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Prestige Cover LetterCARLETTI ARCHITECTS, P.S. architecture, interior design & planning December 11, 2013 SO Attention: Gina Janicek — Associate Planner City of Edmonds Development Services Department 121 Sth Avenue North Edmonds, WA 98020 Reference: Prestige Care, Inc. 21008 76th Ave W Edmonds, WA 98026 Cover Letter for ADR and CUP submittal Dear Ms. Janicek, Project Description: Remove an existing approximately 32,000 sf (89) bed Skilled -Nursing Facility and replace it with a new 48,385 sf (80) bed Skilled Nursing Facility. The existing parking lot, storm system, and landscaping will be removed and replaced with a new parking lot, storm detention vault, and landscaping per the City of Edmonds municipal' code and Civil Engineering plans. Architectural Design Review: The proposal satisfies the applicable requirements and standards of the Comprehensive Plan and Edmonds Community Development Code as noted below: A. We are removing a building that is outdated and not visually appealing with a new aesthetically pleasing facility with and nice integration of design to the neighboring community with both residential design feel and nice site landscaping- B. This building improves the physical appearance of the City of Edmonds by bringing in a nice well designed appealing building to the neighboring community. It will enhance the Single Family Residential feel .of Edmonds by utilizing a single. story design, gable roofs, ` exposed wood trusses, stone and an overall Northwest residential feel to the facility and site. C. Our design objective include, phroviding ADA pedestrian access to site. We have limited to (2) vehicle'entrances off of 76t W with new ADA vehicle ROW drive entrances. These entrances are existing, but we are making them ADA compliant so it is safer for pedestrians passing by. There will also be a new 7'-0" wide Sidewalk along 76th Ave. W to improve accessibility for bikes and pedestrians and make the ROW safer. The parking is at the rear of the building and the'residential building fagade main view will be along 76th Ave W and not be obstructed by a parking lot. There will be an open courtyard within the building for patients and patient, visitors to help enhance the indoor outdoor aspects of the site. This can , SAArch\13\13 Documents\13-625 Presitge Care\City\Sent\12-11-13 ADR - CUP Submittahl3-625 Prestige Care Cover Letter 12-I1-13.doc 116 E. Fir Street, Suite A Mount Vernon; WA 98273 (360) 424-0,394 FAX (360) 424-5726 Gina Janicek Cover Letter for ADR and CUP December 11, 2013 also be a place for residents and visitors to meet and interact. Pedestrian safety has been taken into account by providing a pedestrian sidewalk that goes directly from 76th Ave W to the main entrance which is very close the ROW sidewalk. There is existing access to buses close by on 76th Ave W. We have met all the site landscape and building setbacks and landscaped the site so that the building feels like part of the neighborhood. Green spaces are provided around the site to break up the parking lot. The main elevation is nicely landscaped in front of the building. Even though this is one larger building the building is broken up with many steps in the building, change in materials, and carefully designed gable roofs to make it feel like it has many separate spaces within the building. The,scale is similar to surrounding residential buildings. There is a nice covered pedestrian and vehicle drop off entrance for both the main facility and the PT space within the skilled nursing facility. At both main entrances pedestrians will go from.covered exterior space into an air lock and into the lobby for a nice safe transition to the building. The site is safely illuminated with 8 pole lights and LED down lights that will be shielded so as not to allow lighting to spill off site and affect the neighboring residences. Wall pack down lights will be provided at the perimeter of the building so that the space will be well lit and secure to maintain the safety of both the skilled nursing facility but also the surrounding residential properties. Signage for the facility will be off of 76th Ave W and this will also be well lit so visitors know where they are going and help to safely direct vehicles to the site. The signage will be designed to direct people to the site but not take over and dominate the site. The signage will not block or obstruct the site from views and feel of the building. The dumpster and generator enclosure will be screened with 6'-0" CMU walls. This will help to keep the building the key view of the site and not utilities or less desirable but functionally required aspects of the building., Landscaping buffers and screens will be utilized as well where we border residential- uses per the City of Edmonds Municipal code. This will allow privacy especially where the facility abuts the Single Family Residential zone. D. Please see the elevations to help depict how we are breaking up the building visually with not only jogs and steps but also roof planes and materials. The building is broken up into at least (3) different gable roofs elements each side. We are using Cultured Stone, Staggered Fiber Cement Board horizontal siding, Board and Batten Siding, Fiber Cement Board Shingle Siding'. and Composition Laminate Roofing. The different materials will have different colors, stains, and paints to provide more visual interest. The tallest point of the building is 26'-4" at the top of a ridge so this single story facility will not be taller than the residential neighbors which are mostly 2 story residences, condos; or apartments. We have helped to create human scale to the building,through the lower roof planes at the residential wings and the pedestrian friendly covered entrances as you approach and enter the building. The windows are taller at the visitor areas and are a little lower and more private at the resident wings to help break up the views. of the building. Also some clerestory windows will be used' to bring light into circulation and dining areas that will be beneficial to residents and visitors. F. Street Landscaping will meet the City of Edmonds requirements along 76th Ave W. 8 CARLETTI ARCHITECTS, P.S. Gina Janicek 'Cover Letter for ADR and CUP December 11, 2013 Conditional Use Permit: Below is the criteria statement that addresses how the project meets,each of the criteria of ECDC 20.05.010. - Comprehensive Plan. The Comprehensive Plan for this project is Multi -Use -Commercial Plan designation with a plan overlay of Medical/ Highway activity center. The proposal is consistent with the Comprehensive plan as a Skilled Nursing Facility as it is a Medical Care Facility which ties into the Commercial Plan Designation. It supports surrounding residential uses as well since it is a place to rehabilitate and recover from injuries. The new building/ use is also just replacing an existing use on the site that is -currently there and has not created any issues within the comprehensive plan. - Zoning Ordinance. The'zoning for this site is RM-2.4 Multiple Residential. The purposes of the zone district in which the use is to be located in is to reserve and regulate areas for a variety of housing types, and a range of greater densities than are available in the single- family residential zone, while- still maintaining a residential environment. Also to provide for those additional uses which complement and are compatible with multiple residential uses. This is a skilled nursing facility which will have (80) beds. This facility is for short term care to help people rehabilitate for 3-4 months so they can go back to their own residences and also provides some long term care where people would resided at the facility that need more care. This facility is set up to look and feel like a residential condo or apartment building so the patients feel like they are at home. This use will tie into the residential multi -family feel of -the surrounding area and -the zoning regulations. This facility also provides greater density per the zoning requirements. The building and use is very compatible and complimentary to the Multiple Residential feel of the neighborhood. The new building that is proposed use will meet all applicable requirements of the Zoning Ordinance. -Not Detrimental. This skilled nursing facility, as approved or conditionally approved, will not be significantly detrimental to the public health safety, and welfare to nearby private property. This facility is a skilled nursing facility for patient care which is a residential facility for patients to reside and be taken care of either short term -or longterm care. It feels and looks like a residential condo or apartment complex. The site will have safe pedestrian access. The site will be well "lighted to maintain security and safety of the property but at the same time not allow site lighting to negatively impact neighbors. It is also an existing -use that will remain the same but within a brand new building. -Transferability. We are requesting that the Conditional Use Permit shall be transferable with the land as long as the conditions of the approval are still met. We can record notice of this in the form of a covenant with the Snohomish County Auditor if required by the Hearing Examiner. We feel, that the Prestige Care, Inc. Skilled Nursing Facility will be a nice addition to the RM-2.4 zone and is compliant with the criteria for this zone. We have strived to design this facility to meet the City of Edmond requirements for Architectural Design Review and have this facility fitting nicely with in the existing surrounding community. CARLETTI ARCHITECTS, P.S. Gina Janicek Cover Letter, for ADR and CUP December 11; 2013 Sincerely, David M. Wilson Carletti Architects, P.S. 116 E Fir Steet, Suite A Mount Vernon, WA 98273 Phone: (360) 424-0394 Fax: (360) 424-5726 E-mail: david@carlettiarchitects.com a e CARLETTI ARCHITECTS, P.S.