StaffReport-2_ADB-07-54.pdf
ARCHITECTURAL DESIGN BOARD
STAFF REPORT
October 17, 2007 Meeting
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
“PUBLIC HEARING: PHASE II”
TO:
The Architectural Design Board
FROM:
__________________________________
Gina Coccia,Planner
DATE:
October 10, 2007
ADB-2007-54
Application by CDA Pirscher Architects, representing Nordic Ventures, for a
th
new 14,742 square foot mixed use building at 310/312 (aka 308/316) 5
Avenue South in the Downtown Mixed Commercial (BD2) zone. The “Nordic
Center” project includes below grade parking, ground floor retail, and multiple
residential on the top floor. This is considered “Phase II” of the public hearing.
A.
PropertyOwner:Applicant:
Property Owner:Applicant:
Kimberly Helleren Carl Pirscher
Nordic Ventures CDA Pirscher Architects
th
10727 226 Street SW 19500 Ballinger Way NE – Suite 200
Edmonds WA 98020 Shoreline WA 98155
B.:
SiteLocation
Site Location
th
310/312 (aka 308/316) 5 Avenue South (Parcel #27032300412800) (Attachment 2). The site is
an existing parking lot with no buildings, so no official address is shown on the County
Assessor’s website.
C.
Introduction:
Introduction:
CDA Pirscher Architects, representing Nordic Ventures, has made an application for a new
th
mixed-use building on a parcel of land downtown on the west side of 5 Avenue South in
between Maple and Alder Street. The property is approximately 6,100 square feet in area (50’ x
122’) and is an existing parking lot that is accessed from the alley to the west. There will be
approximately 1,841 square feet of retail space, 1,914 square feet of general office space, and
four dwelling units (condominiums) including 13 parking spaces.
The subject site is in the Downtown Mixed Commercial (BD2) zone, which requires District
Based Design Review – and because the project triggers the SEPA threshold, it is reviewed as
part of a Two-Phase public hearing process before the ADB. The ADB reviewed Phase I on
rd
August 15 and continued the public hearing to October 3 to allow the Applicant to revise their
rdth
plans. At the October 3 meeting, the hearing was opened and then continued to October 17.
The Architectural Design Board will review the design of the project and at the conclusion of
Phase II of the public hearing, will make the final decision. If/when approved, the applicant
would later submit a building permit application for the project, and development standards (such
as height and setbacks) would be reviewed by staff.
The following is staff’s analysis of the project.
Staff Report for ADB-2007-54 (Public Hearing – “Phase II”)
Nordic Center Mixed Use Project
D.
Overview:
Overview:
1.Zoning:
This parcel is located in the Downtown Mixed Commercial (BD2) zone and is
subject to the requirements of ECDC 16.43 (Downtown Business).
2.view:
Review under the State Environmental Policy Act (SEPA) is
Environmental Re
required due to the amount of commercial space proposed. The applicant turned in an
Environmental (SEPA) Checklist and staff issued a Determination of Nonsignificance (DNS)
on September 26, 2007 (Attachment 3). No comments or appeals were received. Both the
City and the applicant have complied with SEPA requirements.
A Critical Areas “waiver” determination was issued under file number CRA-2003-145, which
indicates that there were no critical areas found on or adjacent to the property.
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.
E.
EdmondsCommunityDevelopmentCodeCompliance:
Edmonds Community Development Code Compliance
The following is staff’s analysis on the project’s compliance with the Edmonds Community
Development Code (ECDC). Development standards are always re-reviewed and confirmed with
the building permit application.
1.ECDC 16.43 (Downtown Business) Zones
a.
The improvements are proposed on property within the Downtown Business (BD2) zone.
1
b.
The minimum height of the ground floor in the BD2 zone is 12 feet. It appears that the
Applicant has taken this into consideration (Attachment 8); however, this will be verified
with the building permit review.
c.
ECDC 16.43.030.B.1 states “When a commercial use is located on the ground floor, the
elevation of the ground floor and associated entry shall be within seven inches of the
grade level of the adjoining sidewalk. “Grade” shall be as measured at the entry
location.” It appears that the Applicant has taken this into consideration (Attachment 8);
however, this will be verified with the building permit review.
d.
Pursuant to ECDC 16.43.030.C.1, the basic height limit is 25 feet. However, an
additional five feet, not to exceed 30 feet, may be obtained if the building is designed to
meet all of the following conditions:
A building step-back is provided within 15 feet of any street front. Within the 15-foot step-back, the
maximum building height is the lesser of 25 feet above grade at the property line (e.g., normally the
back of the sidewalk) or 30 feet above the “average level” as defined in ECDC 21.40.030.
A 15-foot step-back is provided from the property line opposite the street front. Within the 15-foot step-
back, the maximum building height is the lesser of 25 feet above grade or 30 feet above the “average
level” as defined in ECDC 21.40.030. For the purpose of determining step-back requirements, alleys
are not considered to be streets.
1
“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.
Page 2 of 6
Staff Report for ADB-2007-54 (Public Hearing – “Phase II”)
Nordic Center Mixed Use Project
This project is similar to the “Downhill Example” illustrated below in Figure 16.43-4.
Refer to the South Elevation (Attachment 8).
The project appears to meet the height limit on the eastern portion of the site (Attachment
8); however, it is unclear that the project meets the height limit at the western portion of
the site. The plans do not show the “average level” at the west side of the property so
that it can be compared to the “average grade” calculations. The code requires us to
compare these figures, because the maximum height is the lesser of these two figures.
Refer to the code citation in the box below:
ECDC 16.43.030.C.2.a.ii:
A 15-foot step-back is provided from the property line
opposite the street front. Within the 15-foot step-back, the maximum building height is
the lesser of 25 feet above grade or 30 feet above the “average level” as defined in ECDC
21.40.030.
Note:What is
the “average
level” at the
west side of the
property? What
does this look
like compared to
the “average
grade?” At the
ADB meeting,
the Applicant
should be
prepared to
discuss or
demonstrate
how the above code section is met by providing these calculations. Please refer to
the “Downhill Example” illustrated above.
e.
Pursuant to ECDC 16.43.030.C.4, the following architectural features are allowed to
extend above the height limits specified in this chapter:
A single decorative architectural element, such as a turret, tower, or clock tower, may extend a
maximum of five feet above the specified height limit if it is designed as an integral architectural feature
of the roof and/or facade of the building. The decorative architectural element shall not cover more than
five percent of the roof area of the building.
Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any
building step-back required under ECDC 16.43.030(C)(2); provided, that the railing is constructed so
that it has the appearance of being transparent. An example meeting this condition would be a railing
that is comprised of glass panels.
It does not appear that the project intents do add any of the above architectural features
over the height limit.
f.
Four dwelling units are proposed on this site. Pursuant to ECDC 16.43.030.G, there is no
maximum density for permitted multiple dwelling units.
g.
Pursuant to 16.43.030.A, the setbacks for this property in the BD2 zone are zero. The
project meets the setback requirements.
Page 3 of 6
Staff Report for ADB-2007-54 (Public Hearing – “Phase II”)
Nordic Center Mixed Use Project
2.ECDC 17.50 (Parking):
a.
Pursuant to ECDC 16.43.030.D.2, no parking is required for the commercial use(s), and
pursuant to ECDC 17.50.010.C.1 four spaces (total) are required for the four residential
units.
b.
The plans show that 13 parking spaces have been provided. The proposal meets
(exceeds) the parking requirements.
3.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.
4.ECDC 20.13 (Landscaping Requirements):
a.
Pursuant to ECDC 20.13.020.E, “automatic irrigation is required for all ADB-approved
landscaped areas for projects which have more than four dwelling units, 4,000 square
feet of building area or more than 20 parking spaces.” This will be reviewed with the
building permit.
b.
The Edmonds Streetscape Plan calls for Acer rubrum ‘Scarsen’ / Scarlet Sentinel Maple
th
along 5 Avenue South.
c.
There is an existing “street tree” to the west of the property.
d.
The landscape plan proposes one additional “street tree” in a new tree grate to match the
existing street tree (Attachment 7).
Note:Staff recommends that the proposed new street tree be the variety designated by the
Streetscape Plan: Acer rubrum ‘Scarsen’ / Scarlet Sentinel Maple.
F.
ComprehensivePlanCompliance:
F.
Comprehensive Plan Compliance:
The following is staff’s analysis on the project’s compliance with the City’s Comprehensive Plan.
1.Location:
The existing Comprehensive Plan designation is “Downtown Mixed Commercial.”
This area is discussed in the Comprehensive Plan’s Land Use Element (page 36) and also in
the Urban Design (General Objectives) section (pages 73-81), which is located in the
Community Culture and Urban Design Element of the Comprehensive Plan. It is the
Architectural Design Board’s responsibility for ensuring compliance of a project with the
Comprehensive Plan. Staff has reviewed the pertinent sections of the Comprehensive Plan
and documented their findings in the section below.
2.Goals for the Downtown Mixed Commercial Area:
“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” (page 36).
Page 4 of 6
Staff Report for ADB-2007-54 (Public Hearing – “Phase II”)
Nordic Center Mixed Use Project
This project is proposed with the commercial entry at street level, and it is built very near the
property line (as permitted by the development standards). The Applicant has revised their
plans based on the Design Guidelines Checklist to show adequate pedestrian weather
protection. The property is not adjacent to residentially zoned property (but there is R-zoned
property across the alley to the west).
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 74).
Vehicles will access from the alley to the west. The streetscape will be enhanced by the new
street tree proposed (Attachment 7). Landscape planters are proposed near the trash/recycling
area which will soften the look of the dumpster. Landscape plantings are also provided at the
front of the building, along each side of the entry (Attachment 6).
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 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”
(page 77).
The building makes use of step-backs. Modulation has been provided at all elevations, even
along the north and south sides. The Applicant has provided a “Massing Study” (Attachment
9) that shows, in general, how this proposed building will fit into the neighborhood.
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 78).
Several building materials were chosen for this project, including a metal (copper colored)
roof, vertical metal siding, split face CMU wall, and a metal railing at the balcony.
G.
G.DesignGuidelinesChecklistCompliance:
Design Guidelines Checklist Compliance:
The ADB created a Design Guidelines Checklist (Attachment 2) during “Phase I” of the public
hearing. The applicant responded to the guidance given from the ADB and resubmitted plans
(Attachment 1, and 5-10). Staff feels that the Applicant has made many of the suggested changes
and that this project complies with the Design Guidelines Checklist.
H.
TechnicalReview:
H.
Technical Review:
The Engineering Division and the Fire, Public Works, and Parks and Recreation Departments
have reviewed this application. No comments were received.
I.
PartiesofRecord:
I.
Parties of Record:
One person, Ruth Arista, provided public testimony during “Phase I” of the public hearing
rd
meeting.
(Attachment 4). One person, Al Rutledge, signed the sign-in sheet at the October 3
No written comments have been received to date.
Ruth Arista Al Rutledge
18431 High Street 7101 Lake Ballinger Way
Edmonds WA 98020 Edmonds WA 98026
Page 5 of 6
Staff Report for ADB-2007-54 (Public Hearing – “Phase II”)
Nordic Center Mixed Use Project
J.
Recommendation:
J.Recommendation:
APPROVE
Staff recommends that the Architectural Design Board the design of file number
ADB-2007-54
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.
2.
The Applicant will confirm that the project meets the height limit, through proper use of step-
backs, at the rear (west) side of the property.
3.
Revise the Landscape Plan to show that the new street tree is a Acer rubrum ‘Scarsen’ /
Scarlet Sentinel Maple as indicated on the Streetscape Plan.
The board finds that with these conditions, 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.
Applicant’s Response to ADB Checklist Items
2.
Design Guidelines Checklist
3.
SEPA DNS
4.
ADB “Phase I” Meeting Minutes 8/15/2007
5.
Vicinity Map
6.
Site Plan/Utility Plan
7.
Landscape Plan
8.
Building Elevations
9.
Massing Study
10.
Floor Plans
Page 6 of 6