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Phase 2 staff reportC. 189%J Project: File Number: Date of Report: Staff Contact: ADB Meeting CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION PLANNING DIVISION'S REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD "PHASE 2" DISTRICT -BASED DESIGN REVIEW 611 On Main Ia101 pill NPAF1I1%%7 August 17, 2023 Michele Q. Szafran, Associate Planner Thursday — August 24, 2023 at 6:00 P.M.* Continued from the June 15th Hearing, Brackett Room, 3rd Floor, Edmonds City Hall 121 5th Avenue North, Edmonds WA 98020 Or by Zoom at: https://edmondswa-gov.zoom.us/i/88959586932 Meeting ID: 889 5958 6932 Passcode: 591531 Or join by phone: 253-205-0468 I. PROJECT PROPOSAL AND PROCESS Architect Phillip Frisk, representing property owner GBH Holdings, submitted a design review application for a new three-story mixed -use building at 605/611 Main Street to include approximately 2,600 square feet of office space, 18 apartment units and an underground parking garage for approximately 21 stalls. Projects in the Downtown Business zones are subject to district -based design review under the regulations of Chapter 20.12 of the Edmonds Community Development Code (ECDC). According to ECDC 20.01.003 and 20.12.010, district -based design review applications that trigger SEPA 611 On Main File No. PLN2022-0085 review are Type III-B decisions, which require a two-phase public hearing and design decision by the Architectural Design Board (ADB). The ADB opened the Phase 1 portion of the public hearing on May 25, 2023. After a brief discussion, the Board approved a motion to continue the hearing to a special meeting on June 15, 2023. On June 15, the ADB reviewed and discussed the proposal, took public testimony, and filled out and prioritized the Design Guidelines Checklist (Attachment 5), as required by ECDC 20.12.005.A. At the conclusion of the meeting, the ADB approved a motion to continue the phase 2 portion of the hearing to August 24, 2023. According to ECDC 20.12.005.13, the purpose of the continuance to the Phase II public hearing is to allow the applicant to revise the initial concept to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. The applicant has summarized their responses to the checklist in Attachment 1 and provided updated building elevations (Attachment 2), site and floor plans (Attachment 3), and landscape plans (Attachment 4) that incorporate the ADB and public comments on the Phase I submittal. Minutes from the June 15 meeting are included in Attachment 6, and a video of the meeting is available here. The ADB is scheduled to complete their design review of the project and make their final decision at the conclusion of the Phase 2 portion of the hearing process. The following attachments are included with this Phase 2 staff report and are focused on new or updated materials that were not included in the Phase I meeting packet: 1. Applicant's Phase 2 cover letters 2. Building Elevations Volume Model Revised 3. Site and Floor Plans Revised 4. Landscape Plan Revised 5. Completed Design Guidelines Checklist 6. June 151" ADB minutes 7. Department of Ecology SEPA comment letter 8. Engineering Review Letter 9. Public Comments received after Phase 1 Staff Report 10. Phase 1 staff report (attachments available in Phase I meeting packet) 11. Aerial Image of Site II. FINDINGS & CONCLUSIONS A. NEIGHBORHOOD CHARACTERISTICS The subject property is located at the eastern edge of the Edmonds downtown business core. The property is zoned BD2 (Downtown Mixed Commercial) as are the properties to the west and south. Properties to the north and east are zoned RM-1.5 (Multiple Residential RM-1.5). Uses surrounding the project site are primarily residential with a mix of commercial and office uses to the south and west. Refer to Attachment 11 for an aerial view of the site in relation to the surrounding area. Page 2 of 15 611 On Main File No. PLN2022-0085 B. PUBLIC NOTICE AND COMMENTS Because the hearing was continued to a date certain during Phase 1 of the hearing process, no additional public notice is required. However, staff emailed a link to the Phase II meeting packet to parties of record/interest and posted the meeting agenda at the Public Safety Complex and City Hall as well as on the city website on August 17. To date, ten (10) parties have provided written comments on the subject proposal, which are summarized in the Phase 1 staff report and the ADB minutes. Comments received after the publication of the Phase I meeting packet are included in Attachment 9. The commentors are included as parties of record as listed on pg. 15 (Section IV) of this report. Public testimony was provided by five (5) individuals during the Phase I hearing, which is summarized on pages 2-6 of the ADB minutes (Attachment 6). ADB members requested clarification on several topics during the June 15t" public hearing, including concerns related to moving trucks in the alley (and their potential to block neighboring garages) and whether a traffic study would be required. The City issues permits to residents moving in or out of a building to use 3-hr parking for limited periods of time and does not allow alleys to be blocked for this purpose. A traffic study is triggered based on the number of PM peak hour (4-6 pm) trips for a development. The threshold is 25 PM peak hour trips, and the current proposal does not reach the threshold for a traffic study. No further comments have been received as of the date of this staff report. C. TECHNICAL STAFF REVIEW The Phase 1 portion of the application was reviewed and evaluated by South Snohomish County Fire and Rescue and the city's Building Division, Public Works Department, and Engineering Division. Initial comments by these reviewers were included in the Phase I meeting packet. One SEPA comment was received after the Phase 1 staff report was initially published. The Washington State Department of Ecology indicated that should any environmental contamination be encountered during construction it should be reported to Ecology, and if any underground storage tanks (USTs) are encountered during construction they must be decommissioned in accordance with local fire department regulations (Attachment 7). South County Fire, Public Works, and the Building Division will provide further comments during the subsequent building permit review. The Engineering Division reviewed the Phase 2 resubmittal and noted that several items must still be addressed, including site distance visibility, dumpster enclosure sizing, and parking stall dimensions. These are prescriptive development standards that can be addressed during building permit review but should be considered during the ADB's review as it relates to overall site design. Other technical comments related to the undergrounding of power, storm system control, and transportation will be further reviewed with the building permit phase. Page 3 of 15 611 On Main File No. PLN2022-0085 D. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Downtown Mixed Commercial" within the "Downtown/Waterfront Activity Center" overlay. Goals and policies from the City of Edmonds Comprehensive Plan for the Downtown/Waterfront Activity Center related to this project have been included in detail with the phase 1 staff report (Attachment 10). Design objectives for the downtown area addressing site design, building form, and building fagade are provided in the Comprehensive Plan (pages 125-127). Staff finds that the revisions made by the applicant further address urban design goal B, and the underlying policies, including B.6 (with the addition of a canopy for weather protection), B.11 building fagade (by providing additional scale elements to the northern fagade) and B.12 (by increasing the transparency along the street). As conditioned, staff finds the proposal is consistent with the referenced goals and design objectives of the Comprehensive Plan. E. DESIGN GUIDELINES CHECKLIST During Phase 1 of the public hearing on June 15, 2023, the ADB established design priorities for the project based on the characteristics of the site and the surrounding area using the Design Guidelines Checklist (Attachment 5). The applicant has provided responses to the checklist in Attachment 1, while ADB discussion of the checklist is summarized in the June 15 meeting minutes (Attachment 6) and the revised project design's consistency with the guidelines are discussed below, with the exception of guidelines that were determined to be not applicable by the ADB. A. Site Planning. 1. Reinforce existing site characteristics. While the reinforcement of existing site characteristics was deemed a lower priority, the volume of the building has been slightly reduced, allowing for a slight reduction in shadows cast on adjacent structures. 2. Reinforce existing streetscape characteristics. The existing streetscape characteristics include large multi -story residential and commercial buildings close to the adjacent sidewalks. The project maintains that tradition while also providing the pedestrian amenity of a canopy over a portion of the sidewalk. Landscaping between the building and the sidewalk is provided, in keeping with such features found on other buildings in the immediate vicinity. The updated project plans (Sheet A1.01 of Attachment 3) now show that roof eaves along the Main Street side of the building now project approximately 14" into the public right-of-way (ROW). ECDC 18.70.030 notes that such encroachments shall be approved by the ADB but "shall not exceed 30 percent of the length of the fagade on any one side of the building", which the revised proposal currently does not meet. Staff has included compliance with this requirement as a recommended condition of approval in Section III and it should be incorporated into the ADB's decision on the design review. Page 4 of 15 611 On Main File No. PLN2022-0085 3. Entry clearly identifiable from the street. The entrance to the commercial space is immediately adjacent to the sidewalk and features a covered entry porch along with the canopy over the adjacent sidewalk. Like other buildings in the downtown area, this communicates not only a place of shelter but also an entrance to the building. The entrance to the apartments is from a large plaza accessed from the sidewalk, with signage and another canopy communicating the point of entry to the residential space. 4. Encourage human activity on street. The plaza leading to the entrance of the residential units is of sufficient size to accommodate people gathering there and is just far enough removed from the sidewalk to provide a slightly more secluded environment. The canopy at the entrance to the commercial space also promotes gathering by providing shelter from inclement weather. 5. Minimize intrusion into privacy on adjacent sites. The guideline has been addressed by minimizing windows on the north side of the building and maintaining a fifteen -foot building setback from the property to the east. The plaza will also have landscaping at the east side to provide privacy for those on the plaza as well as those on the adjacent property. 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects). The space between the building and the sidewalk will be landscaped to provide privacy to those in the commercial space. The potential for interaction is provided under the canopy at the entrance to the commercial space, as well as at the porch immediately outside the commercial space entrance. There is no residential use adjacent to the space between the sidewalk and the building at ground level. 7. Maximize open space opportunity on site (residential projects). Although there isn't a requirement to provide open space for the residential portion of the building, a large plaza is provided at the residential entrance, to facilitate gathering and interaction of residents. 8. Minimize parking and auto impacts on pedestrians and adjoining property. Vehicular access is provided from the alley, so no significant impact by vehicle traffic on pedestrians is anticipated. Parking is underneath the building and likewise is not seen to have any adverse impact on the pedestrian environment. Staff Analysis The proposed project has been slightly reduced in volume and is proposed to be built within two feet from the street property line with space to provide landscaping along the frontage of the building. The subject site along with the property to the west and the parcels along the south side of Main Street are in a transition area from a Downtown Business zone to residential zones and thus the streetscape begins to change slightly within this transition area. In general, the existing streetscape includes large multi -story residential and commercial buildings. The code requires a side setback of 15 feet from the adjacent residential property to the east. The entries are clearly visible from the street to the commercial space and the Page 5 of 15 611 On Main File No. PLN2022-0085 residential space via the proposed plaza. The applicant has proposed an awning over the entrance to add and encourage human activity on the street. The proposal includes at least 75 percent transparent windows along the street front. The proposal minimizes windows on the north fagade and is setback 15 feet from the eastern residential property to help minimize privacy on the adjacent site. The landscaped plaza along the eastern side of the building provides privacy and transition between the residences and street as well as an open space amenity. The approved project design will be required to show compliance with ECDC 18.70.030 as it relates to encroachment into the Main St ROW. B. Bulk and Scale. 1. Provide sensitive transitions to nearby, less- intensive zones. The transition to the less - intensive zoning to the east is accomplished by the fifteen -foot setback mandated by the City, as well as providing landscape screening along the east property line. Residentially scaled treatments are also integrated in the building design, including exterior finishes, windows sizes, and roof overhangs. Staff Analysis The adjacent property to the east is of a different zone (residential multi -family), and the proposal includes a code required 15-foot setback with landscaping. Additionally, the eastern fagade includes slight step backs thus reducing the perceived bulk and scale. C. Architectural Elements. 1. Complement positive existing character and/or respond to nearby historic structures. Although noted as a low priority, the project seeks to improve the existing character of the immediate vicinity by providing a large canopy over a portion of the sidewalk, transparency of the ground -floor commercial space, and access to an adjacent plaza. 2. Unified architectural concept. The applicant notes that an architectural rhythm is expressed with the inclusion of brick pilasters dividing equal -width bays of glazing at the ground -floor commercial space, along with a more symmetrical fagade above featuring a pair of cantilevered gables and matching window configurations and supplemental decorative medallions. This provides an overall perceptible architectural concept. 3. Use human scale and human activity. Human -scaled elements include brick pilasters, brick veneer, residentially -scaled siding, windows, and trim. The canopies at both the commercial and residential entrances are about nine feet above the walking surface, commensurate with the pedestrian scale of those elements of the building. 4. Use durable, attractive and well -detailed finish materials. A brick veneer is featured on the south elevation and includes brick pilasters and pre -cast trim. Other human -scaled materials include lap siding, panel siding with metal reveals, wood trim, and decorative medallions surrounding two window groupings. The window trim for the residential units throughout the building is 2x2 cedar. This is the appropriate size, given the close spacing of pairs of small windows in most units. If larger trim were to be used, the resulting architectural proportions of window trim and window size would not fit with the small scale and close spacing of those windows. In general, window trim should be consistent throughout a building to avoid a haphazard, inconsistent aesthetic. Page 6 of 15 611 On Main File No. PLN2022-0085 5. Minimize garage entrances. The ADB determined this to be a low priority given that the alley is the only way to access parking. A twenty -foot -wide driveway will minimize the impact. Staff Analysis While there may not be one cohesive design style in the vicinity, the applicant has revised the plans to include a sloped roof with mixed materials which generally appear to be in line with the architectural characteristics of the surrounding buildings. The applicant has revised the plans to introduce a unified plan by adding more symmetry to the fagade, matching windows, and decorative medallions in a cohesive way. To better achieve architectural consistency, the street fagade could benefit from the addition of a belly band to tie off the ends of the perceived brick pillars. Additional balance may be achieved by adding a belly band mid -way along the north fagade, both of which are included as recommended conditions of approval in Section III. The proposed awning will need to meet the criteria in ECDC 18.70.030.F related to height and projection into the ROW, which will be further reviewed at the building permit stage. The revised site plan includes two projections along the street front with eave projections into the right-of-way that appear to exceed the maximum 30 percent of the length of the fagade. As a condition of approval eaves and projections must comply with the criteria outlined ECDC 18.70.030.D. Overall staff finds that the applicant has made positive changes to the proposal and has also increased the transparency at street front to now meet the 75 percent minimum requirement, and added an awning which helps define the commercial space. The proposal includes architectural concepts, human scale, and durable cohesive materials. D. Pedestrian Environment. 1. Provide convenient, attractive and protected pedestrian entry. The entry to the commercial space is directly off the sidewalk under a projecting canopy, with a covered porch underneath the floor above it. The residential entrance is off a generous plaza accessed directly from the sidewalk via stairs and a ramp, with a canopy providing protection at the entrance door. 2. Avoid blank walls. There are no blank walls on the building. Windows on the north elevation are reduced to a minimum to provide privacy to the neighbors to the north. The revised design also features increased masonry veneer and a variety of siding types and colors. Modulation of the north wall is introduced to further reduce the apparent bulk of the building. 3. Minimize height of retaining walls. The height of retaining walls is minimized but is largely dictated by the existing topography of adjacent properties. 6. Screen dumpsters, utility and service areas. The dumpster enclosure is screened. The transformer must be accessible by PUD personnel and therefore cannot be obscured. 7. Consider personal safety. The entrance to the residential area will be through a secured door, accessed from a large open plaza. Access from the parking level to the building will Page 7 of 15 611 On Main File No. PLN2022-0085 also be through a secured door. The parking area will be partially open on two sides, enhancing visibility into and from that space. Staff Analysis The revised project design improves the pedestrian environment along the street front by providing a projecting canopy for weather protection, while the use of landscaping along the street front helps enhance the pedestrian environment. The applicant has revised the plans to address concerns of blank walls by adding balconies to the units, increasing masonry along the northern fagade, with pitched roofs and mixed materials. Staff recommends the addition of a bellyband midway along the northern fagade to help provide more interest, which has been included as a recommended condition of approval. Personal safety is achieved by providing adequate site lighting without being excessive onto adjacent sites as well as having adequate window placement. E. Landscaping. 1. Reinforce existing landscape character of neighborhood. The existing streetscape features landscaping between the sidewalk and most buildings. This would be maintained in the proposed project, along with the addition of street trees. Planters are provided at the entrance to the commercial space, as well as at the access to the plaza and along its east side. Additional landscaping is provided along the stairway from the sidewalk down to the parking level, along the west side of the building. 2. Landscape to enhance the building orsite. The applicant notes that by maintaining and enhancing the existing landscape character of the neighborhood as described above, the proposed landscaping enhances the building and site to provide a more enjoyable pedestrian experience. 3. Landscape to take advantage of special site conditions. The ADB deemed this a low priority, as there aren't any special site conditions that can be taken advantage of. Staff Analysis Staff finds that with the recommended conditions of approval, the revised project design satisfies the Board's prioritization for Site Planning, Bulk and Scale, Architectural Elements, Pedestrian Environment, and Landscaping. Other comments by ADB members have been addressed in the revised plans, such as incorporating sloped roofs with overhangs to provide additional modulation and articulation, the addition of balconies for additional architectural detail and interest, and a canopy for the commercial entrance. The south elevation has been revised to include uniform modulation with increased glazing and brick pilasters, while the brick veneer has been increased along the west and north elevations. F. APPLICABLE CODES ECDC 16.43 regulates uses, setbacks, ground floor requirements, and open space in the Downtown Business zones, the project's compliance with which are addressed in the Phase staff report (Attachment 10). The number of parking stalls remains unchanged but is subject to Page 8 of 15 611 On Main File No. PLN2022-0085 further review by the Engineering Division at the building permit stage; however, this is not anticipated to impact the current design review proposal. Sections of code that require additional analysis and consideration by the ADB are included below. A. Height. The maximum allowed height in the BD2 zone is 30 feet, with certain exceptions provided in ECDC 16.43.030.C.3. The elevations in Attachment 2 shows much of the building height at approximately 30 feet, the applicant is requesting a height exception of one foot to allow for an architectural element that visually ties the two projecting gabled roof elements together for a more cohesive look which staff finds consistent with All zoning requirements (and related building, engineering, and public works codes) will be verified through review and approval of future building permits. ECDC 17.115 Electric Vehicle Charging Infrastructure and ECDC 17.120 Bicycle Parking Facilities have been addressed in the Phase 1 staff report (Attachment 10). 1. ECDC 22.43 Design Standards for the BD Zones Design standards applicable to the BD zones are provided in ECDC Chapter 22.43. A. ECDC 22.43.010 Massing and Articulation. Intent— To reduce the massiveness and bulk of large box -like buildings and articulate the building form to a pedestrian scale. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Staff Response: The revised plans include a brick base and a sloped roof which convey a visually distinct base and top. The addition of the awning and the mixed pattern along the west side of the south elevation helps to emphasize the commercial entrance. 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. Staff Response: Older building widths in the downtown area typically vary from about 30 to 60 feet. The proposed building uses materials as well as vertical and horizontal modulation to create 'widths' that are between 5 and 30 feet wide along the south, west and east building facades. The previous plan provided for the north fagade was approximately 66 feet in width with little articulation or modulation. The applicant has revised the plans to help break up the northern fagade to meet these widths and has added higher brick wainscoting and more modulation and variation in the parapet height and configuration. Staff is recommending a condition of approval to provide a bellyband along the north and south facades. Page 9 of 15 611 On Main File No. PLN2022-0085 B. ECDC 22.43.020 Orientation to Street. Intent — To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. Staff Response: The building is oriented to Main Street and includes a prominent pedestrian entry to the commercial space along with pedestrian scale details to the south elevation facade. Pedestrian access is also provided directly off Main Street to the residential entry off the eastern fagade of the building. A recessed entry for the commercial space with the addition of a canopy as shown on the revised plan help to further emphasize the entrances. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. Staff Response: Entrances to both the commercial and residential spaces are accessible from the sidewalk. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Staff Response: As noted above, canopies are provided that help emphasize the entrances for the commercial and residential spaces. C. ECDC 22.43.030 Ground Level Details. Intent — To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. 1. Ground floor, street facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets, b. Medallions, c. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window; f. Projecting sills; g. Tile work; h. Transom or clerestory windows; i. Planter box; j. An element not listed here, as approved, that meets the intent. Staff Response: Numerous ground level details provide visual interest, including lighting, precast lintels, masonry, concrete planter, and rowlock courses for the ground floor windows. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. Page 10 of 15 611 On Main File No. PLN2022-0085 Staff Response: As shown on sheet A1.01 of Attachment 3 and pursuant to ECDC 16.43.030, the proposal meets the entry/ground floor criteria by being within seven inches of the grade at sidewalk to the commercial space along Main Street. D. ECDC 22.43.040 Awnings/Canopies and Signage. Intent —1) To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2) To provide clear signage to identify each business or property, and to improve way finding for visitors. 3) To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. Staff Response: A recessed entry with a projecting canopy is proposed for the commercial space along Main Street while a separate canopy is provided over the pedestrian entrance to the residential units along the east side of the building. 2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns. Staff Response: All proposed canopies are open -sided. 3. Marquee, box, or convex awning or canopy shapes are not permitted. Staff Response: None of the canopies are marquee, box, or convex in shape. 4. Retractable awnings are encouraged. Staff Response: No retractable awnings are proposed. 5. Awnings or canopies shall be located within the building elements that frame store- fronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. Staff Response: The recessed entry proposed for the commercial space along Main Street and the proposed canopy does not appear to conceal architectural details. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale, and position, but need not be identical. Staff Response: Not applicable, as the proposal does not include multiple storefronts. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Staff Response: Nonstructural awnings are not proposed. 8. Signage should be designed to integrate with the building and street front. Com- binations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. Page 11 of 15 611 On Main File No. PLN2022-0085 Staff Response: Signs in the BD zones are subject to the design standards in ECDC 22.43.040. Staff will review signage at the building permit stage. Some wall signs are anticipated and appear to be in compliance with the code. The ADB has previously discussed the potential addition of a mural on the north fagade, which would require a sign permit. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in ECDC 20.60. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). Staff Response: See #8 above. 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Staff Response: See #8 above. 11. Instead of broadly lighting the face of the sign, signoge should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Staff Response: Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 12. Signage should be given special consideration when it is consistent with or con- tributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. Staff Response: Not applicable. The subject site is not on the National Register, or the Edmonds Register of Historic Places, nor on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Staff Response: See #8 above. E. ECDC 22.43.050 Transparency at Street Level. Intent — To provide visual connection between activities inside and outside the building. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building fagade that lies between an average of two feet and 10 feet above grade. Staff Response: Main Street has a designated street front requirement. As proposed in the revised plans, the ground level fagade along the designated street front complies with the minimum 75 percent transparency for windows. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Page 12 of 15 611 On Main File No. PLN2022-0085 Staff Response: As conditioned, staff finds that the proposal meets the transparency requirement. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Staff Response: See section F below for treating blank walls that do not require transparency. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk. Staff Response: Not applicable, as the proposal is within the BD2 zone. ECDC 22.43.060 Treating Blank Walls. Intent — To ensure that buildings do not display blank, unattractive walls to the abutting street. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. Staff Response: The east, west and south facades do not propose blank walls and contain numerous windows and mixed materials. As requested by the ADB during the Phase I hearing, the applicant has revised the plans to include higher brick wainscoting as well as additional modulation and variation of parapet height and configuration for added design elements to the north facade. A recessed covered patio has also been introduced. Additional visual interest could be provided by adding a bellyband midway along the north and south facades, which staff has included as a recommended condition. The addition of a mural to the north facade could also provide additional visual interest. 2. ECDC 20.13 Landscaping Requirements Chapter 20.13 ECDC contains specific landscaping requirements for new developments, which the ADB and Hearing Examiner are allowed to interpret and modify according to ECDC 20.13.000. Page 13 of 15 611 On Main File No. PLN2022-0085 As conditioned, the proposed landscaping appears to be consistent with the requirements of the Street Tree Plan, ECDC 16.43.030 and ECDC 20.13. III. RECOMMENDATION Pursuant to ECDC 20.12.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the zoning ordinance, the design objectives of the Comprehensive Plan, and the specific design criteria identified by the ADB during Phase 1 of the public hearing. Based on the findings, analysis, conclusions, and attachment to this report as well as the Phase 1 meeting materials, staff recommends that the Architectural Design Board APPROVE the proposal under File No. PLN2022-0085 with conditions as stated in the following recommended motion: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA IDENTIFIED DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43, AND APPROVES THE PROPOSAL WITH THE FOLLOWING CONDITIONS: 1. ADDRESS ALL COMMENTS FROM THE CITY OF EDMONDS BUILDING AND ENGINEERING DIVISION AND SOUTH SNOHOMISH COUNTY FIRE AND RESCUE PROVIDED IN ATTACHMENTS 9 & 11 OF THE JUNE 15 MEETING PACKET AND ATTACHMENT 8 TO THIS STAFF REPORT. 2. ANY MURALS WILL REQUIRE A SIGN PERMIT PER ECDC 20.60.015.C. 3. STREET -LEVEL WINDOWS ON BOTH BUILDINGS ALONG MAIN STREET MUST BE TRANSPARENT AND UNOBSTRUCTED CONSISTENT WITH ECDC 22.43.050.B. 4. ALL UTILITY CABINETS MUST BE RELOCATED, BURIED, SCREENED WITH VEGETATION, OR CAMOUFLAGED WITH ART TO REDUCE THEIR VISUAL IMPACT. 5. ADDITIONAL HANGING BASKETS AND STREET FURNITURE MUST BE PROVIDED WITHIN THE PUBLIC SIDEWALK IF THERE IS SUFFICIENT ROOM BETWEEN OTHER REQUIRED FRONTAGE IMPROVEMENTS AND UTILITIES. 6. PROVIDE ADDITIONAL INTEREST TO THE SOUTH AND NORTH FACADES BY INCLUDING A BELLY BAND MIDWAY ALONG THE NORTH FACADE AND ON THE SOUTH FACADE TO TIE OFF THE ENDS OF THE BRICK PILLARS. r�_NTAIul►[eleABWW-10A1N Ly3.7Sy.WlaaV21a1[•119.La1I 1 1.11 Lei ilk] [e]:rgo] Avd,r_ld Al Ill, COMPLY WITH ECDC 18.70.030.D AND F. 8. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES AND LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND ENGINEERING PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE APPROVED BY STAFF AT THE TIME OF BUILDING PERMIT WITHOUT FURTHER DESIGN REVIEW BY THE BOARD AS LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT ORIGINALLY APPROVED. Page 14 of 15 611 On Main File No. PLN2022-0085 IV. PARTIES OF RECORD City of Edmonds 121— 5t" Ave North Edmonds, WA 98020 Lynda Fireman 600 Bell St. #201 Edmonds, WA 98020 Via email Annette Border 600 Bell St. Edmonds, WA 98020 Via email Dale Shoup 600 Bell St. Apt. 301 Edmonds, WA 98020 Via email Greg Brewer Via email John & Jolene Smith Via email Michelle Dotsch Edmonds Resident Via email Theresa Hollis Edmonds Resident Via email Will Magnuson Edmonds, WA Via email Glenn Safadago Attn: GBH Holdings / Applicant Via email Phil Frisk Attn: PWF Architecture, LLC Via email Sea Breeze Condos C/O Cindy Bruce & Steve Beck Via email Kathy Brewer Via email Page 15 of 15