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PLN2023-0029 ADB staff report'nC. 189,J 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 REPORT TO THE ARCHITECTURAL DESIGN BOARD Project: Cascara Townhouses File Number: PLN2023-0029 Date of Report: December 4, 2024 Staff Contact:���� Mike Clugston, AICP, Planning Manager Meeting: Monday — December 9, 2024 at 6:00 P.M. Brackett Room, 3rd Floor City Hall 121 5th Avenue North, Edmonds WA 98020 Or on Zoom at: https://edmondswa-gov.zoom.us/*/88959586932 Passcode: 591531 Join by phone at: 253 205 0468 I. PROJECT PROPOSAL The proposal is for two three -unit townhouse buildings and site improvements at the vacant 9516 Edmonds Way. The north building would front Edmonds Way, and the south building would be behind separated by a drive aisle to access parking within the buildings. An existing curb cut at the west edge of the site at Edmonds Way that currently serves the subject site and the two parcels to the south will be retained and upgraded together with the rest of the project's frontage. The upgraded access drive will continue to serve the subject site and the two lots to the south, and it will also provide access for the lot to the west. II. FINDINGS, ANALYSIS & CONCLUSIONS A. PROCESS Design review is required for this project as indicated in Section 20.10.020.A of the Edmonds Community Development Code (ECDC). Due to its location and because it required a SEPA threshold determination, per ECDC 20.10.010.C, general design review is required by the Architectural Design Board (ADB) using the requirements in ECDC 20.11. Findings must be Cascara Townhouses PLN2023-0029 made relative to the design criteria in ECDC 20.11.030, the urban design chapter of the Community Culture and Urban Design Element of the Comprehensive Plan, and the zoning ordinance. A Type III -A permit, the Design Board conducts a public hearing to take testimony and establish the record and then issues the final decision on the design of the project. The following Attachments are included with this report: 1. Land use application 2. Project narrative 3. Aerial photo 4. Architectural plans • Location and site plans • Floor plans • Elevations • Building renderings • Light schedule and rendering 5. Preliminary civil plans 6. Arborist report 7. Landscape plans 8. Letter from trash hauler 9. Notice of complete application and notice of application documentation 10. Solomon/Getachew comment 11. SEPA DNS and checklist 12. Notice of public hearing and SEPA determination 13. Technical comments B. SETTING 1. Address: 9516 Edmonds Way (Tax ID: 27033600100900) 2. Zoning: Multiple Residential - Edmonds Way (RM-EW) 3. Comprehensive Plan designation: Edmonds Way Corridor 4. Neighborhood: The project site is located at the eastern end of the Westgate commercial area along Edmonds Way. The subject parcel is surrounded by underdeveloped parcels that are zoned Multiple Residential and Community Business — Edmonds Way. The parcels are either vacant (to the west) or developed with older single-family residences (south and east). Further west is a PUD substation and further east are several multifamily developments. North of Edmonds Way is an area of underdeveloped parcels zoned Multiple Residential and Community Business— Edmonds Way. 5. Environment: The site is fairly level, with approximately 6% slope. A critical area determination was completed for the site in 2007 which identified no critical areas on the site. The site was originally developed with a single-family residence but that was Page 2 of 16 Cascara Townhouses PLN2023-0029 demolished in 2007, and the site is now vacant with some existing trees and vegetation along the west and south property lines. C. COMPREHENSIVE PLAN The proposal is subject to the design guidance found in the 2020 Comprehensive Plan's Urban Design Element (pages 123 - 125). There is also guidance for commercial and multifamily development along the Edmonds Way Corridor (page 73). Refer to Attachment 4 for project plans and color renderings and Attachment 2 for the applicant's analysis of the project relative to the design guidance. Design Objectives for Site Design. The development of parking lots, pedestrian walkways and landscaping features is an integral part of how a building interacts with its site and its surrounding environment. Good design and site planning improves access by pedestrians, bicycles and automobiles, minimizes potential negative impacts to adjacent development, reinforces the character and activities within a district and builds a more cohesive and coherent physical environment. A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety. A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian access and help define the street edge. Parking should be placed to the side and rear. A.3 Connections On- and Offsite. Design site access and circulation within and between sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to providing and improving connections to transit. A.4 Building Entry Location. Building entries should be configured to provide clear entry points to buildings, be oriented to pedestrian walkways/pathways, and support the overall intent of the streetscape environment. Space at the entry for gathering or seating is desirable for residential or mixed use buildings. A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and provide a common street frontage tying each site to its neighbor. Setbacks should be appropriate to the desired streetscape, providing for transition areas between public streets and private building entries where a variety of activities and amenities can occur. A.6 Open Space. For residential settings, create green spaces to enhance the visual attributes of the development and provide places for interaction, play, seating, and other activities. A.7 Building/Site Identity. Improve pedestrian access and way finding by providing variety in building forms, colors, materials and individuality of buildings. A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. Page 3 of 16 Cascara Townhouses PLN2023-0029 A.9 Lighting. Provide adequate and appropriate illumination in all areas used by automobiles, bicycles and pedestrians — including building entries, walkways, parking areas, circulation areas and other open spaces — to support activity and security. A.10 Signage. Encourage signage that provides clear information and direction for properties and businesses while preventing the streetscape from becoming cluttered. Encourage the use of graphics and symbols in signage to support the city's emphasis on uniqueness and the arts. A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of utility systems using such features as landscaping, building forms, or integrated design. A.12 Integrating Site Features. Integrate natural landscape features and unique landforms — such as rocky outcroppings or significant trees — into site design whenever possible. A.13 Landscape Buffers. Use landscaping and/or other features such as fences to maintain privacy and create a visual barrier between incompatible uses. These buffering techniques should also be used to soften hard edges (such as the perimeters of parking lots) and reinforce pedestrian ways and circulation routes. Native plants and rain gardens should be promoted as alternatives to lawns and runoff retention areas. Analysis of Site Design: The project site is generally level with Edmonds Way and presents few challenges to redevelopment. An existing curb cut at the west edge of the site to Edmonds Way that serves the subject site and the two parcels to the south will be retained and upgraded together with the rest of the project's frontage. The upgraded access drive will continue to serve the subject site and the two lots to the south and it will also provide access for the lot to the west. Trash and recycling will be located in a screened area at the east end of the internal drive between the buildings. The north building fronts Edmonds Way with pedestrian entrances and porches and the third floor is recessed from a PUD power line and easement along Edmonds Way, creating a small deck area. Parking will be incorporated in individual units and buffer landscaping would be provided around the site. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms. Page 4 of 16 Cascara Townhouses PLN2023-0029 A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale elements in building design and/or by subdividing building masses vertically or horizontally. A.16 Roof Modulation. Use roof forms to help identify different programs or functional areas within the building and support differentiation of building form and massing. Roof design, in combination with wall modulation, can allow for additional light to enter buildings or pedestrian spaces. A.17 Wall Modulation. Variation in materials, decorative elements, or other features should be employed to support pedestrian scale environments and streetscapes, or to help break up large building masses to keep in scale with the surrounding environment. Analysis of Building Form: The proposed buildings use a mix of materials along with wall and roof modulation to reduce apparent mass and create pedestrian scale. Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Facade Design. Encourage building facades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a facade, as well as provide light and air to the building interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building facades to help define the scale and style of the structure. Variation in facade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Analysis of Building Facade: The proposed facades use shapes and materials found throughout contemporary residential developments in Edmonds. Each facade includes a variety of materials, window sizes, and articulation with roof overhangs. The north building relates well to Edmonds Way using small canopies over pedestrian entrances within fenced patio areas together with large windows and recessed third -floor decks. Commercial Development Goal E. The Edmonds Way Corridor consists of portions of Edmonds Way between the 100th Avenue West intersection and Highway 99. This corridor serves as a key transportation corridor, and also provides a key link between Edmonds and Interstate 5. Established residential areas lie on both sides of the corridor. An established pattern of multiple family residential development lies along much of the corridor, while small-scale businesses can be found primarily near intersections. A major concern is that the more intensive development that occurs along the corridor should not Page 5 of 16 Cascara Townhouses PLN2023-0029 interfere with the flow of through traffic or intrude into adjoining established communities. E.1 Permit uses in planned multiple family or small-scale business developments that are designed to minimize contributing significantly to traffic congestion. E.2 Provide for transit and pedestrian access to development. E.3 Use design review to encourage the shared or joint use of driveways and access points by development onto SR-104 in order to support the movement of traffic in a safe and efficient manner. Site access should not be provided from residential streets unless there is no feasible alternative. E.4 Use design review to ensure that development provides a transition to adjacent residential neighborhoods. For uses in transitional areas adjacent to single family neighborhoods, use design techniques such as the modulation of facades, pitched roofs, stepped -down building heights, multiple buildings, and landscaping to provide designs compatible with single family development. Make use of natural topography to buffer incompatible development whenever possible. Analysis of Commercial Development: Commercial uses are not proposed with this multifamily project. The existing access to the site at Edmonds Way will be upgraded to create an improved shared access point for the subject site as well as two parcels to the south and one to the west. Staff Conclusion Staff finds that the proposal is consistent with the design guidance in the Comprehensive Plan for Site Design, Building Form, and Building Fagade as well as Commercial Development along the Edmonds Way Corridor. D. APPLICABLE ZONING CODES Compliance with all codes will be verified through the review and approval of subsequent building, engineering, and fire permits. 1. ECDC 16.50 Multiple Residential — Edmonds Way (RM-EW) a. Use. Multiple dwelling units are primary permitted uses in the RW-EM zone (ECDC 16.30.010.A). b. Site development standards (per ECDC 16.30.030.A): Minimum Minimum Minimum Maximum Maximum Zone Street Side Rear Height Coverage Setback Setback Setback RM-EW 15' 10, 15' 2514 45% Page 6 of 16 Cascara Townhouses PLN2023-0029 4 The maximum base height of any building fronting on Edmonds Way may be increased to 35 feet if the following apply to the site and proposed development: (a) At least two of the following techniques shall be incorporated into the building and/or site's design: (1) Achievement of at least LEED gold certification or comparable green building certification; (2) Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the gross number of units proposed; (3) Low impact development (LID) techniques are employed. LID best management practices include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and water re -use. Height: As noted above, the north building fronting Edmonds Way may be up to 35 feet in height, if the requirements listed above in Sub 4(a) are met. As shown on Sheets A100, A300 and A301 of Attachment 4, the north building would meet the 35-foot standard. However, the applicant has not indicated which two of the three criteria for extra height would be achieved by the development — a condition to that effect is proposed. The maximum height allowed for the south building is 25 feet, but a 30-foot-tall building is shown on Sheets A100, A300 and A301 of Attachment 4. The 4:12 roof pitch exception available in other RM subdistricts was used for the south building but unfortunately that is not an available exception in the RM-EW zone per ECDC 16.30.030(A). The south building must be redesigned to comply with the height criteria or the project revised to only have one building that would meet the 35' height required described above; a condition to that effect is proposed. According to ECDC 21.40.030(B), average level is calculated by averaging elevations of the downward projections of the four corners of the smallest rectangle which will enclose all of the building, excluding a maximum of 30 inches of eaves. If a corner falls off the site, its elevation shall be the average elevation of the two points projected downward where the two sides of the rectangle cross the property line. Setbacks: The proposed north building is set back 15 feet from the street property line along Edmonds Way, which meets the minimum zoning requirement and accommodates an existing utility easement along the frontage (Sheet 100 of Attachment 4). Both buildings would meet the 10-foot side setback from the east property line as well as that from the shared easement on the west side of the project. The south building is set back more than 15 feet from the south property line. In the RM — EW zone, uncovered and unenclosed porches, steps, patios, and decks may occupy up to one-half of the required street setback area along Edmonds Way; provided, that these structures or uses are located no more than 20 feet above the ground level at any point. Small fenced patio areas would be located within the street setback for each of the three units in the north building, which would meet the exception. Page 7 of 16 Cascara Townhouses PLN2023-0029 Eaves may project up to 30 inches into required setbacks in accordance with ECDC 21.90.020. The east eaves both buildings encroach approximately 12 inches into the east side setback. Entry canopies on the north building would encroach approximately 18 inches into the north street setback. Maximum Lot Coverage: The two buildings, including the 2nd and 3rd floor overhangs as shown on Sheet A200 of Attachment 4, are proposed to cover approximately 44% of the net lot area (11,571 sq. ft. gross lot area minus the 2,483 sq. ft. access easement equals 9,268 sq. ft. of net lot area; the two buildings will cover approximately 4,077 sq. ft. of the 9,268 sq. ft. or 44%). RM-EW Design Criteria: ECDC 16.30.030.B.1 contains one zone -specific design criterion for facade materials: Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred building materials which include natural stone, wood, architectural metal, brick and glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they replicate the appearance of the listed preferred materials. At least 55 percent of building facade materials must be salvaged, recycled content, bio-based or indigenous. The north facade of the building fronting Edmonds Way exceeds the 75% criterion since it would clad with batten and board on levels 1 and 2 with large glass windows on each. Small wood and metal fences define the pedestrian entries, each of which is covered with a small canopy. The recessed third level has large glass windows and is clad with fiber cement panels. A similar theme is used on both buildings. The 55% criterion is also met through the use of fiber cement, wood, and glass on all sides of the buildings. 2. ECDC 17.50 Off Street Parking Regulations According to ECDC 17.50.020(A)(1)(b), the number of parking spaces required per dwelling unit for multifamily units is based upon the number of bedrooms per unit. Each of the six two -bedroom units will provide two enclosed parking stalls, meeting the standard. Five surface stalls are shown on the adjacent property that have access from the shared driveway on the west side of the project site. It appears that the spaces would be used as additional or guest parking for the Cascara project; a shared parking agreement is required to describe the operation and maintenance of those stalls and a condition to that effect is proposed. 3. ECDC 17.115 Electric Vehicle Charging Infrastructure The project must meet the minimum requirements electric vehicle charging for multiple dwelling units in ECDC 17.115; a condition to that effect is proposed. 4. ECDC 17.120 Bicycle Parking Facilities Bikes racks are shown by the pedestrian entrances to the three north units (Sheet A100 of Attachment 4), but no others are indicated. The project must meet the minimum Page 8 of 16 Cascara Townhouses PLN2023-0029 requirements for short- and long-term bike parking for multiple dwelling units in ECDC 17.120; a condition to that effect is proposed. 5. ECDC 20.02 Development Proiect Permit ADDlications This project was submitted on May 10, 2023, the application fees paid for on May 15, 2023, and the application was determined to be technically complete on June 13, 2023. Requests for supplemental information and clarifications were made afterwards but public notice of the project could be issued. 6. ECDC 20.03 Public Notice Requirements A Notice of Application and Request for Comment was published in the Herald Newspaper and posted at the subject site, Public Safety Complex, and City Hall on June 23, 2023 (Attachment 9). Notices were also mailed to property owners within 300 feet of the site. PUBLIC COMMENT One public comment was received after the notice of application was distributed (Attachment 10). Genet Solomon and Desta Getachew own an adjacent property to the east at 9510 Edmonds Way and were interested in how access to the new project would affect their site. Because the new project will use the existing curb cut on the west side of the project site, no impact to access for the parcel to the east would occur. A Notice of Public Hearing and SEPA Determination was advertised in the same manner as the notice of application on November 25, 2024 (Attachment 12). No new public comments have been received as of the date of this report. 7. ECDC 20.11 General Design Review Criteria Per ECDC 20.10 (Design Review), General Design Review is required for this project since it is not located within an area that has district -based design standards. ECDC 20.11.030 lists the general criteria for Building Design, Site Treatment, and Other Criteria that the proposal must satisfy. Refer to Attachment 3 for project plans and color renderings and Attachment 2 for the applicant's analysis of the project relative to the design criteria. A. ECDC 20.11.030.A. Building Design. No one architectural style is required. The building shall be designed to comply with the purposes of this chapter and to avoid conflict with the existing and planned character of the nearby area. All elements of building design shall form an integrated development, harmonious in scale, line and mass. The following are included as elements of building design: 1. All exterior building components, including windows, doors, eaves, and parapets. 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area. 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level. Page 9 of 16 Cascara Townhouses PLN2023-0029 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and the design objectives of the comprehensive plan. This criterion is meant to describe the entire building. All elements of the design of a building including the massing, building forms, architectural details and finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous. 5. All signs should conform to the general design theme of the development. The proposed buildings are not long, massive or monotonous. They are pedestrian scaled, and a variety of materials are used throughout. No signage is proposed and any mechanical equipment near the street front would be screened by proposed landscaping and fencing. B. ECDC 20.11.030.8. Site Treatment. The existing character of the site and the nearby area should be the starting point for the design of the building and all site treatment. The following are elements of site treatment: Grading, vegetation removal and other changes to the site shall be minimized where natural beauty exists. Large cut and fill and impervious surfaces should be avoided. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. 3. Landscape treatment shall be provided to buffer the development from surrounding property where conflict may result, such as parking facilities near yard spaces, streets or residential units, and different building heights, design or color. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. 5. Service yards, and other areas where trash or litter may accumulate, shall be screened with planting or fences or walls which are compatible with natural materials. 6. All screening should be effective in the winter as well as the summer. 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for planting in areas unsuitable for plant growth. 8. Exterior lighting shall be the minimum necessary for safety and security. Excessive brightness shall be avoided. All lighting shall be low-rise and directed downward onto the site. Lighting standards and patterns shall be compatible with the overall design theme. The site is fairly level and currently overgrown. New landscaping is proposed across the site (Attachment 7) to buffer the buildings and to screen the trash enclosure. Exterior lighting would be minimal, typical of a residential project (Sheet DR07 of Attachment 4). Page 10 of 16 Cascara Townhouses PLN2023-0029 C. ECDC 20.11.030.C. Other Criteria. 1. Community facilities and public or quasi -public improvements should not conflict with the existing and planned character of the nearby area. 2. Street furniture (including but not limited to benches, light standards, utility poles, newspaper stands, bus shelters, planters, traffic signs and signals, guardrails, rockeries, walls, mail boxes, fire hydrants and garbage cans) should be compatible with the existing and planned character of the nearby area. The project is not a community facility. No street furniture is proposed at the sidewalk; the mailbox is proposed to be interior to the site next to the north building (Sheet C1.0 of Attachment 4). 8. ECDC 20.13 Landscaping Reauirements There are five types of landscaping that can be used throughout a site depending on the setting. A Type II mixed buffer would be appropriate along the east and south edges of the project where it is adjacent to less dense residential development. A Type III mixed buffer would be appropriate along the north side of the project site by Edmonds Way. Surface parking areas like that to the west of the access drive require Type V landscaping. While there are specific requirements for each of these landscaping types, the ADB may interpret and modify the requirements as long as the proposal is consistent with the purposes of the design review chapter in ECDC 20.10.000. These purposes include: A. To encourage the realization and conservation of a desirable and aesthetic environment in the city of Edmonds; B. To encourage and promote development which features amenities and excellence in the form of variations of siting, types of structures and adaptation to and conservation of topography and other natural features; C. To encourage creative approaches to the use of land and related physical developments, D. To encourage the enhancement and preservation of land or building of unique or outstanding scenic or historical significance, E. To minimize incompatible and unsightly surroundings and visual blight which prevent orderly community development and reduce community property values. As shown on Attachment 7, the proposal includes a mostly new landscaping around the site and two retained trees. TYPE II Type 11 Landscaping. Type 11 landscaping is intended to create a visual separation between similar uses. 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and Page 11 of 16 Cascara Townhouses PLN2023-0029 2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years. The landscaping proposed along the south and east edges of the project site is consistent with the Type II criteria. The two trees that are to be retained as part of the redevelopment are located along the south edge as well. TYPE III Type Ill landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. The landscaping shows along the north property line is consistent with the Type III criteria. TYPE V Type V Landscaping. Type V landscaping is intended to provide visual relief and shade in parking areas. 1. Required Amount. a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. Page 12 of 16 Cascara Townhouses PLN2023-0029 c. If the parking area contains more than 50 but less than 100 parking spaces, the director — or his designee — shall determine the required amount of landscaping by interpolating between 17.5 and 35 square feet for each parking stall proposed. The area must be landscaped as described in subsection (E)(2) of this section. 2. Design. a. Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a minimum size of one and one-half inches in caliper if deciduous. The remaining ground area must be landscaped with plant materials, decorative mulch or unit pavers. b. A landscaped area must be placed at the interior ends of each parking row in a multiple -lane parking area. This area must be at least four feet wide and must extend the length of the adjacent parking stall. c. Up to 100 percent of the trees proposed for the parking area may be deciduous. d. Repealed by Ord. 4085. e. The minimum area per planter is 64 square feet. f. The maximum area per planter is 1,500 square feet for parking lots greater than 12,000 square feet. Planters shall be spread throughout the parking lot. g. Shade trees are required at the rate of a minimum of one per planter and/or one per 150 square feet of planter. No landscaping is currently shown around the surface parking stalls but landscaping around that area is required and must meet the Type V criteria; a condition to that effect is proposed. Finally, per ECDC 20.13.020.E, automatic irrigation is required for this project, unless waived by the ADB. 9. ECDC 20.15A Environmental Review (SEPA) The scope of this project required an environmental threshold determination. The City of Edmonds acted as lead agency for SEPA review and issued a Determination of Nonsignificance on November 25, 2024 (Attachment 11). No comments or appeals have been received as of the date of this report. 10. ECDC 20.60 Sian Code Signage was not included with this proposal. Signage meeting the requirements of ECDC 20.60 is exempt from design review. Staff will review future sign permits to verify compliance with the sign code. Page 13 of 16 Cascara Townhouses PLN2023-0029 11. ECDC 23.10 Tree Related Regulations New multifamily developments must provide a tree retention and protection plan that shows retention of at least 25% of all significant trees on the developable site. As indicated in the associated arborist report (Attachment 6), there are seven trees within the developable site that would be impacted by the proposal, all of which are in generally good condition. Two trees will be retained near the south edge of the site and included with the proposed landscaping in the area (Attachment 7), but five significant trees are proposed to be removed. For those two trees to be removed that are less than 24" DBH, replacement is required consistent with ECDC 23.10.080. For those three trees 24" or greater DBH, a fee -in -lieu payment is required. The arborist report will need to be updated during building permit review to be consistent with the requirements of ECDC 23.10 for tree replacement and for a calculation of fees -in -lieu. Required replacement trees may be used as part of the landscaping plan required by ECDC 20.13. 12. ECDC 23.40 Environmentally Critical Areas A critical area determination was completed for the site (CRA2007-0025), which identified no critical areas on or adjacent to the site. An updated critical area determination will be required with a subsequent building permit application. E. TECHNICAL REVIEW COMMITTEE In addition to the Planning Division, the Engineering Division evaluated the feasibility of the project relative to the Public Works Requirements in Title 18 ECDC and the Building Division and South County Fire did the same for the codes in Title 19 ECDC (Attachment 13). The Building Division had no specific concerns with the design review. Fire and Engineering had several comments, which will be added as proposed conditions. Traffic impact fees associated with the project are collected with the building permit. In the end, each group found the project to be feasible, with conditions, and will confirm code compliance at the building permit stage of the development review process. III. RECOMMENDATION Pursuant to ECDC 20.11.020, when recommending approval of applications, the ADB must find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Based on the findings, analysis, conclusions, and attachments with this report, staff recommends that the ADB APPROVE the design for the proposed Cascara Townhouse project with the following motion and recommended conditions of approval: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THAT, AS CONDITIONED, THE CASCARA TOWNHOUSE PROPOSAL IN FILE PLN2023-0029 IS CONSISTENT WITH THE COMPREHENSIVE PLAN, DESIGN CRITERIA OF ECDC 20.11.030, AND ZONING Page 14 of 16 Cascara Townhouses PLN2023-0029 REGULATIONS AND THEREFORE APPROVES THE DESIGN OF THE PROJECT WITH THE FOLLOWING CONDITIONS: 1. At least two of the criteria in ECDC 16.30.030(A) Sub 4(a) must be met in order to obtain the maximum 35 foot height for the north building fronting Edmonds Way. The applicant must indicate which criteria will be satisfied by the project. 2. The height of the south building as proposed exceeds the maximum 25 feet in accordance with the table in ECDC 16.30.030(A). The south building must be redesigned to meet that requirement or the project could be revised to only have one building that complies with the 35' height allowed per ECDC 16.30.030(A) Sub 4(a). 3. Electric vehicle charging must be shown at building permit and meet the standards in ECDC 17.115. 4. Bicycle parking facilities must be shown at building permit and meet the standards in ECDC 17.120. 5. A shared parking agreement is required for the operation and maintenance of the five surface parking stalls to the west of the shared driveway. 6. An updated critical area determination is required at building permit. 7. Type V landscaping is required for the five surface parking stalls adjacent to the project site. 8. Retained trees must be protected during development in accordance with ECDC 23.10.070. 9. The arborist report must be updated for the building permit application to include all trees being removed from the project site, and to address the resulting replacement and fee -in -lieu requirements of ECDC 23.10. 10. Street tree species will be determined by the Parks Department at building permit. 11. The Fire and Engineering comments in Attachment 13 are adopted as conditions that must be met at building permit. 12. Staff will verify compliance of the proposal with all relevant codes and land use permit conditions through review of building, engineering, and fire 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. IV. PARTIES OF RECORD City of Edmonds Jake Lyon Cascara LLC Page 15 of 16 Cascara Townhouses PLN2023-0029 Matt Driscoll, D/Arch LLC (rep. Cascara LLC) mattd@darchllc.com V. APPEALS jake@westerlyre.com Genet Solomon & Desta Getachew genetsol@gmail.com destag@gmail.com According to ECDC 20.01.003.13 and 20.06.150, Type III -A decisions are not administratively appealable but rather subject to LUPA appeal at Snohomish County superior court pursuant to Chapter 36.70C RCW. VI. LAPSE OF APPROVAL According to ECDC 20.11.050.A, unless the owner submits a fully completed building permit application necessary to bring about the approved alterations, or, if no building permit application is required, substantially commences the use allowed within 18 months from the date of approval, ADB or hearing examiner approval shall expire and be null and void, unless the owner files a fully completed application for an extension of time prior to the expiration date. For the purposes of this section the date of approval shall be the date on which the ADB's or hearing examiner's minutes or other method of conveying the final written decision of the ADB or hearing examiner as adopted are mailed to the applicant. In the event of appeal, the date of approval shall be the date on which a final decision is entered by the city council or court of competent jurisdiction. Page 16 of 16