Loading...
ATTACHMENT 2 PHASE 1 Applicants_Narrativerchitecture PO Box 141 Edmonds, Washington 98020 (206) 920.3554 phone PWFArchitecture.com October 17, 2022 Kernen Lien, Programs Manager City of Edmonds Planning Division 121 5t" Avenue North Edmonds, Washington 98020 RE: Zoning compliance for 611 on Main Mixed -Use project Dear Mr. Lien, Below is a summary of how the proposed project complies with the design standards listed in Edmonds Community Development Code, Chapter 22.43, and the City of Edmonds Comprehensive Plan General Design Objectives. Items below are listed according to the corresponding code and comprehensive plan sections. Edmonds Community Development Code 22.43.010 Massing and Articulation A visually distinct base to the building is accomplished with masonry veneer at the lower portion of the Main Street frontage, visually grounding the building. A pre -cast cap at the top of the brick veneer provides additional architectural detail. Paneled siding is applied to portions of the building above the brick, to articulate a "middle" to the fagade, with lap siding applied to portions of the south elevation projecting from the brick facade, enhancing the street -level modulation. The change of colors and materials provides a distinct layering and reduces the apparent bulk of the building. A projecting cornice provides a distinct "top" to the fagade. The entry to the commercial office space is deeply recessed, further reducing the apparent bulk of the building at the street level and providing additional articulation. 22.43.020 Orientation to Street The main entrance to the commercial office space is oriented to Main Street in response to the primary pedestrian circulation on the adjacent sidewalk. The entrance is recessed and the entry door clearly visible to provide visual cues to pedestrians, and is within seven inches of the elevation of the adjacent sidewalk. The entrance to the apartments is at the east side of the building, accessed from a large plaza accessed from stairs off the public sidewalk, and features a canopy to provide not only weather protection for those waiting to enter the building, but also to serve as a visual cue to the entrance. Appropriate signage, coupled with a wide stairway from the sidewalk, will serve to direct people to the apartment entry. The intention is to have the entrance to the commercial office space more obvious than the entrance to the apartments, since the apartment entry will be secured to require all visitors to be admitted entry by residents. ATTACHMENT 2 611 on Main Mixed -Use Zoning Compliance Summary October 17, 2022 Page 2 of 4 22.43.030 Ground Level Details Six elements are provided: 1.Ornamental light fixtures at the recessed entry to the commercial office space. 2. Ornamental metal railings at the stairway leading to the plaza and apartment entrance 3. Masonry veneer at the lower level of the street fagade. 4. Projecting precast masonry cap at the top of the masonry veneer. 5. A projecting canopy at the apartment entrance, visible from the street. 6. A transom window above the entry door to the commercial office space. 16.43.030 Site Development Standards (Commercial) A. Table 16.43-2. The height of the ground floor story is twelve feet, now required because the property is adjacent a Designated Street Front. B. 2. The commercial office space occupies the first forty-five feet from the Main Street frontage. B. 4. Access to the commercial office space is within seven inches of the adjacent sidewalk. 22.43.040 Awnings/Canopies and Signage Decorative building signage displaying the name of the building is provided on the streetside fagade. A large permanent awning is provided at the entrance to the apartments, visible from the street. 22.43.050 Transparency at Street Level Windows are provided along the street frontage to provide a limited sense of transparency. The ground level commercial office space is proposed to have less than 75% of the fagade transparent, in order to make the space viable for the commercial office space market. It is not unexpected that prospective tenants would require a certain degree of privacy for each office, to facilitate meetings and information requiring confidentiality. It appears that in the Guidelines the 75% transparency is intended for retail establishments rather than conventional office space. 22.43.060 Treating Blank Walls There are no blank walls on the entire building so additional treatments are not required. 22.43.070 Building HVAC Equipment Rooftop HVAC equipment will be screened by the parapet and projecting cornice. Citv of Edmonds Comorehensive Plan/General Desian Obiectives A.1 Vehicular Access Vehicle access is from the alley at the back of the building, minimizing the interaction of pedestrians and vehicular traffic. No curb cut or vehicle parking is along the Main Street frontage. Existing street parking will remain. A.2 Layout of Parking Parking is located beneath the building and is not readily visible from the Main Street frontage. A.3 Connections On- and Off -site Pedestrian connection to the commercial office space entrance is directly off the Main Street sidewalk, and the entrance to the apartments is off a large plaza accessed from the Main Street sidewalk. Community Transit service is within walking distance. Bicycle access is provided from the alley and a stairway from the Main Street sidewalk down to the parking level. 611 on Main Mixed -Use Zoning Compliance Summary October 17, 2022 Page 3 of 4 AA Building Entry Location The main entrance to the commercial office space is from a recessed covered entrance accessed directly from the sidewalk. The covered space accommodates limited gathering along the sidewalk just outside the main entrance. A.5 Setbacks The building is set back slightly from the Main Street sidewalk to provide space for the building modulation as well as landscaping between the building and sidewalk, and yet is close enough to help define the space along the adjoining Main Street frontage. A.6 Open Space Even though the property is well below the threshold requiring outdoor open space, a plaza is provided as a gathering space along the east side of the building, accessed directly from the sidewalk and providing access to the apartment entrance. A.7 Building/Site Identity The distinctive architectural treatments of the building exterior, including variations in colors, materials, and patterns provide for an easily identifiable landmark structure. The south fagade provides a strong edge to the streetscape, helping to reinforce that portion of Main Street as an outdoor "room." Future development of a similar density and character, as allowed for in the comprehensive plan, will further reinforce that. A.8 Weather Protection A deeply recessed covered entry to the commercial office space and a canopy above the entrance to the office space provide ample weather protection and provide human -scaled architectural elements. A.9 Lighting Lighting will be provided for both pedestrian and vehicular security in entering and exiting the building and throughout the parking level. Fixtures are chosen to minimize glare visible from nearby properties. A.10 Signage Signage is limited to that which displays the name and address of the building. A.11 Site Utilities The dumpster is located within an enclosure that is recessed into the building and accessed from the alley. Rooftop mechanical equipment will be hidden behind the parapet. Electric meters are located within an enclosed meter room. Pedestrians will not be exposed to such necessary features for building services. A.13 Landscape Buffers A landscaping buffer is provided along the eastern edge of the property, to provide a visual barrier from the adjoining property. Landscaping is also provided along the Main Street frontage to soften the edge of the pedestrian circulation route along the sidewalk. AN Building Form The rectangular building form utilizes the allowable building envelope, yet features modulation and articulation on all sides to create visual interest. The proposed project is seen as a guide for future redevelopment allowed and encouraged by the comprehensive plan. 611 on Main Mixed -Use Zoning Compliance Summary October 17, 2022 Page 4 of 4 A.15 Massing The apparent bulk of the building is mitigated by providing human -scaled modulation along the Main Street frontage, as well as a variation in the materials, textures, and colors of the exterior finishes. The impact of the proposed development on the adjacent less -intensively -zoned property to the east is mitigated by maintaining a fifteen -foot setback from the property line, modulating portions of the east building fagade, and utilizing a variation of colors and materials of the building fagade. Landscaping and fencing along the east property line also help to provide a visual barrier from the adjacent property. A.16 Roof Modulation The roof parapet is at the maximum allowable building height, and varies in height according to the modulation of the building envelope. The result is the proposed structure has the appearance of smaller buildings grouped together, rather than a single monolithic structure. The projecting roof cornice completes the layered aesthetic of the exterior walls and adds another level of architectural detail. A.17 Wall Modulation The modulation of the west, south, and north fagades visible from Main Street provide visual interest and respond to building functions and characteristics of the site. Variations in exterior finish materials and colors enhance the reduction of the apparent mass of the building. A.18 Building Facade Design The combination of varied materials, selective modulation, identifiable patterns of fenestration, and the use of complimentary colors provides a distinctive fagade visible from Main Street and establishes a strong identity along the streetscape. A.19 Window Variety and Articulation Variations in window sizes on the front fagade provide visual interest yet are arranged in a cohesive manner to provide an identifiable architectural pattern and intentionally ordered aesthetic. The fenestration at the commercial office space is significantly different than that for the apartments above, indicating the different uses of the building. A.20 Variation in Facade Materials Materials featured on the Main Street fagade include masonry, lap siding, and paneled siding, each material having a unique complimentary color. This fagade treatment is consistent on each side of the building, providing a uniform treatment while accommodating variations of the building massing. We look forward to reviewing our application materials with you and other staff as we continue along our approval process. Sincerely, PWF Architecture, LLC Philip W. Frisk, AIA, Principal Washington State Architect Registration Number 7320 cc: Glenn Safadago, GBH Holdings