed details of the development and are referenced
in the discussion that follows.
2.Goals for the Downtown Retail Core: The area immediately surrounding the fountain at
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5 and Main and extending along Main Street and Firth Avenue is considered the historic
center of Edmonds and building heights shall be pedestrian in scale and compatible with the
historic character of this area. To encourage a vibrant downtown, first floor spaces should
be designed with adequate ceiling height to accommodate a range of retail and commercial
use and the entry situated at street level. Uses are encouraged to be retail-compatible (i.e.
retail or compatible service e.g. art galleries, restaurants real estate sale offices and
similar uses that provide storefront window and items for safe to the public that can be
viewed from the street). The street front façades of buildings must provide a high percentage
of transparent window area and 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. Buildings situated around the
fountain square must be orientated to the fountain and its associated pedestrian area. (page
35).
The Upper Dayton storefronts will continue to be first floor retail-compatible with street
accessibility. The street level commercial is differentiated from the upper level residential by
using varied materials and other treatments. The windows proposed would appear to offer
similar window shopping opportunities as what currently exists for the storefronts.
3.Design 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 (page 38).
Ten different objectives for site design are discussed in the Comprehensive Plan. Not every
objective necessarily applies to every project at this stage of review. And, some objectives
may be more important than others for a particular project. For example, no signage is
proposed as part of this application. However, if signage is proposed in the future, it will be
reviewed against the applicable design criteria with the building permit application.
a.Vehicular Access and Parking. Six parking spaces in an enclosed parking garage will be
provided for the residents of the three condominiums. Access to the garage will be
gained from the existing alley above the southern portion of the Old Milltown site. No
new curb cuts are proposed (Attachment 5).
b.Pedestrian Access and Connections. Existing street-level access to the Upper Dayton
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Staff Report for ADB-2007-67 (Public Hearing Phase II)
Old Milltown Phase II
storefronts will be maintained. Existing sidewalks connect the Old Milltown area to the
rest of downtown. There is an existing bus stop on Dayton Street adjacent to the building
(Attachment 3).
c.Building Entry Location. The existing entry to the storefronts on Dayton will be
renovated and will be maintained at sidewalk grade. The entry to the condominiums is
proposed to be from the south side of the building and is relatively less emphasized due
to its private nature (Attachments 8-9).
d.Building Setbacks. The BD1 zone allows for zero setbacks. However, the applicant has
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proposed to maintain the existing setback of the storefronts on Upper Dayton. The 3
floor condominiums also indicate varied setbacks (Attachment 6).
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e.Building/Site Identity. The proposed design of the 3 floor and renovated storefronts
appears to avoid repetitive forms and massing while maintaining a pedestrian scale and
referencing existing elements of Downtown (Attachments 8 & 10). Reusing the concrete
columns and reapplying the timbers that were formerly on the interior of the building to
the outside of the structure references the former uses of the building.
f.Weather Protection. Two existing awnings will be removed from above the Upper
Dayton storefronts. These will be replaced by two cornice structures over the windows
and the overhanging bay window of the northeastern condominium residence above the
storefront entrance (Attachments 3-6). As a result, pedestrians entering the building and
window shopping will still be protected from the elements.
g.Lighting. Existing streetlights will continue to provide the bulk of lighting in the public
spaces around Old Milltown. There are four small light fixtures above the existing
storefront entrance and it is uncertain if they will be removed and, if so, how they will be
replaced (Attachment 8). This information will be reviewed during the building permit
application.
h.Signage. None were proposed with this application.
i.Site Utilities, Storage, Trash and Mechanical. As approved in Phase I of the Old
Milltown project, the ramp between the buildings in the area located south of the curb cut
on Dayton Street is the site of an enclosed mechanical equipment yard. This area is
currently paved and is to be screened with a gate opening onto Dayton Street
(Attachments 3-4).
j.Art and Public Space. The existing street trees will be maintained in front of the Upper
Dayton storefronts. The applicant is also proposing three new planter boxes in the
streetscape adjacent to the storefronts. Planter boxes will also be used in the residential
portion of the development (Attachments 4 & 8).
4.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 citys 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
(page 40).
Four objectives for building form are discussed in the Comprehensive Plan:
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a.Height. The proposed 3 floor does not appear to impact the generally two-story
pedestrian-scale of the public streetscape, nor disrupt the street views of Puget Sound and
mountain viewscape along Dayton Street (Attachments 8 & 10).
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Staff Report for ADB-2007-67 (Public Hearing Phase II)
Old Milltown Phase II
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b.Massing. The residences are not massed on the 3 floor so as to overwhelm the existing
building or the streetscape. The condominiums are setback from the property line
throughout yet are tied to the existing building and Upper Dayton storefronts using a
variety of materials and treatments (Attachments 8 & 10).
c.Roof Modulation. The proposed shed roof is nearly flat on top of the residences.
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However, because the condominiums do not cover the entire 3 floor, there is space
available for the roof top terrace, planters, railings, the sitting area and fireplace. Several
stone chimneys serve to break up the roof line as well (Attachments 7-9).
d.Wall Modulation. The storefronts on Upper Dayton are currently modulated and will
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remain so after redevelopment. The 3 floor proposes no long, unbroken forms and
seems to be designed to allow more light and air into the building (Attachment 8).
5.Design Objectives for Building Façade: Building Façade 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 (page 41).
Four objectives for building form are discussed in the Comprehensive Plan:
a.Façade Requirements. The renovated storefronts will be set off from the upper
residential floor by using different materials and treatments. The planters on the
residential level break up the façade but also echo the vegetation on the street. The
proposed trellises also reference those that exist throughout Downtown (Attachments 8-
9).
b.Window Variety and Articulation. The storefront windows will continue to allow
window shopping opportunities. The windows for the residences are necessarily
designed for privacy but also for passive solar gain (Attachments 8-9).
c.Building Façade Materials. A variety of materials are proposed throughout the project
which will contribute to maintaining pedestrian scale as well as referencing the
Downtown area (Attachment 8).
d.Accents/Colors/Trim. The proposed materials appear to attempt to balance compatibility
with the surrounding environment (planters, railings, exposed wood, trellising) with
providing visual interest and individuality of the project (shed roof, exterior fireplace,
stone chimneys).
G.Design Guideline Checklist Compliance:
G.Design Guideline Checklist Compliance:
The ADB reviewed the Design Guidelines Checklist during Phase I of the public hearing
(Attachment 11) . The applicant responded to the guidance given by the ADB and resubmitted a
narrative (Attachment 2) describing how they feel the updated design meets the ADB criteria in
addition to new plans (Attachments 3-10). Staff feels that the applicant has attempted to address
the concerns of the ADB by implementing suggestions made during the Phase I review of the
Design Guidelines Checklist.
H.TechnicalReview:
H.TechnicalReview:
The Engineering Division and the Fire, Public Works, and Parks and Recreation Departments
have reviewed this application. No comments were received.
I.Parties of Record:
I.Parties of Record:
Eighteen people attended Phase I of the public hearing on October 3 (Attachment 12) and nine
people provided public testimony at that meeting (Attachment 11). In addition, three people
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Staff Report for ADB-2007-67 (Public Hearing Phase II)
Old Milltown Phase II
submitted written comments (Attachments 13-15).
Barbara Chase Elisabeth Larman
1105 Daley Place 801 Walnut Street
Edmonds, WA 98020 Edmonds, WA 98020
Alan J. Doman
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959 8 Avenue South
Edmonds, WA 98020
J.Recommendation:
J.Recommendation:
Staff recommends that the Architectural Design Board APPROVE the design of file number
ADB-2007-67 with the following conditions:
1.Individual elements of this project are required to meet all applicable city codes, and it is the
responsibility of the applicant to apply for and obtain all necessary permits.
The board finds that with this condition, the proposal is consistent with the ZONING
ORDINANCE; the proposal meets the relevant district-specific DESIGN OBJECTIVES
contained in the Comprehensive Plan; and, the proposal satisfies the specific DESIGN
CRITERIA identified in the Design Guidelines Checklist by the ADB during Phase I of the
public hearing.
K.Attachments:
K.Attachments:
1.Vicinity Map
2.Applicants Response to ADB Checklist Items
3.Site Plan/Utility Plan
st
4.1 Level Floor Plan
nd
5.2 Level Floor Plan
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6.3 Level Floor Plan
7.Roof Level Plan
8.Building Renderings
9.Building Elevations
10.Massing Study
11.ADB Phase I Meeting Minutes 10/3/07
12.ADB Phase I Meeting sign-in sheet 10/3/07
13.Email Comment from Barbara Chase, 10/3/07
14.Comment Letter from Elizabeth Larman, 10/3/07
15.Comment Letter from Alan Doman, 10/10/07
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