ATTACHMENT 10 PHASE 2 PLN2022-0085 Phase 1 staff report Updated for June 15 Meeting-Revised`12C. 189%J
CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION'S REPORT & RECOMMENDATION
TO THE ARCHITECTURAL DESIGN BOARD
"PHASE 1" DISTRICT -BASED DESIGN REVIEW
Project: 611 On Main
File Number: PLN2022-0085
Date of Report: May 18, 2023; updated for June 15, 2023 special meeting
Staff Contact:
Michele Q. Szafran, Associate Planner
ADB Meeting: Thursday — May 25, 2023 at 6:00 P.M.*
Continued to June 15, 2023 at 6:00 P.M.
Brackett Room, 3rd Floor, Edmonds City Hall
121 5th Avenue North, Edmonds WA 98020
Or by Zoom at: https://edmondswa-gov.zoom.us/m/88959586932
Meeting ID: 889 5958 6932
Passcode: 591531
Or join by phone: 253-215-8782
* Note: The public hearing will be continued to a date certain for Phase 2
of the two -phased design review process.
I. PROJECT PROPOSAL
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.
The site is located within the Downtown Mixed Commercial (BD2) zone (Attachment 12). The
project site contains 9,889 square feet across two parcels and the current structures would be
demolished. A subsequent lot line adjustment will be necessary to combine the two parcels into
a single lot for construction of the building.
611 On Main
File No. PLN2022-0085
DESIGN REVIEW PROCESS
The subject site is located within the Downtown Mixed Commercial (BD2) zone, which requires
district -based design review when necessary. Since the project triggers a threshold
determination under the State Environmental Policy Act (SEPA), design is reviewed as part of a
two -phased public hearing process before the Architectural Design Board (ADB). This design
process was developed to provide for public and design professional input at an early point in
the permitting process. The process is identified in Chapter 20.12 of the Edmonds Community
Development Code (ECDC) and is summarized below.
This submittal (Attachments 1— 6 & 13) initiates Phase 1 of the two -phased ADB public hearing
process. Pursuant to ECDC 20.12.005.A, for Phase 1 of the process, the applicant must provide
a preliminary conceptual design and a description of the property to be developed noting all
significant characteristics. The ADB uses this information to make factual findings regarding the
particular characteristics of the property and to prioritize the design guideline checklist
(Attachment 14) based on these facts in addition to the design objectives of the City's
Comprehensive Plan and within the ECDC. Following public testimony at the Phase 1 hearing
and completion of the design guideline checklist by the ADB, the public hearing is continued to
a date certain, not to exceed 120 days from the Phase 1 hearing date.
Pursuant to ECDC 20.12.005.B, the purpose of the continuance of the hearing to Phase 2 is to
allow the applicant to design or redesign the initial conceptual design to address the input of
the public and the ADB by complying with the prioritized design guideline checklist criteria.
Once this is done, the design will be submitted to staff, who will review the proposal and
schedule the project for final review (Phase 2). Staff will provide additional analysis of the
proposal's compliance with the prioritized design guidelines and criteria as part of the Phase 2
hearing. The ADB will further review the design of the project and will make the final decision
on the design at the conclusion of Phase 2 of the public hearing.
The following attachments are included with this Phase 1 staff report:
1. Land use application
2. Applicant's narrative
3. Site Plan & Floor Plans
4. Elevation Views
5. Volume Models
6. Landscape Plan
7. Letter of Completeness
8. Notice of Application
9. Staff Pan Review Comments Consolidated
10. Applicants Response Letter
11. ENG Comments 2
12. Zoning & Vicinity Map
13. SEPA Determination of Nonsignificance
14. Design Guideline Checklist
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15. Chapter 16.43 ECDC BD Zone
16. Chapter 22.43 ECDC Design Standards BD Zones
17. Public Hearing Notice & SEPA
18. Sound Disposal Email Confirmation
19. Public Comments
III. FINDINGS
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 12 for an aerial view of the site in relation to
the surrounding area.
B. NATURAL ENVIRONMENT
1. Topography. The site is relatively level with a gentle downward slope from east to west with an
elevation change of about five feet across the 90-foot-wide site.
2. Critical Areas. A critical areas checklist was reviewed under file CRA2021-0215 and it was
determined that no critical areas were located on or adjacent to the site; therefore a "waiver"
from further critical area study was issued.
3. SEPA Review. Review under the State Environmental Policy Act (SEPA) was required for this
proposal because the new building exceeds four residential units, the categorical exemption
threshold in WAC 197-11-800(1)(b) adopted by reference in ECDC 20.15A.080. A SEPA checklist
was submitted with the application and a Determination of Nonsignificance was issued on May
11, 2023 (Attachment 13). A notice of the SEPA determination was included with the Notice of
Public Hearing for the project, and declarations of posting and mailing and an affidavit of
publication of the SEPA Determination of Nonsignificance are included for reference with the
public notice materials in Attachment 17.
C. PUBLIC NOTICE AND COMMENTS
An initial "Notice of Application" was issued on December 27, 2022 and was followed by a
revised notice on January 10, 2023. This notice was posted at the subject site, Public Safety
Complex, and the Community Development Department. It was not posted at the Edmonds
Branch of the Sno-Isle Library due to closure. The notice was also mailed to property owners
within 300 feet of the site and published in the Everett Herald and on the city website.
A "Notice of Public Hearing and SEPA Determination" was issued on May 11, 2023. This notice
was posted at the subject site, Public Safety Complex, Community Development Department,
and at the library. The notice was also mailed to property owners within 300 feet of the site
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and published in the Everett Herald and on the city website. A Notice of Special Meeting for the
June 15, 2023 continued public hearing was published and posted on June 8, 2023.
The public notice materials are included as Attachment 8 & 17.
To date, twelve (12) comment letters have been received by nine (9) parties (Attachment 19)
and are summarized below. The commentors are included as parties of record as listed on pg.
19 (Section V) of this report.
Summary of Public comments (Consolidated public comments included in Attachment 19):
Written comments provided by the public include concerns with public use of EV parking for
the commercial space; traffic and designated drop off and/or delivery parking; visibility
concerns for traffic and pedestrians off the alley; and ADA accessibility to the building. Other
concerns include the lack of setbacks from the public sidewalk and the alley; overall design
concerns of the building such as the lack of commercial glazing; the proposed public outdoor
space; the size of the structure in comparison to the surrounding area; and overall building
height.
Staff response:
Parking requirements for residential uses in the BD zones are found in ECDC 17.50.010.C, which
requires one parking space per dwelling unit (18 units proposed) in the BD zones. The proposal
includes 21 parking spaces as shown on sheet A1.02 and E.3.00 of Attachment 3. Pursuant to
ECDC 16.43.030.D, parking is not required in the BD2 zone for permitted commercial uses. EV
parking requirements are provided in Chapter 17.115 ECDC and are calculated as a required
percentage based on the provided parking stalls, EV parking is further discussed in Section G2.
Traffic impacts are mitigated through the collection of traffic impact fees in accordance with ECC
3.36.125. The estimated fees are $92,230 which will be further reviewed during the building
permit phase for specific mitigation fees.
Regarding the use of the alley, per ECDC 18.80.060.B.5 alleys are the preferred method of
providing vehicular access to a property and should be used unless there is no reasonable
alternative available. Curb cuts on Main Street would not be permitted for access and the
applicant will need to address clear line of sight entering/existing onto the alley from the parking
garage, which has been included in the Engineering comments in Attachment 11.
The Building Division provided preliminary review comments (Attachment 9), which included
comments for providing an accessible path from the public right-of-way to the accessible units.
The revised plans include an accessible path, and the proposal would undergo a more thorough
review for compliance with all building and fire codes including ADA/accessibility at the building
permit stage.
Open space requirements are provided in ECDC 16.43.030.E. and are required for properties of
12,000 square feet or larger. According to the site survey on page 1 of Attachment 3, the subject
site as combined measures approximately 9,889 square feet and thus open space is not required
by code. See also section III.G.1.G. of this report. However as noted in section IV of this report
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staff does provide a recommendation to include seating and hanging baskets if there is sufficient
room in the sidewalk area along Main St while still providing adequate ADA access.
Setbacks are discussed in Section III.G.1.0 below. The BD2 zone only requires setbacks when a
site is adjacent to a residentially zoned property; the proposal includes a 15-foot setback from
the RM-1.5 zoned property to the east.
The applicant is requesting a deviation from the 75% transparency at street level requirement,
which staff does not support, as discussed in more detail below.
D. TECHNICAL STAFF REVIEW
The Phase 1 portion of the application was reviewed and evaluated by South County Fire and
Rescue and the City of Edmonds Building and Engineering Divisions. The Building Division and
South County Fire provided several comments to be further addressed with the associated
building permit (Attachments 9 & 11).
Engineering, Stormwater, and Planning also had several corrections which the applicant
addressed in response letters (Attachment 10) and updated plans. The Engineering Division
noted additional corrections to be addressed before the second phase hearing (Attachment 11),
including addressing site visibility for exiting the parking garage, verification of parking stalls
dimensions, and providing for underground utilities along Main Street. South County Fire noted
that to obtain roof access from Main Street, the existing overhead power lines in that location
would have to be rerouted or placed underground. Additional reviews will be conducted by all
applicable departments prior to ADB review of Phase 2.
E. 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
include:
Downtown/Waterfront Area Goal A. Promote downtown Edmonds as an attractive setting
for retail, office, entertainment and associated businesses supported by nearby residents
and the larger Edmonds community and as a destination for visitors from throughout the
region.
A.1 Ensure that the downtown/waterfront area continues — and builds on — its function
as a key identity element for the Edmonds community.
A.3 Encourage a more active and vital setting for new retail, office, entertainment and
associated businesses supported by nearby residents and the larger Edmonds
community, downtown commercial activity and visitors from throughout the region.
A.6 Provide greater residential opportunities and personal services within the downtown,
especially to accommodate the needs of a changing population.
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Downtown/Waterfront Area Goal D. Define the downtown commercial and retail core
along streets having the strongest pedestrian links and pedestrian -oriented design elements,
while protecting downtown's identity.
D.1 Encourage opportunities for new development and redevelopment which reinforce
Edmonds' attractive, small town pedestrian oriented character.
D.SCoordinate new building design with old structure restoration and renovation.
D.8 Building design should discourage automobile access and curb cuts that interfere
with pedestrian and bicycle activity and break up the streetscape. Encourage the use
of alley entrances and courtyards to beautify the back alleys in the commercial and
mixed use areas in the downtown area.
Downtown/Waterfront Area Goal E. Identify supporting arts and mixed use residential and
office areas which support and complement downtown retail use areas. Provide for a strong
central retail core at downtown's focal center while providing for a mixture of supporting
commercial and residential uses in the area surrounding this retail core area. Emphasize and
plan for links between the retail core and these supporting areas.
E.1 Support a mix of uses downtown which includes a variety of housing, commercial,
and cultural activities.
The mixed -use proposal is consistent with Goal E by supporting and complementing downtown
retail uses. The Comprehensive Plan also provides the following specific goal for the Downtown
Mixed Commercial designation:
Downtown Mixed Commercial.
To encourage a vibrant downtown, first floor spaces should be designed with adequate
ceiling height to accommodate a range of retail and commercial uses., with commercial
entries at street level. Buildings can be built to the property line. Building heights shall be
compatible with the goal of achieving pedestrian scale development. The first floor of
buildings must provide pedestrian weather protection along public sidewalks. Design
guidelines should provide for pedestrian -scale design features, differentiating the lower,
commercial floor from the upper floors of the building. The design of interior commercial
spaces must allow for flexible commercial space, so that individual business spaces can be
provided with individual doorways and pedestrian access directly to the public sidewalk.
When the rear of a property adjoins a residentially -designated property, floor area that is
located behind commercial street frontage may be appropriate for residential use. Where
single family homes still exist in this area, development regulations should allow for "live -
work" arrangements where the house can accommodate both a business and a residence as
principal uses.
Design objectives for the downtown area addressing site design, building form, and building
facade are provided in the Comprehensive Plan (pages 125-127). Refer to Attachments 3 — 6
for building renderings and plans.
Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards
should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique
design character and important place -making status within the city.
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B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a
consistent and safe streetscape for pedestrians. When alleys are present, these should be the
preferred method of providing vehicular access to a property and should be used unless there is
no reasonable alternative available. Configuration of parking should support a "park and walk"
policy that provides adequate parking while minimizing impacts on the pedestrian streetscape.
Staff Response: No curb cuts exist in this vicinity on Main St. The existing surface parking is
accessed off the alley from 6t" Ave. N., which will be used for access to the off-street parking
area for the proposal.
B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating
buildings close to the street and sidewalks, and defining the street edge. Cross walks at key
intersections should be accentuated by the use of special materials, signage or paving
treatments. Transit access and waiting areas should be provided where appropriate.
Staff Response: The existing building will be constructed approximately 2.5 feet from the
back of sidewalk with upper -level projections up the property line. Crosswalks exist at the
intersection of 61" and Main; transit is not located adjacent to the site.
B.3 Building Entry Location. Commercial building entries should be easily recognizable and
oriented to the pedestrian streetscape by being located at sidewalk grade.
Staff Response: A new pedestrian entrance will be created at the southwest corner of the
building to provide a direct connection to Main Street.
B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each
site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of
the development and encourage outdoor interaction. In the Waterfront area west of the railroad,
buildings should be set back from the waterfront to preserve and provide a buffer from existing
each areas. In the Waterfront area, site layout should be coordinated with existing buildings and
proposed improvements to provide views of the water, open spaces, and easy pedestrian access
to the beach.
Staff Response: The building to the west was built in 1891 and the building to the east was
built in 1953. Both buildings are set back from the sidewalk by approximately 8 feet. The
existing buildings located at the southeast corner of 6t" and Main St. were built in 1990 and
1979 and are predominantly built up to the back of the sidewalk along the south side of Main
St.
The proposed building will include a planter area of about 2.5 feet from the back of sidewalk
with upper -level projections up the property line. The proposal would be the first building
near the northeast corner of 6t" and Main St. within the BD2 zone to be built near the
sidewalk, which would contribute to an updated street front appearance.
B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character
of downtown through the use of similar materials, proportions, forms, masses or building
elements. Encourage new construction to use designs that reference, but do not replicate historic
forms or patterns.
Staff Response: The proposed building is consistent with the scale and proportion of other
buildings in the downtown area. A variety of materials or appearances are proposed that are
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consistent with historic forms including brick, metal, and glass. The proposed fiber cement
siding in lap form is similar to the surrounding area while the fiber cement panels would give
the building a more modern appearance. A more detailed analysis of the building design is
included below.
B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public
sidewalks or walkways.
Staff Response: The proposed building includes a recessed pedestrian entrance to the office
space and to the residential space along the east side of the building that would provide
weather protection at theses entries but not along the length of the sidewalk fronting Main
St.
B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and
symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics
or symbols or that contributes to the historic character of a building should be encouraged.
Staff Response: Some wall signs are anticipated for the proposed building. Signage will be
reviewed by staff with a future sign application, but in general wall -mounted signs with
external illumination as shown are allowed by the sign code.
B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street
furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible,
these elements should be continued in the portion of the private streetscape that adjoins the
public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building
design, with greater design flexibility provided when art is made a central feature of the design.
Staff Response: The site is not located within the 4t" Avenue Arts Corridor. In the public
right-of-way, street tree grates are part of existing and proposed frontage improvements,
but the ADB should consider recommending inclusion of additional hanging baskets and
street furniture if there is sufficient room in the sidewalk area along Main St., as noted in the
Staff Recommendations in Section IV.
B.9 Building Height. Create and preserve a human scale for downtown buildings. Building
frontages along downtown streetscapes should be pedestrian in scale.
Staff Response: The proposed building is three stories with underground parking and
complies with the 30-foot height limit of the BD2 zone. Height compliance will be further
reviewed at the building permit phase.
B.10 Massing. Large building masses should be subdivided or softened using design elements that
emphasize the human scale of the streetscape. Building facades should respect and echo historic
patterns along downtown pedestrian streets.
Staff Response: The proposed building uses horizontal and vertical modulation together with
varied materials in an attempt to reduce the bulk of the building.
B.11 Building Facade. Provide a human scale streetscape, breaking up long facades into defined
forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed
use areas. Avoid blank, monotonous and imposing building facades using design elements that
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add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the
pedestrian level or building base).
Staff Response: The building provides variation in materials and form along the public
frontages using human scale elements and has a distinct top and base. While not along the
primary frontage along Main Street, staff is proposing that the north fagade include
additional design elements to break up the blank wall (see Section IV).
8.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts,
building storefronts should be dominated by clear, transparent glass windows that allow and
encourage pedestrians to walk past and look into the commercial space. Decorative trim and
surrounds should be encouraged to add interest and variety. Upper floors of buildings should use
windows as part of the overall design to encourage rhythm and accents in the facade.
Staff Response: Additional transparency at street level is warranted and has been
recommended and addressed in more detail in section III.G.5.E of this report. Overall, the
proposal includes window variety, but staff recommends the addition of trim around the
windows to provide additional articulation and interest.
Based on the above analysis, staff finds that the proposal, when incorporating the staff
recommendations discussed in this report and summarized in Section IV, is consistent with the
referenced goals and design objectives of the Comprehensive Plan.
F. DESIGN GUIDELINES CHECKLIST
The ADB utilizes a design guidelines and design review checklist applicable to the district -based
design review process when conducting its review. These guidelines and checklist are included
for reference as Attachment 14. The ADB will use the checklist to prioritize the design
guidelines for the subject proposal. The applicant will take this information and respond to the
direction provided by the Board for Phase 2 of the review process.
G. APPLICABLE CODES
1. ECDC 16.43 — Downtown Business Zone (BD2)
A. ECDC 16.43.020 Uses.
The site is in the Downtown Mixed Commercial (BD2) zone and is subject to the
requirements of ECDC 16.43. The proposal is for a mixed -use residential/commercial
building with office use in a portion of the ground floor, and 18 residential units on the
remaining ground floor, 2" d- and 3rd floors. The proposal also includes a basement level
parking garage for off-street parking. These are permitted primary and secondary uses
in the BD2 zone pursuant to ECDC 16.43.020. Per ECDC 16.43.030.G, there is no
maximum density for permitted multiple dwelling units.
B. According to ECDC 16.43.030, development standards in the BD2 zone include:
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Minimum
Height of
Minimum
Minimum
Minimum
Minimum
Ground
Minimum
Maximum
Zone
Lot Area
Street
Side
Rear
Floor within
(Sq. Ft.)
Lot Width
Setback
Setback'
Setback'
Heightz
the
Designated
Street Front4
BD1
None
None
0'
0'
0'
30'
12'
The setback for buildings and structures located at or above grade (exempting buildings and
structures entirely below the surface of the ground) shall be 15 feet from the lot line
adjacent to residentially (R) zoned property.
' Specific provisions regarding building heights are contained in ECDC 16.43.030(C).
"Minimum height of ground floor within the designated street -front" means the vertical
distance from top to top of the successive finished floor surfaces for that portion of the
ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the
ground floor is the only floor above street grade, from the top of the floor finish to the top
of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor
finish" is the exposed floor surface, including coverings applied over a finished floor, and
includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as
illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15
feet; note that the "finished" ceiling height is only approximately 11 feet in this example.
C. Setbacks. As required, a 15-foot setback is proposed along the eastern property line as
the adjacent property is zoned RM-1.5. ECDC 16.43.030.H also notes that required
setbacks from R-zoned property shall be landscaped with trees and ground cover and
permanently maintained by the owner of the BD lot, which are shown in the landscape
plan (Attachment 6). A six-foot minimum height fence, wall or solid hedge shall be
provided at some point in the setback.
Prior to development, the two lots will need to be consolidated into a single parcel.
D. Height. The maximum allowed height in the BD2 zone is 30 feet, with certain exceptions
provided in ECDC 16.43.030.C.3. The preliminary elevations in Attachment 4 show the
building at approximately 30 feet tall.
Ground Floor. Chapter 16.43 ECDC has requirements that apply to uses within the
designated street front as identified in Map 16.43-1 in ECDC 16.43.030.A, which includes
the subject property. Per ECDC 16.43.030.13, several dimensional elements apply to the
ground floor of new buildings within the designated street front at Main Street. First,
each commercial space located on the ground floor within the designated street front
must be directly accessible by an entry from the Main Street sidewalk. Second, the
entry must be within seven inches of the grade level at the adjoining sidewalk. Third, the
ground floor height within the designated street front must be a minimum of 12 feet.
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As noted above and shown on sheet A1.01 (Attachment 3) the proposal meets the
seven-inch requirement for access to the commercial space from the adjoining sidewalk.
Pursuant to ECDC 16.43.030.13 and as shown on sheet A1.03 (Attachment 3) the
commercial space shows compliance with the 45-foot dimensional element as measured
perpendicular to the street for the ground floor of new buildings within the designated
street front. Additionally, the commercial space appears to meet the 12-foot height
requirement as shown on sheet A1.06 (Attachment 4) for the height of the ground floor
located within the designated street front pursuant to ECDC 16.43.030.A. Only
commercial uses may be located within the designated street front area and sheet
A1.03 of Attachment 3 shows ground floor office tenant space that would meet this
criterion. Staff will review future uses in the tenant spaces through business license
applications and inspections.
F. Parking. Per ECDC 17.50.010.C, one parking stall is required for each dwelling unit. 18
dwelling units are proposed, and 21 parking stalls are provided. Pursuant to ECDC
16.43.030.D, no parking is required for any commercial floor area of uses permitted
within the BD2 zone. The layout of parking may need to change at a later phase to
address Engineering Division comments.
G. Open Space. Open space is required pursuant to ECDC 16.43.030.E for buildings on lots
greater than 12,000 square feet or having an overall building width of more than 120
feet. The parcels combined are less than 12,000 square feet and the overall width of the
combined parcels are less than 120 feet and thus the proposal is exempt from the open
space requirement.
All zoning requirements (and related building, engineering, and public works codes) will be
verified through review and approval of future building permits.
2. ECDC 17.115 Electric Vehicle Charging Infrastructure
According to ECDC 17.115, electric vehicle charging must be provided for multifamily
buildings according to the following table:
Table 17.115.040: Electric Vehicle Charging Infrastructure Requirements
Type of Use
Number of EV Capable
Number of EV Ready
Number of EV Installed
Parking Spaces
Parking Spaces
Parking Spaces
Multiple dwelling units
40% of parking spaces
40% of parking spaces
10% of parking spaces
Twenty-one parking stalls are proposed, so at least 8 stalls must be provided as EV Capable,
8 stalls as EV Ready, and 2 stalls must be EV Installed. The required stalls are shown on
Sheet E3.00 of Attachment 3 (electrical).
3. ECDC 17.120 Bicycle Parking Facilities
According to ECDC 17.120, short- and long-term bike parking must be provided for
multifamily buildings according to the following tables:
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Table 17.120-1: Short -Term Bicycle Parking Requirements
Type of Use
Minimum Number of Spaces Required
Multiple dwelling units
1 per 10 dwelling units; not less than 2 spaces
Nonresidential uses
1 per 12 vehicle parking spaces; not less than 2 spaces
Table 17.120-2: Long -Term Bicycle Parking Requirements
Type of Use
Minimum Number of Spaces Required
Number of E-bike
Installed Spaces
Multiple dwelling
0.75 per unit
40 percent of
units
spaces
Nonresidential uses
2 per 25,000 square feet of floor area; not less than 3
10 percent of
spaces
spaces
Eighteen dwelling units are proposed in the new building so at least two short-term bike stalls
and fourteen (14) long-term stalls are required. Of those 14 long-term stalls, six must be E-bike
installed spaces. Long term bike parking for the nonresidential floor is three spaces, with at least
one additional E-bike installed stall. The proposal shows 17 secured spaces provided in the
parking garage (Sheet E3.00 of Attachment 3); further review and compliance will be verified
with future building permits.
4. ECDC 20.12 District -Based Design Guidelines
A. Pursuant to ECDC 20.12.070.A, the ADB shall use the design guidelines and design
review checklist applicable to the district -based design review process in conducting its
review. These guidelines and checklist are included for reference as Attachment 14.
The ADB will use the checklist to prioritize the design guidelines for the subject
proposal.
B. Compliance with the district -based design guidelines will be reviewed by the ADB during
Phase 2 of the review process.
5. 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.
1. 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 proposed building shows a brick base and includes a projecting
cornice at the roof line to convey a visually distinct base and top. The mixed pattern
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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 north fagade is approximately 66 feet
in width with little articulation or modulation, and staff is recommending additional
breaks in the fagade by using a combination of materials, windows, or decorative
details.
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 fagade. 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 and canopy for the residential entrance help 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, a canopy and recessed entry 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;
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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.
Staff Response: As shown on sheet A1.01 (Attachment 3) and pursuant to ECDC
16.43.030 the proposal meets the 7-inch requirement for access to the commercial
space and is accessible and at grade with the sidewalk 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 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.
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Staff Response: The recessed entry proposed for the commercial space along Main
Street 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, 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.
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.
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, signage 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.
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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 facade 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
the ground level facade along the designated street front does not provide the
minimum 75 percent transparency for windows; the applicant is requesting a
deviation from this requirement (Attachment 10). Staff does not support a deviation
of this requirement, which has also been noted in the recommendations in Section
IV.
2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or
prohibit visibility between the street and interior.
Staff Response: Staff is recommending that the proposal be revised to meet 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.
F. ECDC 22.43.060 Treating Blank Walls. Intent — To ensure that buildings do not display
blank, unattractive walls to the abutting street.
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.
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Staff Response: The east, west and south facades do not propose blank walls and
contain numerous windows. Staff is recommending that the north fagade provide
additional design elements to break up the blank wall.
G. ECDC 22.43.070 Building HVAC Equipment. Intent — To ensure that HVAC equipment,
elevators, and other building utility features are designed to be a part of the overall
building design and do not detract from the streetscape.
Rooftop HVAC equipment, elevators and other rooftop features shall be designed to
fit in with the materials and colors of the overall building design. These features shall
be located away from the building edges to avoid their being seen from the street
below. If these features can be seen from the adjoining street, building design shall
use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to
integrate these features with the design of the building.
Staff Response: Details on rooftop HVAC equipment are not provided in the Phase I
package, but there is a parapet and projecting cornice incorporated into the building
design. The proposed structure is nearly maxed out for the maximum building height
and thus may limit the placement of any future rooftop equipment. Staff will review
placement with future building permits for code compliance.
2. When HVAC equipment is placed at ground level, it shall be integrated into building
design and/or use screening techniques to avoid both visual and noise impacts on
adjoining properties.
Staff Response: There appears to be a utility pad at the northwest corner of the site
adjacent to the alley (Attachment 3 & 4). All utility cabinets must be relocated,
buried, or screened with vegetation, or camouflaged to reduce their visual impact, a
recommendation for which is included in Section IV.
Based on the above analysis, staff finds that the proposal, when incorporating the staff
recommendations in Section IV, is consistent with design standards contained within ECDC
Chapter 22.43.
6. 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.
As is typical with most developments in the Downtown Business (BD) zones, the majority of
the site will be covered by the proposed building. The subject development requires a 15-
foot setback from the RM-1.5 zoned property along the eastern property boundary, which
pursuant to ECDC 16.43.030.H must be landscaped with trees and ground cover and
permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall
or solid hedge must also be provided at some point in the setback. The application materials
indicate a 15-foot building setback as shown on sheet A1.01 (Attachment 3), the planter
area is shown on sheet L-1.0 (Attachment 6).
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Street trees will be required to comply with the city's street tree requirements. Tree grates
are shown along the Main Street property frontage.
As conditioned, the proposed landscaping appears to be consistent with the intended
requirements of the Street Tree Plan, ECDC 16.43.030 and ECDC 20.13.
7. ECDC 20.60 Signs
Signs in the BD zone are subject to the design standards in ECDC 22.43.040. While staff will
approve signage through future building permits, a few wall signs are anticipated, which
appear to be in compliance with the code.
IV. RECOMMENDATION
According to ECDC 20.12.020.A.1, the purpose of Phase 1 of the public hearing process is for
the ADB to identify the relative importance of design criteria that will apply to the project
proposal during the subsequent design review. The basic criteria to be evaluated are listed on
the design guidelines checklist (Attachment 14). In identifying the relative importance of the
design criteria, the ADB must use the applicable design guidelines of the BD2 zone, the
downtown design objectives in the Comprehensive Plan, and any relevant district -specific
design objectives of ECDC Chapters 20.12 and 20.13.
Staff recommends that the ADB consider the following after the public comment portion of the
Phase 1 public hearing:
1. The ADB shall utilize the design guideline checklist (Attachment 14), to prioritize
applicable design guidelines and objectives.
2. Additional issues identified by staff which should be addressed by the applicant prior to
Phase 2 of the hearing include:
a. Provide a minimum of 75% transparency at street level along Main St.
b. Adequately address comments from Building, Fire and Engineering (Attachments 9 &
11).
c. Breakup the approximately 66-foot wide largely blank wall along the north fagade
by using a combination of materials, windows or decorative details or additional
articulation and modulation.
d. Provide additional trim around windows.
e. If the power lines are undergrounded along Main Street to provide fire access,
include street furniture and hanging baskets if there is sufficient room in the
sidewalk area along Main St.
f. All utility cabinets must be relocated, buried, or screened with vegetation, or
camouflaged to reduce their visual impact.
3. The public hearing must be continued to a date certain for Phase 2 of the public hearing
process, not to exceed 120 days from the Phase 1 meeting date. Staff recommends
August 24, 2023, to allow sufficient time for the applicant to respond to the Board's
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direction and for staff to review the resubmittal and prepare the staff report for Phase
2.
V. PARTIES OF RECORD
City of Edmonds Michelle Dotsch
121— 5t" Ave North Edmonds Resident
Edmonds, WA 98020 Via email
Lynda Fireman Theresa Hollis
600 Bell St. #201 Edmonds Resident
Edmonds, WA 98020 Via email
Via email
Annette Border Will Magnuson
600 Bell St. Edmonds, WA
Edmonds, WA 98020 Via email
Via email
Dale Shoup Glenn Safadago
600 Bell St. Apt. 301 Attn: GBH Holdings / Applicant
Edmonds, WA 98020 Via email
Via email
Greg Brewer Phil Frisk
Via email Attn: PWF Architecture, LLC
Via email
John & Jolene Smith
Via email Cindy Bruce, Sea Breeze Condos
Edmonds Resident
Via email
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