PLN2021-0004 Staff Report"nC. 189,J
CITY OF EDMONDS
121 5t" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
Project: Anthology of Edmonds Senior Living
File Number: PLN2021-0004
Date of Report: August 19, 2021
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From:
Kernen Lien, Environmental Programs Manager
Proposal: Application for Administrative Design Review for a new 127-unit senior living
facility located at 21200 72nd Avenue West
I. SUMMARY OF PROPOSED ACTION:
The subject application is for Design Review of a new senior living facility within the General
Commercial (CG) zone. The development will provide 127 independent living apartments along
with in-house dining facility and amenity spaces for residents use. The proposed building will be
a six story structure over underground parking.
Since the project is located within the General Commercial (CG) zone and is not proposed to
exceed 75 feet in height, the proposal is subject to Administrative Design Review as a Type I
decision.
Staff has determined that the proposal is consistent with the urban design objectives of the
Comprehensive Plan and the applicable requirements of the Edmonds Community Development
Code (ECDC), particularly the requirements of the General Commercial (CG) zone, and issues
approval of the design of the project with this staff report.
The following is staff's analysis of the project and decision.
II. GENERAL INFORMATION:
1. Owner: JAS Group LLC
2. Applicant: CA Senior Living Holdings
3. Tax Parcel Number: 00580700000401
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4. Location: 21200 72nd Avenue West (Attachment 1 and 11)
5. Zoning: General Commercial (CG) (Attachment 11)
6. Existing Use: The site currently contains a one-story 6,672 square foot medical building and
associated parking.
7. Proposed Use: One -hundred twenty-seven unit senior living facility with associate amenities
and parking.
8. Review Process: Pursuant to ECDC 16.60.030, design review for projects that do not exceed
75 feet in height within the CG zone is to be processed by staff as a Type I administrative
decision. As such, staff will review the design of the proposal and will make the final
decision on whether the proposal is consistent with the design review criteria found in ECDC
16.60.030 (design standards of the general commercial zone), Chapter 20.12 ECDC (District -
based Design Review), and the Comprehensive Plan.
III. ATTACHMENTS:
1. Land Use Application
2. Applicant Cover Letter
3. Architectural Plans
4. Preliminary Civils
5. Landscape Plan
6. Lighting Plan
7. Stormwater Plan
8. Traffic Impact and Parking Demand Analysis
9. Highway 99 Planned Action Review Checklist
10. SEPA Checklist
11. Zoning and Vicinity Map
12. Engineering Memorandum of Compliance
IV. SEPA PLANNED ACTION ANALYSIS:
The project site is located within Highway 99 Subarea, which is established as a Planned Action
area by Ordinance No. 4079 in accordance with the State Environmental Policy Act (SEPA). The
Planned Action Environmental Impact Statement (EIS) evaluated the impact of development
within the Highway 99 Subarea for certain anticipated uses up to specific thresholds established
in Ordinance No. 4079. When projects are consistent with the Planned Action SEPA review, no
additional SEPA threshold determination, EIS or additional SPEA review is required. A Highway
99 Planned Action Review Checklist and SEPA checklist was submitted with the application
(Attachments 9 - 10). Section 2 of Attachment 9 documents staff review of the proposal to
determine whether the project qualifies as a planned action consistent with Ordinance No.
4079. The proposed project is consistent with the Planned Action Ordinance and thereby
qualifies as a Planned Action project. The table below summarizes the Planned Actions for the
current application and cumulative total in the Planned Action area.
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Planned Action
Planned Action
Proposed
Cumulative (in Planned
Threshold
Action area)
Non-residential uses,
1,634,685 square
including office, retail, service
feet of building area
14,125 sq. ft.
10,949 sq. ft.
and medical/health care uses
Residential Dwelling Units
3,325 dwelling units
127 units
563 units
Number of new PM peak hour
2,755 PM peak hour
-3 trips*
185 PM peak hour trips
trips
trips
.The proposed project would have three less PM peak hour trips than the exiting use.
V. PUBLIC COMMENTS:
Administrative design review for projects within the General Commercial (CG) zone is a Type I
decision subject to the requirements of ECDC 20.12 (District -Based Design Review) and 20.01
(Staff Decision — No Notice Required). Therefore, no public notice was required for the design
review portion of the subject application.
VI. TECHNICAL REVIEW COMMITTEE:
This application was reviewed and evaluated by South County Fire, the City's Building Division,
Engineering Division, and Recycling Coordinator.
Snohomish County Fire submitted a number of comments that will related to the building
permit review of the project and compliance with the International Fire Code. Compliance with
these requirements will be verified during building permit review.
The Building Division did not have any comments on the design review aspects of the proposal.
Compliance with building code will be reviewed with the building permit application.
The Engineering Division provided a couple of rounds of comments during the design review
process which were largely addressed by the applicants. Engineering noted the design review
application appears to be consistent with Tile 18 ECDC (Attachment 12). Engineering's approval
of the design review phase of the project does not constitute approval of the improvements as
shown on the submitted plans. Compliance with Engineering codes and construction standards
will be reviewed with the building permit application of the site.
VII. NATURAL ENVIRONMENT:
Topography: The site general slopes to the south with an approximately 6 foot elevation
change from 2121" Street SW to the southern property boundary.
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the subject site
consists of "Alderwood Urban land complex, 8 to 15-percent slopes" soils.
Critical Areas: A critical area determination was conducted in 2019 under file number
CRA20190048 which found no critical areas on the subject property.
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VIII. NEIGHBORHOOD CHARACTERISTICS:
The subject site and the surrounding properties are located within the General Commercial (CG)
zone. Nearby uses include commercial, multifamily residential and medical (Attachment 11).
IX. COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is "Mixed Use Commercial" and it is located
within the "Medical/Highway 99 Activity Center." The Comprehensive Plan provides the
following vision for the Medical/Highway 99 Activity Center:
Medical/Highway 99 Vision. The Medical/Highway 99 activity center is intended to
encourage the development of a pedestrian and transit oriented area focused on two master
planned developments, Swedish/Edmonds medical center and Edmonds-Woodway High
School, with a related high -intensity development corridor along Highway 99. Highway 99 is
characterized by a corridor of generally commercial development with less intense uses or
designed transitions serving as a buffer between adjacent neighborhoods. In contrast, the
overall character of the mixed use activity center is intended to be an intensively developed
mixed use, pedestrian friendly environment, in which buildings are linked by walkways
served by centralized parking, and plantings and landscaping promote pedestrian activity
and a park -like atmosphere.
The Community Culture and Urban Design Element of the Comprehensive Plan provide general
design guidance intended to provide a set of tools for the City to use to guide development to
result in high quality, well -designed, and sensitive projects that reflect the values of the citizens
of Edmonds. These general design guidelines are analyzed below.
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.
Findings: The project includes two driveways, with one on 2121" Street SW and the second 72nd
Avenue West. The location of the driveways were coordinated with city staff to ensure a safe
distance from the traffic signal at the intersection of 2121" Street and 72nd Avenue.
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.
Findings: The building is located on the corner in close proximity to the street. A pedestrian area
consistent with the CG zone design standards is provided with direct access from the sidewalk into the
facility near the northwest corner of the building. Parking is provided within the building, removing its
presence from the street edge.
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.
Findings: The project site is located near two bus stops providing transit service to the site. Vehicular
circulation within the site connects 2121" Street and 72nd Avenue with two-way vehicular traffic. The
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main entry is located on 2121" Street providing access for pedestrian and to the parking facilities,
which includes bicycle parking.
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.
Findings: The main entrance is located on the primary frontage (2121" Street SW) which includes
signage, pedestrian connection to the sidewalk and a canopy that is unique to the entrance. Exterior
benches are provided with the activity zone along 2121" Street. Seating within the interior space
provides for additional gathering space.
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.
Findings: The proposal complies with the setbacks of the CG zone and the pedestrian area
requirements (ECDC 16.60.030.C) creating and active street scape.
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.
Findings: The building has exterior landscaping surround the main facades, including benches for
pedestrians. An interior courtyard and roof deck with planters are provided for resident's use.
A.7 Building/Site Identity. Improve pedestrian access and way finding by providing variety in building
forms, colors, materials and individuality of buildings.
Findings: The building entry is clearly defined with a connecting pathway, canopy element and
signage to help with way finding. Various materials, colors, and facade articulation has been
incorporated in the fagade providing a sense of identity.
A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection.
Findings: All pedestrian entries have a canopy element for weather protection.
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.
Findings: Lighting has been provided at the main entry to the facility and throughout the parking area
providing safe access to and throughout the site.
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.
Findings: The main entry includes signage clearly indicating the main access point. Signage is
integrated with the fagade and landscaping on 2121" Street SW.
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.
Findings: The trash enclosure will be screened with landscaping and trash will be held inside until
necessary for pickup. Other site utilities, storage and mechanical systems will be incorporated on the
interior of the building.
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A.12 Integrating Site Features. Integrate natural landscape features and unique landforms — such as
rocky outcroppings or significant trees —into site design whenever possible.
Findings: The site does not contain much in the way of natural landscape features or unique
landforms. Trees and vegetation will be integrated around the exterior of the building with the
implemented landscape plan.
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.
Findings: Landscaping consistent with the design standards of the CG zone is being provide. Parking is
located within the building envelope.
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.
Findings: Vertical differentiation, along with material and color changes is used to avoid a repetitive
monotonous building form.
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.
Findings: Building mass is divided vertically to reduce bulk. Use of material changes help
distinguish the vertical elements. On the ground level, storefront glazing steps back to help
articulate the human scale. Landscaping elements surround the main facades include benches
and planting to connect with the pedestrian area.
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.
Findings: Roof forms are used to show different programmatic elements and help break up the
massing. Undulation of walls helps break up the mass and provides additional natural light access to
the residential units.
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.
Findings: On the ground level a variety of material changes and decorative elements ore included
to help connect the pedestrian scale on the streetscape. At the main entrance there is a canopy
element and clear signage to bring the scale of the mass back to a human scale. Along the
streetscape there are benches and other landscaping features for pedestrian enjoyment. The
top level includes a roof deck that steps back form the main facade.
Design Objectives for Building FaVade. 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
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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.
Findings: This will be the first building located in this vicinity designed under the CG design standards
and establishing the new streetscape design envisioned with the Highway 99 subarea plan.
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 fagade, as well as provide light and air to the
building interior.
Findings: Storefront windows anchor the building on the corner of the site, creating a connection of
the interior of the building to the exterior. Residential windows are located on levels 2 — 6.
Placement, size, and style vary according to function served.
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.
Findings: The design includes a variety of materials and colors related to the vertical differentiation of
the fagade. The contrast between the colors, fenestration, and materials help reduce the bulk of the
building.
X. APPLICABLE CODES:
1. Chapter 16.60 ECDC (CG — General Commercial)
A. ECDC 16.60.010 Uses
The site is located within the General Commercial (CG) zone and subject to the
requirements of Chapter 16.60 ECDC. The proposed use, a senior living facility, is a
permitted primary use within the CG zone.
B. ECDC 16.60.020 Site development standards— General
Development within the CG zone is subject to the general development standards in the
table in ECDC 16.60.020.A which provides:
Minimum
MinimumMaximum
Zone
Minimum
Minimum
Street
Side/Rear
Maximum
Lot Area
Lot Width
Height
Floor Area
Setback
Setback
CG
None
None
51/1012
0'/15"
753
None
i Fifteen feet from all lot lines adjacent to RM or RS zoned property; otherwise no setback is
required by this subsection.
2 The five-foot minimum width applies only to permitted outdoor auto sales use; otherwise
the minimum is 10 feet.
3 None for structures located within an area designated as a high-rise node on the
comprehensive plan map.
i. Setbacks: CG zone requires a minimum street setback of 10 feet. Side or rear
setbacks are not required unless the site is directly adjacent to a residentially -zoned
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property. As shown on the zoning map (Attachment 11), all of the lots directly
adjacent to the subject property are also zoned CG; therefore, neither side or rear
setbacks are required in this case. As such, the only setback required is a 10-foot
street setback, which is measured from both the northern and eastern property lines.
Based on the dimensions indicated on the site plan, it appears that the project will
comply with the applicable requirements; however, compliance with setbacks will be
verified during review of the associated building permit application.
ii. Height: The maximum allowable height within the CG zone is 75 feet. ECDC
16.60.020.B further notes that
Maximum height for purposes of this chapter need not include railings, chimneys,
mechanical equipment or other exterior building appurtenances that do not
provide interior livable space. In no case shall building appurtenances together
comprise more than 20 percent of the building surface area above the maximum
height.
According to the architectural elevations provided in Attachment 3, the proposed
building will be constructed to the maximum allowable height. According to the
roof calculations in Attachment 3, the total roof square footage is 21,683 square
feet. Stairs, elevator and mechanical equipment on the roof above the height limit
total 960 square feet. This is comprises 4.4 percent of the roof which is compliant
with ECEDC 16.60.015.B. The proposed structure appears to be compliant with the
height requirements of the CG zone. Height will also be verified during building
permit application review.
C. ECDC 16.60.020.0 Pedestrian Area
The pedestrian area regulations applies to the area adjacent to the street that
encompasses the public right-of-way from the edge of the curb (or, if no curb, from the
edge of pavement) and the street setback area. The pedestrian area is composed of
three zones: the activity zone, the pedestrian zone, and the streetscape zone. The
proposed project has provided a pedestrian area consistent with the requirements of
ECDC 16.60.015 as evidenced on the landscape plan in Attachment 4 on the cross
section of the pedestrian area on Sheet C-1.0 in Attachment 5.
D. ECDC 16.60.030 contains design standards applicable to CG zone as related to screening
and buffering, access and parking, site design and layout, and building design and
massing:
ECDC 16.30.030.A Screening and Buffering
1. General.
a. Retaining walls facing adjacent property or public rights -of -way shall not exceed
seven feet in height. A minimum of four feet of planted terrace is required
between stepped wall segments.
Findings: There are no retaining walls associated with the development.
b. Tree landscaping may be clustered to soften the view of a building or parking lot,
yet allow visibility to signage and building entry.
Findings: Tree landscaping will primarily be provided within the streetscape zone
along 2121" Street SW and 72nd Avenue West. The existing evergreen trees along the
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southern property line will be retained. No additional trees are proposed along the
southern or western property lines in order to avoid conflicts with utilities.
c. Storm water facilities shall be designed to minimize visual impacts and integrate
landscaping into the design.
Findings: The stormwater vault will be located under the building and not visible
from street view.
d. All parking lots are required to provide Type V interior landscaping, consistent
with Chapter 20.13 ECDC.
Findings: Parking is located within the building and screened from neighboring
properties. Type V landscaping is not applicable in this instance.
e. Type 1 landscaping is required for commercial, institutional and medical uses
adjacent to single-family or multifamily zones. The buffer shall be a minimum of
10 feet in width and continuous in length.
Findings: The subject property is zoned CG as is all the surrounding property
(Attachment 11). Type I landscaping is not applicable to this project.
f. Type 1 landscaping is required for residential parking areas adjacent to single-
family zones. The buffer shall be a minimum of four feet in width and continuous
in length.
Findings: All parking is located within building and none of the surrounding
properties are zoned single-family. Type I landscaping is not application to this
project.
g. Type/ landscaping is required for commercial and multifamily uses adjacent to
single-family zones. The buffer shall be a minimum of four feet in width and 10
feet in height and continuous in length.
Findings: The subject property is zoned CG as is all the surrounding property
(Attachment 11). Type I landscaping is not applicable to this project.
h. If there is a loading zone and/or trash compactor area next to a single-family or
multifamily zone, there shall be a minimum of a six -foot -high masonry wall plus
a minimum width of five feet of Type 1 landscaping. Trash and utility storage
elements shall not be permitted to encroach within street setbacks or within
setbacks adjacent to single-family zones. Mechanical equipment, including heat
pumps and other mechanical elements, shall not be placed in the setbacks.
Findings: The subject property is not located next a single-family or multi -family
zone. Trash will be collected within the building and only brought outside on pickup
days.
i. Landscape buffers, Type 1, shall be used along the edge of parking areas
adjacent to single-family zones.
Findings: All parking is located within building and none of the surrounding
properties are zoned single-family. Type I landscaping is not application to this
project.
j. Outdoor storage areas for commercial uses must be screened from adjacent RS
zones.
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Findings: There is no outdoor storage proposed with the project. Additionally, the
subject property is zoned CG and is not located adjacent to any single-family zones.
2. Parking Lots Abutting Streets.
a. Type IV landscaping, minimum five feet wide, is required along all street
frontages where parking lots, excluding for auto sales use, abut the street right-
of-way.
Findings: All parking is located within the building. A minimum five-foot wide
landscape strip will be provided within the streetscape zone of 2121" Street SW and
72nd Avenue W.
b. For parking lots where auto sales uses are located, the minimum setback area
must be landscaped to include a combination of vegetation and paved
pedestrian areas.
Findings: The project does not include auto sales.
c. All parking located under the building shall be completely screened from the
public street by one of the following methods:
i. Walls that have architectural treatment meeting at least three of the
elements listed in subsection (D)(2)(e) of this section;
ii. Type 111 planting and a grill that is 25 percent opaque; or
iii. Grill work that is at least 80 percent opaque.
Findings: All parking associated with the project will be located within an under the
structure. Walls associated with the underground parking have architectural
treatments meeting at least three of the elements listed in ECDC 16.60.030.D.2.e
(Attachment 3).
ECDC 16.30.030.13 Parking, Access, and Bicycle Storage Standards
1. Parking Requirements. Vehicle parking shall be provided as follows:
a. Nonresidential uses, one space per 500 square feet of leasable building space,
and
b. Residential uses, an average of 0.75 space per unit that is less than 700 square
feet, an average of 1.25 parking spaces per unit that is between 700 and 1,100
square feet, and otherwise 1.75 spaces per unit.
c. In addition, guest parking for residential uses at a minimum ratio of one guest
space for every 20 required parking spaces.
d. For mixed -use development, a portion of the parking spaces may be shared
between residential and commercial uses provided the director finds that the
proposal is supported by a parking study and/or nationally recognized parking
standards and that the site plan assures access for all shared parking uses.
e. Parking meeting the nonresidential parking requirements shall be open to the
public throughout business operating hours.
Findings: As allowed by subsection section B.3 (below), the applicants provided a
Parking Demand Analysis (Attachment 8) for the project.
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2. The first 3,000 square feet of commercial space in a mixed -use development with a
shared parking plan is exempt from off-street parking requirements.
3. The development services director may approve a different ratio for the vehicle
parking required by standards of subsection (B)(1) of this section when an applicant
submits parking data illustrating that the standards do not accurately apply to a
specific development. The data submitted for an alternative parking ratio shall
include, at a minimum, the size and type of the proposed development, and the
anticipated peak and average parking loads of all uses. The director may approve a
parking ratio that is based on the specific type of development and its primary users
in relationship to:
a. An analysis conducted using nationally recognized standards or methodology,
such as is contained in the Urban Land Institute's most recent version of the
publication "Shared Parking" or the latest version of the Institute of
Transportation Engineers publication "Parking Generation'; or
b. A site -specific parking study that includes data and analysis for one or more of
the following:
i. One -quarter -mile proximity to a bus rapid transit station and methodology
that takes into account transit -oriented development;
ii. Use of transportation demand management policies, including but not
limited to free or subsidized transit passes for residents and workers;
iii. On -site car -share and bike -share facilities;
iv. Uses that serve patients, clients, or tenants who do not have the some
vehicle parking needs as the general population; or
v. Other methods that reduce the need for vehicle parking.
Findings: A Parking Demand Analysis is provided in Attachment 8. The parking
demand analysis evaluated the requirements for rest homes, nursing home and
convalescent homes in ECDC 17.50.020.A.3 and peak demand for a congregate care
facility in Parking Generation, 5t" Edition. Fifty-one parking spaces would be
required by ECDC 17.50.020.A.3 and a 127-unit congregate care facility would have
a peak parking demand of 38 spaces. A total of 83 parking spaces are being
provided for the project. The 83 parking spaces is reasonable amount parking to
meet the peak parking demands of residents and guests.
4. All off-street surface parking shall be located to the side or rear of the primary
building, except as otherwise allowed by this chapter, and shall be screened from the
sidewalk by a wall or plantings between two to four feet in height. Outdoor parking
areas shall comprise 40 percent or less of the public street frontage area within 100
feet of the primary street for the lot or tract and, on corner lots, may not be located
at the corner. The requirements of this subsection do not apply to permitted auto
sales uses.
Findings: All parking will be located within the building and located to the side and
rear of the primary building and within an underground portion of the parking
garage.
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5. Electric Vehicle Charging Stations. One or more electric vehicle charging stations
must be provided for all new development that includes housing. Required charging
stations shall be installed to serve at least 10 percent of the required residential
parking stalls. In addition, either additional stations or planned capacity (or a
combination thereof) that can double the amount of initially required stations shall
be provided. For this subsection, "planned capacity" means site design and
construction that includes electrical wiring connection and ventilation, compliant
with the city's building codes, to support potential or actual future electric vehicle
charging stations.
Findings: The project plans have identified 10 EV parking spaces within the
underground portion of the parking garage along with the location of an additional
10 future EV parking spaces.
6. Bicycle Storage Spaces. Bicycle storage spaces for multifamily housing, excluding
housing for assisted living or other specialized facilities where the development
services director finds that the targeted population is not likely to use bicycles, shall
be provided for residents at a ratio of one bicycle storage space for each residential
unit under 700 square feet and two bicycle storage spaces for each residential unit
greater than 700 square feet. Bicycle storage spaces shall consist of storage racks,
lockers, or other secure space to accommodate sheltered, safe, and convenient
bicycle storage for building residents. Such space may be in a vehicle parking garage
or another appropriate location but shall not be provided as open storage on a deck
or balcony. Where sheltered bicycle storage is being provided within a dedicated
common space of the building, the total number of required bicycle storage spaces
may be reduced by up to 50 percent from that which is otherwise required; provided,
that one or more secure bicycle racks, useable by visitors, for at least four bicycles is
provided within the front setback of the property.
Findings: The Edmonds Senior Living Facility is an assisted living facility with a
populations that is not likely to use bicycles. However, visitors and employees of
the site may commute to the site via bicycle. The proposal will include bicycle
parking spaces for 10 bicycles located near the primary entrance to the facility
(Attachment 3).
7. Driveways Accessing Highway 99. All driveway connections to Highway 99 must
meet the applicable requirements of the Washington State Department of
Transportation, including minimum requirements for distance between driveway
access connections, which may be up to 250 feet to help promote traffic safety and
minimize pedestrian -vehicle conflicts.
Findings: The subject site is not located on Highway 99, so this criteria is not
applicable.
8. Paths within Parking Lots.
a. Pedestrian paths in parking lots shall be delineated by separate paved routes
that meet federal accessibility requirements and that use a variation in textures
and/or colors and may include landscape barriers and landscape islands.
b. Pedestrian paths shall be provided at least every 180 feet within parking lots.
These shall be designed to provide access to on -site buildings as well as to
pedestrian walkways that border the development.
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c. Pedestrian paths shall be a minimum of six feet in width and shall be separated
from the parking area either horizontally or vertically (e.g., with curbs). Where
paths cross vehicular lanes, raised traffic tables should be considered if feasible.
d. Parking lots shall have pedestrian connections to the main sidewalk at a
minimum of every 100 feet.
Findings: Pedestrian paths in the parking have been provided by clearly marking
paths across drive aisles with high visibility reflective paint (Attachment 3).
9. Bonus for Parking Below or Above Ground Floor.
a. For projects where at least 50 percent of the parking is below or above the
ground floor of the building, the following standards may be applied regardless
of any ECDC standards that otherwise conflict:
i. The minimum drive aisle width may be reduced to 22 feet.
ii. The maximum ramp slope may be increased to 20 percent.
iii. A mixture of full and reduced width parking stalls may be provided without
demonstrating the stalls could also be provided at full width dimensions.
Findings: Over 50% of the parking is below the ground floor of the building. The
project will provide a minimum drive aisle of 22 feet in the basement parking area.
10. Drive -Through Facilities. Drive -through facilities such as, but not limited to, banks,
cleaners, fast food, drug stores, and espresso stands, shall comply with the
following:
a. Drive -through windows and stacking lanes shall not be located along the
facades of the building that face a street.
b. No more than one direct entrance or exit from the drive -through shall be
allowed as a separate curb cut onto an adjoining street.
Findings: No drive -through facilities are included with the proposed development.
11. Pedestrian and Transit Access.
a. Pedestrian building entries must connect directly to the public sidewalk and to
adjacent developments if feasible.
Findings: The primary pedestrian entrance is directly connected to the public
sidewalk along 2121" Street SW. Pedestrian entrance on the 72nd Avenue W fagade
is also directly connected to the public sidewalk.
b. Internal pedestrian routes shall extend to the property line and connect to
existing pedestrian routes where applicable. Potential future connections shall
also be identified such that pedestrian access between developments can occur
without walking in the parking or access areas.
Findings: The public sidewalks along the frontages of 2121" Street SW and 72nd
Avenue W transition and connect to the existing sidewalks on each side of the
development.
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c. Where a transit station or bus stop is located in front of or adjacent to a parcel,
pedestrian connections linking the station or stop directly to the development
are required.
Findings: There are no transit stops in front of or adjacent to the subject property.
The nearest transit stop is about 330 feet south on the subject property along 72nd
Avenue W which may be reached by the sidewalk along 72nd Avenue W.
d. Pedestrian routes shall connect buildings on the same site to each other.
Findings: There will only be one structure on the site.
ECDC 16.60.030.0 Site Design and Lavout
Overall, the design and use of each site shall be based on the building/street relationship
and on the integration of pedestrian features. This will take the form of either a
pedestrian -oriented design area or an alternative walkable design area, as described in
subsections (C)(1) and (2) of this section; provided, that an exceptions process, pursuant
to subsection (C)(3) of this section, may be allowed under the provisions of this section.
Additional site design and layout standards in this section must also be met.
1. Pedestrian -Oriented Design Area. Unless otherwise permitted under subsection
(C)(2) or (3) of this section, development must meet the requirements of this
subsection for a pedestrian -oriented design area.
a. Primary Frontage. At least 50 percent of a building's facade facing the primary
public street shall be located within 20 feet of the property line where the
primary street frontage exists. The illustration below provides an example of this
concept. The requirement does not apply to buildings that are behind another
building on the same lot when the other building has a footprint of at least 3,000
square feet and has met the requirement. Where site constraints preclude strict
compliance with the requirement, the building line shall be measured one foot
behind the line created by that constraint. On a corner lot or a lot with frontages
on multiple streets, the development services director shall determine the
primary street frontage considering the following:
i. The street classification of the adjacent streets;
ii. The prevailing orientation of other buildings in the area;
iii. The length of the block face on which the building is located; or
iv. Unique characteristics of the lot or street.
Findings: All of the proposed building will be located within approximately 10 feet
of the right-of-way along both 212t" Street SW and 72nd Avenue W.
b. The building must include a prominent pedestrian entry on the primary frontage.
Vehicle parking, other than where permitted for vehicle sales use, shall not be
located within the first 20 feet of the primary street frontage. The first 20 feet of
the primary street frontage may include building space, landscaping, artwork,
seating areas, outdoor displays, and pedestrian and bicycle facilities.
Findings: A prominent pedestrian entry on the primary frontage will be provided at
the primary entrance along 212t" Street SW
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4. Amenity Space. Amenity space is intended to provide residents, employees, and
visitors with places for a variety of outdoor activities.
a. An area equivalent to at least five percent of the building footprint shall be
provided as amenity space. If a vehicle parking area is being added to the site
without the concurrent development of a building of at least 2,000 square feet,
amenity space must be provided to equal at least five percent of the additional
parking area.
Findings: The proposed building has a footprint of 26,110 square feet, which
requires 1,306 square feet of amenity space. A total of 1,404 square feet of amenity
space is being provided in two locations within the development.
b. The amenity space shall be outdoor space that incorporates pedestrian -oriented
features, such as, but not limited to, seating, paths, gazebos, dining tables,
pedestrian -scale lighting, and artwork. A minimum of 10 percent of the required
amenity space shall be comprised of plantings, which may include tree canopy
areas and other shade or screening features. Native vegetation is encouraged.
Findings: The two spaces providing the required amenity space are located in
outdoor spaces. 436 square feet is being provided in the courtyard on the second
level of the building and an additional 968 square feet is provided on the 61" Floor
Deck. Planters comprise 262 square feet of the amenity space which is 27% of the
provided amenity space.
c. The majority of the required amenity space must be provided in one or more of
the following forms:
i. Recreation areas: an open space available for recreation. The area may be
spatially defined by landscaping rather than building frontages. Its surface
shall consist primarily of hardy groundcover or a material conducive to
playground or recreational use. Decorative landscape features, such as
flower beds, shall not comprise more than 15 percent of the total area.
ii. Plazas: an open space available for community gathering and commercial
activities. A plaza shall be spatially defined primarily by either building
facades, with strong connections to interior uses, or close proximity to the
public sidewalk, especially at the intersection of streets. Its surface shall be
primarily hardscape; provided, that trees, shade canopies, and other
landscaping, as well as water features and artwork, may add visual or
environmental features to the space.
iii. Squares or courtyards: an open space available for unstructured recreation
or community gathering purposes. A square is spatially defined by building
facades with strong connections to interior uses. Its surface shall be
primarily hardscape, supplemented by trees and other landscaping. Water
features and artwork are optional.
iv. Exception. A community garden may comprise a portion of any amenity
space; provided, that it:
(A) Is located more than 20 feet from a primary street frontage;
(8) Is dedicated to ongoing use by residents of the site, including for
growing edible produce; and
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(C) Includes facilities for watering the garden and storing garden supplies.
Findings: Amenity space will be provided in the form of an internal courtyard and a
large resident use deck on the 61" floor.
5. Lighting. All lighting shall be shielded and directed downward and away from
adjacent parcels. This may be achieved through lower poles at the property lines
and/or full "cut off" fixtures.
a. Parking lots shall have lighting poles that are a maximum of 25 feet in height.
Pedestrian paths or walkways and outdoor steps shall have pedestrian -scaled
lighting focused on the travel path. Pole height shall be a maximum of 14 feet,
although lighting bollards are preferred.
b. For pedestrian paths and walkways on internal portions of the site, solar -
powered lighting may be sufficient.
c. Entries shall have lighting for safety and visibility integrated with the
building/canopy.
Findings: Lighting has been provided at the main entry to the facility and
throughout the parking area providing safe access to and throughout the site.
ECDC 16.60.030.D Building Design Standards
1. General. To provide variety and interest in appearance, the following design
elements should be considered, and a project shall demonstrate how at least four of
the elements will be used to vary the design of the site:
a. Building massing and unit layout,
b. Placement of structures and setbacks,
c. Location of pedestrian and vehicular facilities;
d. Composition and character of open space, plant materials and street trees;
e. Variety in architectural elements, facade articulation, and/or building materials,
f. Roof variation in slope, height and/or materials.
Findings: Anthology of Edmonds Senior Living Community will house underground
parking, parking and resident amenity space and service space on level 1, and
various amenities distributed between level 2 thorough 6. Levels P1 through 2 are
best served with a rectangular floor template. Floors 3 through 6 serve independent
living units, the form of the building changes from a rectangular form to a doughnut
shaped form, allowing for exterior glazing for each assisted living unit. The first floor
and basement forms are derived from the front yard setbacks and the utility
easements on site. The facade of the building will contain a variety of architectural
elements including but not limited to, various building materials, facade articulation
seen through both overall form change and the inclusion of intermittent resident
unit decks, and variation in roof height.
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2. Building Design and Massing.
a. Buildings shall convey a visually distinct "base" and "top," which may be
achieved through differences in massing elements and/or architectural details.
Findings: A concrete base with a mixture of storefront glazing will convey visual
distinctions between the top and bottom floors, with fiber cement panel siding
articulating the middle and top bands of the building.
b. The bulk and scale of buildings of over 3,000 square feet in footprint shall be
mitigated through the use of massing and design elements such as facade
articulation and modulation, setbacks, step -backs, distinctive roof lines or forms,
and other design details.
Findings: The proposed building is setback 10 feet from the property line and the
building mass is divided vertically to reduce the bulk appearance. Use of material
changes help distinguish the vertical elements. Balconies create visual relief to the
facades along the primary and secondary frontages while the 6t" Floor deck and
sloped roof over the 6t" floor common area provide modulation and differentiation
in the roof form.
c. Primary Frontage. On the primary frontage, to provide visual connection
between activities inside and outside the building, 50 percent of the building
facade between two and 10 feet in height, as measured from the adjacent
sidewalk, shall be comprised of windows or doors that are transparent, the
bottom of which may not be more than four feet above the adjacent sidewalk. A
departure from this standard may be approved when the facade will not be
visible from the public street due to the placement of other buildings on the site;
provided, that the requirements of subsection (D)(2)(e) of this section shall
apply.
Findings: There is a total of 1,549 square feet of building area between two and 10
feet along the primary frontage (which has been determined to be 212t" Street SW).
Of this area, 955 square feet or 62% of this area is transparent and thus compliant
with this criterion (Attachment 3).
i. On the primary frontage, no vehicle parking shall be located within the first
20 feet of the first level of a building facing the street except where such
parking is underground.
Findings: There is no vehicle parking proposed to be located within the first 20 feet
of the building facing 212t" Street SW.
d. All Other Building Frontages. All street facing facades within 30 feet of a public
street, other than for the primary frontage or those facing an alley or the last
block of a dead-end street, shall comply with the standard below.
i. Thirty percent of the building facade between two and 10 feet in height shall
be made of windows or doors that are transparent, the bottom of which
may not be more than four feet above the adjacent sidewalk. Windows shall
not be mirrored or have glass tinted darker than 40 percent in order to meet
this requirement.
Findings: There is a total of 1,173 square feet of building area between two and 10
feet along the secondary frontage. Of this area, 430 square feet or 36% of this area
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is transparent and thus compliant with this criterion (Attachment 3). Transparency
of the windows will be verified with the building permit review.
e. Wall Treatment. Building facades not subject to all requirements of subsection
(D)(2)(c) or (d) of this section are intended to not display blank, unattractive
walls to the public or to other building tenants. To accomplish this, walls greater
than 30 feet in length shall have architectural treatment that incorporates at
least four of the following elements into the design of the facade:
i. Masonry (except for flat concrete block).
ii. Concrete or masonry plinth at the base of the wall.
iii. Belt courses of a different texture and color.
iv. Projecting cornice.
v. Projecting metal or wood canopy.
vi. Decorative tilework.
vii. Trellis containing planting.
viii. Medallions.
ix. Artwork or wall graphics.
x. Vertical differentiation.
xi. Decorative lighting fixtures.
xii. Glazing.
xiii. An architectural element not listed above that is approved by the director to
meet the intent of this subsection.
Findings: The north elevation includes a projecting metal canopy, vertical
differentiation, wall graphics, and glazing. The east elevation includes a concrete
plinth at the base of the wall, vertical differentiation, glazing and a projecting metal
canopy. The south elevation includes a concrete plinth, vertical differentiation,
glazing and a vertical metal rope trellis system with plantings. The west elevation
includes a concrete plinth, projecting metal canopy, vertical differentiation, and
glazing (Attachment 3).
2. ECDC 20.12 (District -Based Desien Review
Pursuant to ECDC 20.10.010.B, since the subject site is located within the General
Commercial (CG) zone as well as Medical/Highway 99 activity center, the proposal is subject
to District -based Design Review under the requirements of ECDC 20.12. ECDC 16.60.030
requires that such design review be conducted by the Architectural Design Board (ADB) only
if the project includes buildings exceeding 75 feet in the CG zone and specifies that projects
not exceeding this height limit may be reviewed by staff as a Type I decision. As such, the
proposal is subject to administrative District -based Design Review since the proposed
building will not exceed 75 feet in height. As part of the design review, staff must find that
the proposed development is consistent with both the Comprehensive Plan and the Zoning
Ordinance. Specifically, design standards applicable to the CG zone are provided in ECDC
16.60.030.
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Compliance with the design criteria of the Comprehensive Plan as well as the Zoning
Ordinance (ECDC 16.60.030) is discussed above. Staff finds that the project meets the
applicable District -based Design Review criteria.
XI. CONCLUSION:
Based on the above analysis of the project proposal, it has been determined that the proposal is
consistent with the urban design objectives of the Comprehensive Plan and the applicable
requirements of the Edmonds Community Development Code (ECDC), particularly the
requirements of the General Commercial (CG) zone.
XII. DECISION:
Based on the facts, conclusions, and attachments to this report, staff finds that the design
review for File No. PLN2021-0004 is APPROVED.
XIII. EXPIRATION:
Unless the owner submits a fully completed building permit application necessary to bring
about the approved alterations, or, if no building permit application is required,
substantially commences the use allowed within 18 months from the date of approval, ADB
or hearing examiner approval shall expire and be null and void, unless the owner files a fully
completed application for an extension of time prior to the expiration date.
Any person wishing to file an extension should contact the Planning Division at 425.771.0220 for
further procedural information.
XIV. PARTIES OF RECORD:
City of Edmonds
121 5t" Avenue North
Edmonds, WA 98020
JAS Group LLC
154 Lake Washington BLVD E
Seattle, WA 98112
Michael Duggan
CA Senior Living Holdings, LLC
130 E. Randolph, Ste. 2100
Chicago, IL 60601
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