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HomeMy WebLinkAbout2025-04-24 Architectural Design Board PacketAgenda Edmonds Architectural Design Board SPECIAL MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL - 3RD FLOOR, EDMONDS, WA 98020 APRIL 24, 2025, 6:00 PM Edmonds Architectural Design Board Agenda April 24, 2025 Page 1 MEETING INFORMATION This is a hybrid Special Meeting at 6:00PM. Attendees may appear in person at 121 5th Avenue N, 3rd Floor, Brackett Room or on-line via the zoom link provided. Join Zoom Meeting at: https://edmondswa- gov.zoom.us/j/88959586932?pwd=RzdPWUlwM09PZ1k1MHN2eWM1YXphZz09 Meeting ID: 889 5958 6932 Password: 591531 Call into the meeting by dialing: 253-205-0468 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. NEW BUSINESS 1. Election of Officers for 2025 4. APPROVAL OF MINUTES 2. Previous Meeting Minutes 5. AUDIENCE COMMENTS 6. PUBLIC HEARINGS 3. Boys & Girls Club General Design Review (PLN2024-0016) 7. UNFINISHED BUSINESS 8. CHAIR COMMENTS 9. MEMBER COMMENTS 10. ADJOURNMENT Architectural Design Board Agenda Item Meeting Date: 04/24/2025 Election of Officers for 2025 Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History N/A Staff Recommendation Elect a Chair and a Vice Chair to serve for the remainder of 2025. Narrative Typically officer elections are held near the turn of the year and the newly elected officers serve for the upcoming year. Due to the hiatus on certain boards and commission such as the ADB, this is the first meeting of 2025. 1 Packet Pg. 2 Architectural Design Board Agenda Item Meeting Date: 04/24/2025 Previous Meeting Minutes Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History N/A Staff Recommendation Review and approve the draft meeting minutes from the December 9, 2024 special meeting. Narrative N/A Attachments: December 9, 2024 draft minutes 2 Packet Pg. 3 Architectural Design Board Meeting Minutes of Hybrid Meeting December 9, 2024 Page 1 of 2 DRAFT CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Summary Minutes of Hybrid Meeting December 9, 2024 Chair Bayer called the hybrid meeting of the Architectural Design Board to order at 6:00 p.m., at City Hall and on Zoom. Board Members Present Kim Bayer, Chair Maurine Jeude Steven Schmitz Todd Stine Corbit Loch Board Members Absent Alexa LeBouef Brooks Staff Present Mike Clugston, Planning Manager Tristan Sewell, Planner APPROVAL OF AGENDA MEMBER LOCH MOVED, SECONDED BY MEMBER JEUDE, THAT THE AGENDA BE APPROVED AS PRESENTED. APPROVED UNANIMOUSLY. APPROVAL OF MINUTES MEMBER SCHMITZ MOVED, SECONDED BY MEMBER LOCH, THAT THE MINUTES OF OCTOBER 24, 2024 BE APPROVED AS PRESENTED. APPROVED UNANIMOUSLY. AUDIENCE COMMENTS None. PUBLIC HEARINGS 1. Edmonds 222 Townhomes The purpose of this open record hearing was for the ADB to review the application by Jacob Young for Edmonds 222 Townhomes, a five-unit multifamily project located at 222 3rd Avenue South (File PLN2023-0071). Staff provided a presentation about the proposal and summarized the staff report. The project includes five townhome units in two separate buildings with related site, landscaping, and frontage improvements. Each unit would have two bedrooms and two parking stalls. With conditions, the project would meet the zoning standards for the RM-1.5 zone and the design standards and guidance in the zoning ordinance and Comprehensive Plan. Staff recommended approval of the project design with conditions. The Applicant did not provide separate testimony but was available to answer questions. Board Members asked several clarifying questions of staff and the applicant and then opened the floor for public testimony. 2.a Packet Pg. 4 At t a c h m e n t : D e c e m b e r 9 , 2 0 2 4 d r a f t m i n u t e s ( P r e v i o u s M e e t i n g M i n u t e s ) Architectural Design Board Meeting Minutes of Hybrid Meeting December 9, 2024 Page 2 of 2 Gary Newman lives across the street at 229 3rd Avenue. Mr. Newman was concerned about the lack of an elevator for each of the units and about increased car parking on the street because tenants would use garages for storage. This would not fit in with the vicinity. There is no regulation that says the garages have to be used for cars. Vienna Zagala lives south of the project site. Ms. Zagala had several concerns including recycling and garbage storage and staging, the difference between structural and impervious surface coverage, and project lighting. After closing public testimony, the Board asked additional clarifying questions and then entered deliberation. After deliberation, the Architectural Design Board adopted the findings, analysis and conclusions in the staff report and proposed three additional conditions (for a total of six). BOARD MEMBER SCHMITZ MADE A MOTION TO APPROVE THE DESIGN OF THE EDMONDS 222 TOWNHOUSES WITH THE NOTED CONDITIONS. SECONDED BY MEMBER STINE. THE MOTION WAS APPROVED 5-0. 2. Cascara Townhouses The purpose of this open record hearing was for the ADB to review the application by Matt Driscoll representing Westerly, LLC for Cascara Townhouses at 9516 Edmonds Way (File PLN2023-0029). Staff provided a presentation about the proposal and summarized the staff report. The site is located on the east edge of the Westgate commercial area and is zoned RM-EW. Six townhouses were proposed, each with two parking stalls. An existing access point to Edmonds Way will be upgraded and re-used. There are two existing trees on site that will be retained and new landscaping will be mixed in around the site. With conditions, the project would meet the zoning standards for the RM-1.5 zone and the design standards and guidance in the zoning ordinance and Comprehensive Plan. Staff recommended approval of the project design with conditions. The Applicant did not provide separate testimony but was available to answer questions. Board Members asked several clarifying questions of staff and the applicant and then opened the floor for public testimony. No new public testimony was received. After closing public testimony, the Board asked additional clarifying questions and then entered deliberation. After deliberation, the Architectural Design Board adopted the findings, analysis and conclusions in the staff report and proposed three additional conditions (for a total of 15). BOARD MEMBER SCHMITZ MADE A MOTION TO APPROVE THE DESIGN OF THE CASCARA TOWNHOUSES WITH THE NOTED CONDITIONS. SECONDED BY MEMBER JEUDE. THE MOTION WAS APPROVED 5-0. NEW BUSINESS None. UNFINISHED BUSINESS None. ADJOURNMENT The meeting was adjourned at 9:30 p.m. 2.a Packet Pg. 5 At t a c h m e n t : D e c e m b e r 9 , 2 0 2 4 d r a f t m i n u t e s ( P r e v i o u s M e e t i n g M i n u t e s ) Architectural Design Board Agenda Item Meeting Date: 04/24/2025 Boys & Girls Club General Design Review (PLN2024-0016) Staff Lead: Tristan Sewell Department: Planning Division Prepared By: Michael Clugston Background/History This is a new project for Board review. Staff Recommendation Approve with conditions as noted in the attached staff report. Narrative The proposal is for general design review of a replacement building for the Boys & Girls Club at 306 6th Ave. N. The project site is zoned Public Use (P) and is surrounded on three sides by the recent Civic Center Playfield improvements. The City leases the portion of the site where the Boys & Girl Club is located and as a result, City Council reviewed the proposed design for compliance with the lease on November 25, 2024. Council found the proposal met the terms of the lease and allowed review of the requested land use permits to proceed. In addition to design review, the Boys & Girls Club is requesting a variance to the required 20-foot street setback requirement, proposing a six-foot street setback (PLN2024-0026). A conditional use permit was also applied for to allow for additional building height to accommodate the gymnasium (PLN2024-0017). Due to the scope of the proposal, design review by the ADB is required. The Board would typically make the final decision following a public hearing (Type III-A permit). However, because the design review is being consolidated with a conditional use permit and variance application, the ADB holds a public meeting to discuss project design and then makes a recommendation to the Hearing Examiner. The Examiner will make the final decision on the project’s design as well as the conditional use permit and variance as a Type III-A decision following a public hearing. Attachments: PLN2024-0016 Staff report w attachments 3 Packet Pg. 6 CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION Page 1 of 14 GENERAL DESIGN REVIEW REPORT TO THE ARCHITECTURAL DESIGN BOARD FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS Project: Edmonds Boys and Girls Club File Numbers: PLN2024-0016 Date of Report: April 18, 2025 From: Tristan Sewell, Planner Proposal: Application for general design review of a proposed new Boys and Girls Club facility at Civic Center Playfield I. SUMMARY OF PROPOSAL AND PROCESS: The applicant, Lydia Hansen, applied for the consolidated review (ECDC 20.01.002(B)) of general design review, a conditional use permit, and variance for a new Boys and Girls Club facility at Civic Center Playfield - 310 6th Ave. N on March 26, 2024. The site is located within the Public Use (P) zone. The City leases a portion of Civic Center Playfield to the Boys & Girls Club. The Parks, Recreation, and Human Services Department manages this lease contract. Some details of the following proposal may necessarily change to comply with the terms of this lease, or the lease as later renegotiated. This staff report excludes any additional consideration or analysis of this lease. City Council reviewed the proposed design for compliance with the lease, greenlighting permit review at a special meeting on November 25, 2024. Because a SEPA threshold determination is required for the proposal, the Architectural Design Board (ADB) reviews the proposed design consistent with the process and criteria in Chapter 20.11 of the Edmonds Community Development Code (ECDC). The Board would typically make the final decision following a public hearing (Type III-A permit). However, because design review is being consolidated with a conditional use permit and variance application for this project, the ADB holds a public meeting to discuss project design and then makes a recommendation to the Hearing Examiner. The Examiner will make the final decision on the project’s design as well as the conditional use permit and variance as a Type III-A decision following a public hearing. 3.a Packet Pg. 7 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 2 of 14 The conditional use permit requested (PLN2024-0017) is for five feet of additional height above the base allowance of 25 feet while the variance (PLN2024-0026) would reduce the required street setback from 20 feet to 7.5 feet. II. GENERAL INFORMATION: 1. Owner: City of Edmonds 2. Applicant: Lydia Hansen, 2812 Architecture 3. Tax Parcel Number: 00434210000000 4. Location: 310 6th Ave. N 5. Zoning: Public Use (P) 6. Existing Use: The site contains Civic Center Playfield park and associated improvements, including the existing Boys and Girls Club facility. 7. Proposed Use: The applicant proposed a community facility as a secondary use in conjunction with the existing community park use. The proposed community facility is the Edmonds Boys and Girls Club. III. APPLICATION MATERIALS: Planning & Development received the land use application on March 26, 2024 (Attachment 1). Staff deemed the submitted application materials required by ECDC 20.02.002 complete pursuant to ECDC 20.02.003 on April 22, 2024 (Attachment 2). IV. SEPA THRESHOLD DETERMINATION: This application requires a threshold determination under the State Environmental Policy Act (SEPA) because the proposal exceeds 4,000 square feet of gross floor area (WAC 197- 11-800(1)(a)(iv)). Staff issued a Determination of Non-Significance on April 18, 2025. V. NEIGHBORHOOD CHARACTERISTICS: The subject site, Civic Center Playfield, is zoned Public Use (P) and surrounded primarily by residential development, both Single-Family and Multiple Residential (RS and RM), as well as other Public Use properties. The Playfield’s recent renovation opened in June 2023. Other than residential development, notable uses in the immediate area include a church, the downtown fire station, and the City’s Public Safety Complex. Refer to the zoning and vicinity map (Attachment 3) for zoning designations within the vicinity of the site. 3.a Packet Pg. 8 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 3 of 14 VI. COMPREHENSIVE PLAN: The 2024 Comprehensive Plan designates this site “Park/Open Space” and within the Downtown-Waterfront Activity Center. Given the 2024 Comprehensive Plan adopts the urban design element of the 2020 Comprehensive plan, the following goals and policies apply: 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) 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 at 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 wayfinding by providing variety in building forms, colors, materials and individuality of buildings. 3.a Packet Pg. 9 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 4 of 14 A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. 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. Staff Analysis: The proposed facility provides good pedestrian and cyclist access and mostly integrates well into the existing developed park. The entrance is clear, the building establishes its own unique identity, and circulation through and around Civic Center Playfield remains uninhibited. The awning on the front of the building provides pedestrians weather protection. The site lighting supports the collective security needs of the Club and the Parks Division. However, as discussed elsewhere in this report, the proposed lack of landscape in a nearly eliminated street setback provides insufficient buffering, privacy, and separation – by design. The clubhouse requires landscaping buffers to soften the hard edges proposed; further discussion follows below in Section VII regarding Ch. 20.13 ECDC. 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 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. 3.a Packet Pg. 10 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 5 of 14 A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms. 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. Staff Analysis: The proposed clubhouse maintains human scale by abiding by the 60’ high limit of the requested conditional use permit, with a proposed maximum height of approximately 30’. The architectural design sufficiently breaks up all building faces with features and changes to materials. The roof modulation separates the gymnasium from the other programmatic spaces. Design Objectives for Building Façade. 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 Façade Design. Encourage building façades 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 façade, as well as provide light and air to the building interior. A.20 Variation in Façade Materials. Employ variation in materials, colors or design elements on building façades to help define the scale and style of the structure. Variation in façade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. 3.a Packet Pg. 11 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 6 of 14 Staff Analysis: The proposed design incorporates glazing to capitalize on daylight and connect the interior activity with the park. The primary entrances and garage doors to the gymnasium particularly integrate with the park and streetscape. 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. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to ensure 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. 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. B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. 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 beach 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. 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. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. 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 3.a Packet Pg. 12 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 7 of 14 sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. 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. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building façades should respect and echo historic patterns along downtown pedestrian streets. B.11 Building Façade. Provide a human scale streetscape, breaking up long façades 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 add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). B.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 façade. Staff Analysis: The building entrance is close to the street and clearly identifiable. The proposal includes no additional curb cuts. The architectural features and use of materials breaks up the building’s mass, as does its adherence to human scale by complying with the 60’ height limit of the requested conditional use permit. While not in the downtown retail or mixed commercial districts of the Downtown-Waterfront Activity Center, the proposed clubhouse invites attention through its highly glazed entrance and offers a glimpse into the gymnasium through the garage doors. Located within a park, it would already be surrounded by public space that feature public art. 3.a Packet Pg. 13 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 8 of 14 VII. APPLICABLE CODES: ECDC 16.80 (Public Use Zone) Per Section 16.80.000 ECDC, the Public Use (P) zone provides sites for the development of regional public facilities in or near residential areas while minimizing such facilities’ impacts on neighboring properties. As a community clubhouse, the proposal constitutes a local public facility per ECDC 21.55.007. ECDC 16.80.010(A)(2) allows all local public facilities in the P zone, subject to the local public facilities regulations of ECDC 17.100.050(A) through (F). The applicant seeks a variance to the required 20’ landscaped street setback (PLN2024- 0026), proposing a six-foot street setback. Likewise, the applicant submitted for a conditional use permit (PLN2024-0017) for additional height to accommodate the gymnasium. ECDC 16.80.030(B) requires a conditional use permit for structures over 25’ but no more than 60’. The proposed clubhouse contributes less than 12,000 sq. ft. of coverage on a lot of nearly eight acres – less than 3.5%. Civic Center Playfield does not approach the 35% maximum coverage of ECDC 16.80.030(C). The remaining applicable site development standards (Subsections E, I, and J) are considered below. ECDC 17.50 (Parking) ECDC 17.100.050(B) and 16.80.030(F) require local public facilities provide parking as established by ECDC 17.50.020(C). However, as none of the listed local public facilities fittingly describe the Boys and Girls Club, a minimum parking requirement shall be determined by a parking study (ECDC 17.100.050(B)(1)). The applicant submitted a parking study (Attachment 7), in which the consultant estimated the increase in parking demand to be 20 parking spaces, to be absorbed by public and right-of-way parking available within the vicinity. ECDC 17.120 (Bicycle Parking) ECDC 17.120.030(A) requires one short-term bicycle parking space per twelve vehicle parking spaces, but no less than two. These short-term spaces must be within 30’ of the building’s public entrance. ECDC 17.120.060(A) lists the acceptable short-term parking racks. At present, the applicant proposed no short-term bicycle parking. At 11,760 sq. ft., the proposed facility requires three long-term bicycle parking spaces (ECDC 17.120.040(A)). At least one must be within 5’ of a power outlet, serving as an ebike parking space (ECDC 17.120.040(A) and 050(A)). The applicant proposes no long-term bicycle parking spaces. Staff recommends ADB condition its approval upon the provision of compliant bicycle parking. Planning would confirm compliance with this chapter during review of the associated building permit. 3.a Packet Pg. 14 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 9 of 14 ECDC 20.11 (General Design Review) Applications subject to general design review are considered against criteria for their proposed building design and site treatment. Broadly, a proposed design must comply with the purpose of design review (Section 20.10.000 ECDC) and avoid conflict with the existing or planned character of its surroundings. 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; 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. a. In multifamily (RM) or commercial zones, selections from among the following or similar features are appropriate for dealing with this criterion: i. Windows with architectural fenestration; ii. Multiple rooflines or forms; iii. Architecturally detailed entries; iv. Appropriate landscaping; v. The use of multiple materials; 5. All signs should conform to the general design theme of the development. Staff Analysis: The proposed clubhouse design avoids excessive brilliance, suitably screens any utility or mechanical equipment, and breaks up each building face with features, materials, and glazing sufficiently to avoid monotony. 3.a Packet Pg. 15 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 10 of 14 B. 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: 1. Grading, vegetation removal and other changes to the site shall be minimized to protect natural resources, limit disturbance of native soils, and encourage low impact development. 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. Staff Analysis: Located on a wholly developed site, no natural landscape remains at Civic Center Playfield, with the footprint of the existing fieldhouse among the oldest remaining conditions onsite. The proposal includes no landscaping beyond the existing street trees, falling far short of compliance with Chapter 20.13 ECDC. The exterior lighting appears to be the minimum necessary for safety and security and would have required the Parks Division’s input and approval. 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. 3.a Packet Pg. 16 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 11 of 14 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, mailboxes, fire hydrants and garbage cans) should be compatible with the existing and planned character of the nearby area. Staff Analysis: The clubhouse is an expected feature of Civic Center Playfield, represented by a conceptual plan and footprint in its 2017 master plan. The proposal includes no additional street furniture, but the site includes numerous pedestrian features. ECDC 20.13 (Landscaping Requirements) As an extension of general design review, the proposal must meet the landscaping requirements of Chapter 20.13 ECDC. Section 20.13.000 enables the Architecture Design Board and Hearing Examiner to interpret and modify this chapter’s requirements so long as any changes remain consistent with the purpose of the design review chapter (ECDC 20.10.000). The following staff analysis uses the unmodified requirements of Chapter 20.13 ECDC. Type IV landscaping applies along the portions facing 6th Ave. N due to the need for safe visibility in and out of the right-of-way. No other boundary of the proposal would require landscaping, though the building foundation and elevation plantings of ECDC 20.13.025 apply. In areas unsuitable for plantings, wood, brick, stone, or gravel may be substituted (ECDC 20.11.030(B)(7)). The proposed landscape plan falls significantly short of the requirements of Chapter 20.13 ECDC. The setback variance request eliminated any planting area for functional Type IV landscaping that ECDC 16.80.030(A) and 20.13.030(D) would typically require along 6th Ave. N. When Civic Center Playfield was redeveloped, street trees were planted along this street face, which the applicant proposes to retain. The submitted plans also insufficiently address the blank wall and foundation planting requirements of Section 025. The applicant seeks ADB’s approval of their proposed modifications, pursuant to ECDC 20.13.000. Staff recommends ADB condition its approval of the Edmonds Boys & Girls Club’s new facility to require foundation plantings to buffer the foundation line and building elevations. 3.a Packet Pg. 17 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 12 of 14 ECDC 20.60 (Signs) While placeholder signage is shown on the plans, signage compliance will be verified by staff at building permit. VIII. TECHNICAL REVIEW: The Engineering Division provided a memorandum indicating that the proposal is consistent with ECDC Title 18 and Engineering Standards (Attachment 8) on April 1, 2025. As always, all affected divisions/departments will conduct review of the subsequent building permit and any other necessary permits. IX. PUBLIC COMMENTS: Chapter 20.03 ECDC provides the City’s regulations for public notice of land use applications. A Notice of Application was published in The Everett Herald, posted at the subject site, the Public Safety Complex, and Community Development Department, and online on the City’s website on May 6, 2024. This notice was also mailed to property owners within 300 feet of the site on May 6, 2024, using an adjacent properties list generated by staff. The comment period for the Notice of Application ran for 14 days – until May 20, 2024. See the Notice of Application documentation provided in Attachment 5. Planning staff received no comments from the public regarding the proposal during the comment period. The City issued a Notice of Public Hearing and SEPA Determination on April 19. 2025 pursuant to ECDC 20.03, providing another opportunity for public comment. X. FINDINGS: Pursuant to Section 20.11.020 ECDC, staff proposes that the ADB make the following findings regarding the project design: A. The proposal is consistent with the design review criteria of Section 20.11.030 and the 2024 Comprehensive Plan’s urban design goals. B. The proposed clubhouse meets the bulk and use requirements of the zoning ordinance, except for the increased height and reduced street setback sought under the associated conditional use permit and variance. The Hearing Examiner will decide upon these permits and ADB’s design recommendation(s) following the public hearing. XI. CONCLUSION: Based on the above analysis of the project proposal, staff finds that, with the following recommended conditions, the proposed Edmonds Boys and Girls Club facility would comply with the applicable portions of the Edmonds Community Development Code 3.a Packet Pg. 18 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 13 of 14 (ECDC), particularly the requirements of the Public Use (P) zone and general design review criteria. XII. RECOMMENDATION: Based on the facts, conclusions, and attachments to this report, staff recommends APPROVAL of general design review application #PLN2024-0016, the Edmonds Boys and Girls Club at Civic Center Playfield, with the following conditions: 1. Individual elements of this project are required to meet all applicable city codes, and it is the responsibility of the applicant to apply for and obtain all necessary permits. 2. Signage was not included as part of the subject proposal. Any future signage shall comply with the regulations of Chapter 20.60 ECDC. 3. The applicant shall seek the Parks Department’s input to integrate street furniture and similar pedestrian amenities at 6th Avenue, as well as foundation landscaping plantings pursuant to ECDC 20.11.030(C)(2) and 20.13.025(B). 4. The applicant shall incorporate at least two short-term and three long-term bicycle parking spaces into the proposed clubhouse design per Chapter 17.120 ECDC. At least one of the long-term spaces shall be within 5’ of a power outlet to serve as an ebike parking space. 5. 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. XIII. EXPIRATION: Section 20.11.050 ECDC describes the time limits for approved general design review. Unless the owner obtains a building permit or, if no building permit is required, substantially commences the use allowed within eighteen months from the date of approval, the approval of the design shall lapse and be null and void, unless the owner files for an application for a one-year extension before the expiration date. An application for any extension of time shall be reviewed by the community development director as a Type I decision. Any person wishing to file an extension should contact the Planning Division for further procedural information. 3.a Packet Pg. 19 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No. PLN2024-0016 General Design Review Edmonds Boys and Girls Club Page 14 of 14 XIV. PARTIES OF RECORD City of Edmonds 121 5th Ave. N Edmonds, WA 98020 Lydia Hansen 2812 Architecture 2812 Colby Ave. Everett, WA 98201 XV. ATTACHMENTS: 1. Land Use Application 2. Criteria Statement 3. Zoning Vicinity Map 4. Site Plan and Project Drawings 5. Lighting Plan 6. Public Notice Materials 7. Parking Study 3.a Packet Pg. 20 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) Page 1 of 2 CITY OF EDMONDS Land Use Application #1420452 - Edmonds Boys & Girls Club 3.a Packet Pg. 21 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) Project Contact Company Name:2812 Architecture Name:Lydia Hansen Email:lydia@2812architecture.com Address:2812 Colby Ave Phone #:(425)252-2153 Everett WA 98201 Project Type Activity Type Scope of Work New New Development Activity Design Review Project Name:Edmonds Boys &Girls Club Description of Work: This project proposes to replace the existing boys and girls club facility with a new 16,500 square-foot facility.This facility will provide a gymnasium and facilities for operation of the boys and girls club's after school programs. Project Details Development Type Commercial Page 2 of 2 CITY OF EDMONDS Land Use Application #1420452 - Edmonds Boys & Girls Club 3.a Packet Pg. 22 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 2812 Colby Avenue Everett WA 98201 P (425)252-2153 www.2812architecture.com March 25, 2024 Planning & Development Department City of Edmonds, WA Edmonds Boys & Girls Club Cover Letter Variance Request Site Address: 310 6TH AVE N, EDMONDS, WA 98020 Parcel #: 00434210000000 Current Public Use Regulations Setback: 20’ landscaped buffer Height: 25’ Proposed Changes Setback: No setback Height: 30’ Project Narrative The project site encompasses a 3.91-acre parcel zoned for Public Use and is designated Public on the City of Edmonds Comprehensive Plan Map. The nearest streets are 6th Ave N to the West and 7th Ave N to the East. It is surrounded by existing civic playfields to the North, East, and South. The project site was defined by the City of Edmonds and leased to the Boys & Girls Club following the improvements made to the Civic Playfields. See figure one for the property and project delineation. The proposal entails the construction of a new 16,660 square-foot two-story building, replacing the current 5,508 square-foot Boys & Girls Club structure that is to be demolished. Figure 1. Areial Image with Property and Project Boundary 3.a Packet Pg. 23 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 2812 Colby Avenue Everett WA 98201 P (425)252-2153 www.2812architecture.com The existing Boys & Girls Club has a height of approximately 35 feet and the new building will stand approximately 30 feet tall from the top of the slab. It will accommodate familiar amenities such as an approximately 7,500 square-foot gym and 3,800 square-foot program space on the ground floor with an additional 4,500 square feet of program space on the second floor. Given the project’s boundary of the building footprint, landscaping elements are not proposed beyond the shown plaza immediately adjacent to the building’s main entrance. Variance Request We are requesting a variance to permit the construction of the building with no setback, instead of maintaining the required 20’ landscaped buffer as mandated by the Public Use zoning regulations. Variance Findings 20.85.010: Special Circumstances The designated area for the new Boys & Girls Club building, as pre-assigned by the city of Edmonds, spans approximately 12,000 square feet, for construction of a state-of-the-art facility to replace the existing one that has long surpassed its intended lifespan. This confined area imposes severe limitations on constructing a facility that adequately serves the growing needs of the current population, while adhering to the existing setback requirements. A 20-foot setback would entirely eliminate the possibility of including a gymnasium within the facility’s limited footprint. Furthermore, adjacent public service structures within Public zones, such as the South County Fire Station at 275 6th Ave N and the City of Edmonds Building at 250 5th Ave N, do not comply with the 20-foot setback requirement. Additionally, the Corpus Christi Chapel at 204 6th Ave N, situated directly south of the project, also fails to meet these requirements, and appears to have been built to the lot line. In all these instances, the community has benefited from important public services (as they will with our project), without any negative impact on the neighborhood. Adhering to the existing requirements would significantly hinder the development of a public facility like the Boys & Girls Club which serves over 1500 children in the community annually and is one of the few options for affordable childcare in the current childcare desert areas, designated by Snohomish County. The County also reminds us that an estimated 80% of residents live in an extreme childcare desert, making our project even more important for South Snohomish County. And it is for this reason that both the State and the County have provided significant funding to ensure the success of this project. This facility offers transportation and academic enrichment services for nearly 9,000 low-income students in the Edmonds School District. Boys & Girls Club enrollment has increased 57% since 2020, underscoring the need for expansion. Given these unique circumstances and acknowledging the Club’s long history of service to the community, granting a variance for this project would enhance the community’s assets and help provide critical childcare access in an area with an obvious deficit of such services. Special Privilege The proposed variance would not confer special privileges upon the Boys & Girls Club compared to other properties in the vicinity. As explained above, numerous properties in the surrounding area do not currently comply with setback requirements. Notably, both the 3.a Packet Pg. 24 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 2812 Colby Avenue Everett WA 98201 P (425)252-2153 www.2812architecture.com Edmonds City building and the Fire Station, which are also zoned Public, are non-compliant. These facilities are directly across from the proposed building. Comprehensive Plan The comprehensive plan maintains Public Use zoning, thus retaining the current variance and zoning ordinances in effect. Zoning Ordinance The purpose of the Public Use Zone is as follows,” To provide for siting and development of regional public facilities to be located in or near residential areas and to establish standards which will minimize the impact of these facilities on nearby properties.” And “To regulate the use of these lands to assure their continuing availability for public use.” (City of Edmonds Municipal Code, 16.80.000) The proposed variance does not compromise the facility's purpose or its potential to serve as a positive asset and resource for the public. In fact, the requested variance will increase the public asset significantly, allowing for a gymnasium and the ability to provide enhanced athletics and healthy lifestyles programming for the Edmonds community. Not Detrimental Granting the variance will not jeopardize public health, safety, or welfare, nor will it adversely affect properties in the vicinity. The existing Boys & Girls Club has provided the same services to the community despite not meeting current regulations. The new facility will be an asset to the surrounding properties by providing childcare in a childcare desert and allow for a facility that creates a space that the community can use for recreation and gathering. The new building will enhance the area's aesthetics and will require similar services to the current facility. Minimum Variance Given the limited footprint graciously allocated by the City of Edmonds for the Boys & Girls Club, eliminating the 20-foot setback is the minimum necessary to enable the facility to operate at its current capacity and meet the community's growing need for childcare. In conclusion, we respectfully request the granting of a variance to permit the construction of the Boys & Girls Club building without the mandated 20-foot setback. The unique circumstances surrounding the designated area, coupled with the critical role the facility plays in serving the community's youth, necessitate this deviation from the standard regulations. Granting this variance aligns with the spirit of fairness, as evidenced by neighboring properties also operating without adherence to setback requirements. Moreover, it ensures the continued provision of vital services to the community and the community’s youth while enhancing the overall quality of the area. We appreciate your consideration of this request. Lydia Hansen 2812 architecture 3.a Packet Pg. 25 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 3,903 325.2 © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION WGS_1984_Web_Mercator_Auxiliary_Sphere Feet Notes Edmonds Boys & Girls Club Consolidated review of general design review, conditional use permit, and variance applications Legend This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. 218.400 1:2,621 PLN2024-0016/0017/0026 436.8 ReZones PRD RoW Zoning RS-6 RS-8 RS-10 RS-12 RSW-12 RS-20 RS-MP RM-3 RM-2.4 RM-1.5 RM-EW BD1 BD2 BD3 BD4 BD5 OR WMU BP BN FVMU BC BC-EW CG CW MP1 MP2 3.a Packet Pg. 26 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w 6T H A V E N U E 6T H A V E N U E 7T H A V E N U E 7T H A V E N U E 6 T H A V E N U E N . 7 T H A V E N U E N . SITE 6 T H A V E N U E N . Job Number: 22c-4396 Drawing: Da t e : Fo r : 28 1 2 C o l b y A v e n u e Ev e r e t t W A 9 8 2 0 1 (4 2 5 ) 2 5 2 - 2 1 5 3 p ww w . 2 8 1 2 a r c h i t e c t u r e . c o m A N E W B U I L D I N G F O R : Co n t e n t s : TH E B O Y S & G I R L S C L U B S O F SN O H O M I S H C O U N T Y 31 0 6 t h A V E N U E N O R T H ED M O N D S W A S H I N G T O N 9 8 0 2 0 A1.1 SI T E P L A N 3.a Packet Pg. 27 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) A2.1 MA I N F L O O R P L A N Job Number: 22c-4396 Drawing: Da t e : Fo r : 28 1 2 C o l b y A v e n u e Ev e r e t t W A 9 8 2 0 1 (4 2 5 ) 2 5 2 - 2 1 5 3 p ww w . 2 8 1 2 a r c h i t e c t u r e . c o m A N E W B U I L D I N G F O R : Co n t e n t s : TH E B O Y S & G I R L S C L U B S O F SN O H O M I S H C O U N T Y 31 0 6 t h A V E N U E N O R T H ED M O N D S W A S H I N G T O N 9 8 0 2 0 3.a Packet Pg. 28 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) A2.2 UP P E R F L O O R P L A N Job Number: 22c-4396 Drawing: Da t e : Fo r : 28 1 2 C o l b y A v e n u e Ev e r e t t W A 9 8 2 0 1 (4 2 5 ) 2 5 2 - 2 1 5 3 p ww w . 2 8 1 2 a r c h i t e c t u r e . c o m A N E W B U I L D I N G F O R : Co n t e n t s : TH E B O Y S & G I R L S C L U B S O F SN O H O M I S H C O U N T Y 31 0 6 t h A V E N U E N O R T H ED M O N D S W A S H I N G T O N 9 8 0 2 0 3.a Packet Pg. 29 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) A3.1 EX T E R I O R E L E V A T I O N S Job Number: 22c-4396 Drawing: Da t e : Fo r : 28 1 2 C o l b y A v e n u e Ev e r e t t W A 9 8 2 0 1 (4 2 5 ) 2 5 2 - 2 1 5 3 p ww w . 2 8 1 2 a r c h i t e c t u r e . c o m A N E W B U I L D I N G F O R : Co n t e n t s : TH E B O Y S & G I R L S C L U B S O F SN O H O M I S H C O U N T Y 31 0 6 t h A V E N U E N O R T H ED M O N D S W A S H I N G T O N 9 8 0 2 0 3.a Packet Pg. 30 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) A3.2 EX T E R I O R E L E V A T I O N S Job Number: 22c-4396 Drawing: Da t e : Fo r : 28 1 2 C o l b y A v e n u e Ev e r e t t W A 9 8 2 0 1 (4 2 5 ) 2 5 2 - 2 1 5 3 p ww w . 2 8 1 2 a r c h i t e c t u r e . c o m A N E W B U I L D I N G F O R : Co n t e n t s : TH E B O Y S & G I R L S C L U B S O F SN O H O M I S H C O U N T Y 31 0 6 t h A V E N U E N O R T H ED M O N D S W A S H I N G T O N 9 8 0 2 0 3.a Packet Pg. 31 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) Job Number: 22c-4396 Drawing: Da t e : Fo r : 28 1 2 C o l b y A v e n u e Ev e r e t t W A 9 8 2 0 1 (4 2 5 ) 2 5 2 - 2 1 5 3 p ww w . 2 8 1 2 a r c h i t e c t u r e . c o m A N E W B U I L D I N G F O R : Co n t e n t s : TH E B O Y S & G I R L S C L U B S O F SN O H O M I S H C O U N T Y 31 0 6 t h A V E N U E N O R T H ED M O N D S W A S H I N G T O N 9 8 0 2 0 A3.3 EX T E R I O R R E N D E R S 3.a Packet Pg. 32 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 1.8 1.1 1.9 1.2 2.1 1.1 2.7 1.7 1.0 1.1 1.1 1.0 1.2 1.2 1.0 3.0 1.7 1.1 2.9 1.7 1.1 1.6 1.4 1.2 2.6 1.6 1.2 3.9 2.1 1.3 2.3 1.6 1.2 1.8 1.5 1.3 3.8 1.9 1.3 3.3 1.8 1.3 1.7 1.5 1.2 2.7 1.8 1.2 4.2 1.9 1.3 2.3 1.6 1.2 1.8 1.4 1.3 3.5 1.9 3.6 1.9 2.0 1.5 1.4 1.2 1.3 1.4 1.4 1.2 1.2 2.0 3.0 2.1 2.7 5.1 5.1 3.9 3.1 3.0 3.0 3.1 3.2 3.1 3.2 3.3 3.2 3.3 3.3 3.8 4.5 1.0 1.4 4.8 5.7 4.0 3.4 3.4 3.5 3.6 3.4 3.6 3.5 3.3 3.4 3.2 3.9 5.1 4.0 1.0 0.9 0.9 1.0 1.1 1.2 1.5 1.9 2.3 2.5 2.5 2.2 1.7 1.2 1.0 1.0 1.0 1.0 1.1 1.0 1.1 1.0 1.2 1.0 1.2 1.1 1.1 1.1 1.1 1.5 1.3 1.5 1.5 2.2 1.9 4.1 2.0 4.8 1.7 3.3 1.5 1.6 1.7 1.6 2.3 2.1 1.9 2.7 2.5 2.3 2.3 2.8 2.7 2.5 2.3 2.6 2.9 3.6 2.0 2.2 2.9 4.6 1.7 2.1 2.8 1.4 1.7 1.7 1.1 1.3 2.2 3.5 1.1 1.4 2.6 4.7 1.2 1.5 2.2 2.7 1.4 1.8 2.8 4.1 1.5 2.1 3.6 5.5 1.5 2.1 2.8 3.3 1.5 1.9 2.2 2.6 3.2 4.6 5.6 4.5 3.8 2.8 3.5 3.5 3.2 3.0 1.6 1.4 2.3 4.2 4.3 2.6 2.3 3.6 4.5 3.1 3.1 4.3 2.6 1.4 1.7 2.0 2.3 3.0 4.3 4.7 3.5 2.5 1.8 1.8 1.8 1.7 1.6 1.3 1.5 2.6 4.5 4.3 2.8 2.6 4.2 5.0 3.3 2.3 2.5 1.8 1.3 1.5 1.7 1.9 2.2 2.6 2.7 2.2 1.7 1.4 1.4 1.3 1.2 1.1 1.2 1.5 1.9 2.4 2.3 2.0 2.0 2.4 2.6 2.1 1.8 1.5 1.4 1.2 1.4 1.5 1.6 1.7 1.9 1.9 1.6 1.4 1.3 1.2 1.2 1.1 1.1 1.2 1.3 1.4 1.5 1.5 1.4 1.4 1.5 1.5 1.5 1.4 1.3 1.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 1 1 1 1 1 1 1 1 1 1 1 NEW EDMONDS B&GC C C C C D-EM D-EM B-EM B-EM B-EM B A-EM A-EM A-EM A A A A A A A A AAAAAA E E A A A A A B-EMB-EM C C C C E D-EM E D-EM A-EMA-EM WEST ELEVATION SOUTH ELEVATION A A A-EM A A A A A A AB-EM B NORTH ELEVATIONEAST ELEVATION E1.01 ELECTRICAL SITE FOOTCANDLE PLAN SEAL DATE REVISIONS SHEET TITLE 11 1 A V E . C , S U I T E 1 0 4 SN O H O M I S H , W A 9 8 2 9 0 of f i c e : 3 6 0 - 8 6 3 - 6 6 7 7 fa x : 3 6 0 - 8 6 3 - 3 5 6 5 ME C H A N I C A L A N D E L E C T R I C A L B U I L D I N G D E S I G N 01/19/2024 SHEET DESIGNER: CHECKED BY: Jeff Hudson Tim Carr PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Check Set Check Set PR O J E C T TH E B O Y S & G I R L S C L U B O F SN O H O M I S H C O U N T Y 31 0 6 T H A V E N U E N O R T H NE W C O N S T R U C T I O N ED M O N D S , W A S H I N G T O N 9 8 0 2 0 SCALE: 1/16" = 1'-0" ELECTRICAL SITE FOOTCANDLE PLANN GENERAL NOTES A.CALCULATIONS ASSUME A 0.90 LIGHTING LOSS FACTOR. B.ARCHITECT TO DEFINE ALL COLORS & FINISHES. C.ELECTRICAL CONTRACTOR SHALL DESIGN CONTROLS TO COMPLY WITH 2018 WSEC. SEE LIGHTING CONTROL SCHEDULE ON SHEET E1.20 FOR CONTROL FUNCTIONS. D.ALL EXTERIOR LIGHTS TO BE DARK SKY COMPLIANT FIXTURES. E.ELECTRICAL POWER DESIGN, CIRCUITING, DISTRIBUTION, METERING, ETC. SHALL BE DESIGNED BY OTHERS. THIS PLAN SHOW LIGHTING PERFORMANCE AND CONTROLS ONLY. 0 5'20'10'SCALE: 1/16" = 1'-0" ELECTRICAL SITE FOOTCANDLE PLAN 40' 0 5'20'10'40' Yumi Roth 3.a Packet Pg. 33 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) E1.02 ELECTRICAL SITE FOOTCANDLE PLAN SEAL DATE REVISIONS SHEET TITLE 11 1 A V E . C , S U I T E 1 0 4 SN O H O M I S H , W A 9 8 2 9 0 of f i c e : 3 6 0 - 8 6 3 - 6 6 7 7 fa x : 3 6 0 - 8 6 3 - 3 5 6 5 ME C H A N I C A L A N D E L E C T R I C A L B U I L D I N G D E S I G N 01/19/2024 SHEET DESIGNER: CHECKED BY: Jeff Hudson Tim Carr PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Check Set Check Set PR O J E C T TH E B O Y S & G I R L S C L U B O F SN O H O M I S H C O U N T Y 31 0 6 T H A V E N U E N O R T H NE W C O N S T R U C T I O N ED M O N D S , W A S H I N G T O N 9 8 0 2 0 LIGHTING FIXTURE CUTSHEETS FIXTURE CUTSHEET Yumi Roth TYPE B TYPE ATYPE C/D/E 3.a Packet Pg. 34 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) NAME OF APPLICANT: Lydia Hansen DATE OF APPLICATION: 4/5/2024 DATE OF COMPLETENESS: 4/22/2024 DATE OF NOTICE: 5/6/2024 FILE NO.: PLN20204-0026 PROJECT LOCATION: 310 6th Ave. N, Edmonds, WA PROJECT DESCRIPTION: Application for consolidated review of a Conditional Use Permit, Design Review, and Variance for the new Boys & Girls Club facility at Civic Center Playfield. The site is zoned Public (P). REQUESTED PERMIT: Variance – Type III-B hearing examiner decision. Information on this application can be viewed at the City of Edmonds Planning & Development Department, 121 5th Ave. N, Edmonds, WA 98020 or on the City’s website via the above QR code. OTHER REQUIRED PERMITS: Associated Building permit(s) REQUIRED STUDIES: TBD EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Checklist (CRA2024-0035) COMMENT PERIOD: Comments due by 4:30pm on May 20, 2024. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record pre-decision hearing, if any, or, if no open record pre-decision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. CITY CONTACT: Tristan Sewell, Planner (425) 771-0220, tristan.sewell@edmondswa.gov PUBLISH: 5/3/2024 CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD 3.a Packet Pg. 35 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) {BFP747887.DOC;1\00006.900000\ } FILE NO.: PLN2024-0026 Applicant: Lydia Hansen @ 310 6th Avenue N Conditional Use Permit, Design Review and Variance for Boys and Girls Club Type IIIB Hearing Examiner Decision DECLARATION OF MAILING On the 3rd day of May 2024, the attached Notice of Application and Comment Period was posted onsite at the property of the above-referenced application, as well as at the Edmonds City Council Chambers and Planning and Development Department. I, Tristan Sewell, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 3rd Day of May 2024, at Edmonds, Washington. Signed: 3.a Packet Pg. 36 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) {BFP747887.DOC;1\00006.900000\ } FILE NO.: PLN2024-0026 Applicant: Lydia Hansen @ 310 6th Avenue N Conditional Use Permit, Design Review and Variance for Boys and Girls Club Type IIIB Hearing Examiner Decision DECLARATION OF MAILING On the 1st day of May 2024, the attached Notice of Application and Comment Period was mailed to the City of Edmonds to property owners within 300 feet of the property that is the subject of the above-referenced application. The adjacent property owners list was provided by the applicant. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1st Day of May, 2024, at Edmonds, Washington. Signed: Michelle Martin 3.a Packet Pg. 37 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish ss Michael Gates being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation 111 said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 2 I 3, Laws of I 94 I, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, I 941, and that the annexed is a true copy of EDH995594 PLN20204-0026 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of I issue(s), such publication commencing on 05/03/2024 and ending on 05/03/2024 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount $63.64. Subscribed and sworn / ~ v::? day of ~.;z y ~~y~-- Notary Public I«'"':, the S:r this Linda Phillips Notary Public State of \'h:.shington My Appoint-nent Expires 8/29i2025 j' Commission tlu,11bu 4-S17 r .... ~...,:l"~ Washington. City of Edmonds Development Services j 86031703 MICHELLE MARTIN 3.a Packet Pg. 38 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 3.a Packet Pg. 39 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File Nos.: PLN2024-0016, -0017, -0026 Applicant: Lydia Hansen Edmonds Boys & Girls Club Consolidated Review General Design Review, Conditional Use Permit, and Variance DECLARATION OF POSTING On the 18th day of April 2025, the attached Notice of Application and Request for Public Comment was posted at the subject property, Civic Hall, and Public Safety buildings. I, Tristan Sewell, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 18th day of April 2025, at Edmonds, Washington. Signed: 3.a Packet Pg. 40 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION PROJECT DESCRIPTION: The Edmonds Boys & Girls Club is proposing a new 16,493 sq. ft. facility to replace its present clubhouse at Civic Center Playfield. The site is zoned Public Use (P). This is a consolidated review with three land use permits: general design review; a conditional use permit; and, a setback variance. The project design will be reviewed at a public meeting by the Architectural Design Board (ADB) on April 24, 2025. The ADB will make a recommendation on design to the Hearing Examiner who will make the final decision on the project design, the conditional use permit, and the variance following a public hearing (a Type III-A decision). PROJECT LOCATION: Civic Center Playfield – 310 6th Ave. N (Tax ID #00434209900100, 00434210102100, and 00434210000000). NAME OF APPLICANT: Lydia Hansen, 2812 Architecture FILE NO.: PLN2024-0016 (Design Review), PLN2024-0017 (Conditional Use Permit), and PLN2024- 0026 (Setback Variance) COMMENTS ON PROPOSAL DUE: May 8, 2025 (by the close of the public hearing) Any person has the right to comment on this application during public comment period, receive notice and participate in any hearing, and request a copy of the decision on the applications. The City may accept public comments at any time prior to the closing of the record of an open record pre-decision hearing, if any, or, if no open record pre- decision hearing is provided, prior to the decision on the project permit. Information on these development applications can be found online at https://www.edmondswa.gov/services/public_involvement/public_notices/developmen t_notices under the development notice for application numbers noted above, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771- 0220. Please refer to the application number for all inquiries. A copy of the staff report will be available seven days prior to the hearing. PUBLIC HEARING INFORMATION: A hybrid public hearing will be held by the Hearing Examiner on May 8, 2025 at 3 p.m. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: https://edmondswa- gov.zoom.us/j/82688031743?pwd=UER0Wk5hdU5DN1dRK1V3MkR2WTRSdz09 Passcode: 308007 Or via phone by dialing 253-215-8782 SEPA DETERMINATION: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340 for the above project. DATE OF ISSUANCE: SEPA COMMENTS: April 18, 2025 Any comments regarding the SEPA determination are due May 5, 2025. 3.a Packet Pg. 41 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) SEPA APPEAL: This SEPA determination may be appealed by filing a written appeal citing the specific reasons for appeal with the required appeal fee no later than May 12, 2025, by 4:00 p.m. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal to the Hearing Examiner. CITY CONTACT: Tristan Sewell, Planner Tristan.sewell@edmondswa.gov 425-771-0220 x 1332 PUBLISH: April 19, 2025 3.a Packet Pg. 42 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) File No .: PLN2024-0016, -0017, -0026 A p plica nt: Lydia Hansen SEPA Thresho ld Determ inatio n DECLARATION OF MAILING On the 18th day of April 2025, the attached Notice of Application was mailed by the City as prescribed by Ordinance to property owners within 300 feet of the site that is the subject of this application. I, Heather Lakefish hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 18th day of April 2025, at Edmonds, Washington. Signed:1~~ 3.a Packet Pg. 43 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) kimley-horn.com 2828 Colby Avenue | Suite 200, Everett, WA 98201 425 708 8275 MEMORANDUM To:Bertrand Hauss, Transportation Engineer, City of Edmonds From:Matthew Palmer, PE Kimley-Horn and Associates, Inc. Date:July 30, 2024 Subject: Boys & Girls Club of SnoCo (KH 090224013) – Parking Analysis This memorandum summarizes the parking demand and supply for the proposed Boys & Girls Club of SnoCo (Development) within the City of Edmonds (City). The site is located along the east side of 6 th Avenue N south of Sprague Street. There will be limited to no parking on-site. Based on discussions with the City public parking will be utilized. A site vicinity map is included in Figure 1. Figure 1: Site Vicinity Map 07/30/24 3.a Packet Pg. 44 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) Page 2 kimley-horn.com 2828 Colby Avenue | Suite 200, Everett, WA 98201 425 708 8275 The Development is proposed replace the existing Boys & Girls Club consisting of 5,508 Square Feet (SF) of building space and construct a 16,493 SF building in the same location. This will result in an increase of 10,985 SF of building space. PARKING DEMAND The City provided a comment that the proposed facility requires a parking study because none of the uses listed in ECDC 17.50.020(C) fit well. Demonstrate how the proposed local facility’s parking needs will be met. The parking demand calculations for the Development have been performed using data contained in the Institute of Transportation Engineers’ (ITE)Parking Generation Manual, 6th Edition (2023) based on 12 studies. The average parking demand rate for ITE Land Use Code (LUC) 495, Recreational Community Center (RCC), has been used for the net change in square footage of 10,985 SF. The average parking demand rate is 1.80 per 1,000 SF. As the existing building is still operational and included in the supply numbers the net change in square footage should only be looked at for parking demand. The increase in building square footage will equate to a parking demand of 20 additional parked vehicles. The parking demand information is included in the Attachments. PARKING SUPPLY The existing facility is open from 6:30 AM to 6:30 PM Monday-Friday. An independent count firm Traffic Data Gathering (TGD) counted the spaces and parked vehicles on the streets and City parking lot every 30 minutes from 8 AM to Noon and 4:30-6:30 PM which would encompass the peak times that would overlap when the City Hall parking is most heavily utilized as well. The counts were conducted on Wednesday, July 24th and Thursday, July 25th, 2024. The following block faces and City parking lot were discussed with the City and agreed to be within easy walking distance from the Development. · Daley Street from 4th Avenue N to 6th Avenue N to 7th Avenue N · Sprague Street from Edmonds St to 6th Avenue · Bell Street (Both One-way legs) from 5th Avenue N to 6th Avenue N to 7th Avenue N · 5th Avenue N from Edmonds St to Bell St · 6th Avenue N from Daley St to Sprague St to Bell St · 7th Avenue N from Daley St to Sprague St to Edmonds St to Bell St A map showing the study streets (yellow) and City parking lot (blue) is included in Figure 2 and a full size version is included in the Attachments. 3.a Packet Pg. 45 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) Page 3 kimley-horn.com 2828 Colby Avenue | Suite 200, Everett, WA 98201 425 708 8275 Figure 2: Study Streets & Lot The parking data shows that the street segments and parking lot (police parking stalls removed) have a total of 273 parking spaces available. The maximum number of vehicles parked within these spaces for each of the days was 172 vehicles on Wednesday and 180 vehicles on Thursday. This results in a percentage of occupied spaces of 63% on Wednesday and 66% on Thursday. This is well below the typical threshold for congested parking of 85-90% occupancy. The parking data sheets are included in the Attachments. With the Development and the parking demand for 20 additional vehicles the percent occupied would not exceed 73% and there will still be 73 available parking spaces before all the available parking is occupied. The street parking and City parking lot will support the parking demand for the proposed Development. 3.a Packet Pg. 46 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) ATTACHMENT A 3.a Packet Pg. 47 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 300 Parking Generation Manual, 6th Edition Land Use: 495 Recreational Community Center Description A recreational community center is a stand-alone public facility similar to and including YMCAs. These facilities often include classes and clubs for adults and children, a day care or nursery school, meeting rooms and other social facilities, swimming pools and whirlpools, saunas, tennis, racquetball, handball, pickleball, basketball and volleyball courts; outdoor athletic fields/courts, exercise classes, weightlifting and gymnastics equipment, locker rooms, and a restaurant or snack bar. Public access is typically allowed and a membership fee may be charged. Time-of-Day Distribution for Parking Demand The following table presents a time-of-day distribution of parking demand on a weekday (three study sites), a Saturday (one study site), and a Sunday (one study site) in a general urban/suburban setting. Hour Beginning Percent of Peak Parking Demand Weekday Saturday Sunday 12:00–4:00 a.m. ——— 5:00 a.m.——— 6:00 a.m.——— 7:00 a.m.58 50 — 8:00 a.m.72 75 — 9:00 a.m.95 100 — 10:00 a.m.94 89 — 11:00 a.m.95 80 11 12:00 p.m.83 68 43 1:00 p.m.65 60 69 2:00 p.m.56 60 84 3:00 p.m.64 53 100 4:00 p.m.75 52 75 5:00 p.m.84 49 — 6:00 p.m.100 50 — 7:00 p.m.99 50 — 8:00 p.m.——— 9:00 p.m.——— 10:00 p.m.——— 11:00 p.m.——— A - 1 3.a Packet Pg. 48 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 301 Additional Data The average parking supply ratio for 12 study sites in a general urban/suburban setting is 2.8 spaces per 1,000 square feet GFA. For one site in a dense multi-use urban setting, the parking supply ratio is 1.2 spaces per 1,000 square feet GFA. The average peak parking occupancy at the general urban/suburban sites is 68 percent. The peak parking occupancy at the dense multi-use urban site is 98 percent. The sites were surveyed in the 1990s, the 2000s, the 2010s, and the 2020s in Alberta (CAN), Arizona, British Columbia (CAN), Minnesota, New Jersey, New York, Ontario (CAN), Oregon, Pennsylvania, and Utah. Source Numbers 276, 431, 514, 516, 530, 555, 632 Land Use Descriptions and Data Plots A - 2 3.a Packet Pg. 49 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 302 Parking Generation Manual, 6th Edition Recreational Community Center(495) Peak Period Parking Demand vs:1000 Sq.Ft.GFA On a:Weekday (Monday -Friday) Setting/Location:General Urban/Suburban Number of Studies:12 Avg.1000 Sq.Ft.GFA:51 Peak Period Parking Demand per 1000 Sq.Ft.GFA Average Rate Range of Rates 33rd /85th Percentile 95%Confidence Interval Standard Deviation (Coeff.of Variation) 1.80 1.40 -2.94 1.56 /2.32 ***0.40 (22%) Data Plot and Equation 0 100 2000 100 200 Average RateStudySiteFittedCurve Fitted Curve Equation:P =1.44(X)+17.73 R²=0.90 X =1000 Sq.Ft.GFA P = P a r k e d V e h i c l e s A - 3 3.a Packet Pg. 50 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) A - 4 3.a Packet Pg. 51 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w 7th Ave N b/w Daley St & Sprague St 7th Ave N b/w Sprague St & Edmonds St 7th Ave N b/w Edmonds St & Bell St North Face South Face North Face South Face East Face East Face East Face No Restriction ADA No Restriction No Restriction No Restriction Total Max Demand Parking Capacity 8 8 18 8 24 3 6 4 6 85 35 Time 8:00 AM 1 4 10 1 2 0 2 2 0 22 8:30 AM 1 4 8 1 4 0 2 2 1 23 9:00 AM 1 4 7 1 6 0 3 2 1 25 9:30 AM 1 3 8 1 10 2 4 3 1 33 10:00 AM 1 3 7 3 11 1 3 2 1 32 10:30 AM 2 4 8 2 10 0 4 4 1 35 11:00 AM 2 4 8 2 9 0 5 2 1 33 11:30 AM 1 4 7 2 7 0 4 4 0 29 12:00 PM 1 3 8 3 11 0 3 2 0 31 4:30 PM 3 2 7 3 8 0 3 0 0 26 5:00 PM 3 3 7 4 9 0 3 0 0 29 5:30 PM 0 3 7 4 7 0 2 0 0 23 6:00 PM 1 4 8 4 8 0 1 1 0 27 6:30 PM 1 3 12 4 5 0 1 1 1 28 Bell St WB b/w Bell St & 5th Ave N Bell St EB b/w 5th Ave N & Bell St North Face South Face North Face South Face North Face South Face East Face West Face No Restriction 3 Hr Prkng or Employee Permit 3 Hr Prkng or Employee Permit 3 Hr Prkng or Employee Permit Total Max Demand Parking Capacity 17 9 9 7 9 8 8 11 78 70 Time 8:00 AM 8 4 3 3 3 5 0 5 31 8:30 AM 7 3 4 3 3 7 2 5 34 9:00 AM 7 2 5 7 5 8 4 5 43 9:30 AM 7 4 9 6 9 8 6 6 55 10:00 AM 7 3 7 6 9 8 7 5 52 10:30 AM 10 3 8 6 8 8 7 7 57 11:00 AM 11 6 8 7 9 8 8 8 65 11:30 AM 12 6 8 7 9 8 8 8 66 12:00 PM 11 6 9 7 9 8 7 9 66 4:30 PM 10 6 7 6 9 7 7 9 61 5:00 PM 9 4 7 5 8 7 6 9 55 5:30 PM 10 5 8 4 7 6 7 8 55 6:00 PM 12 8 9 6 9 8 6 7 65 6:30 PM 16 8 9 7 9 8 6 7 70 6th Ave N b/w Daley St & Sprague St North Face South Face West Face 3 H Parking No Restriction No Restriction ADA Police & Service Vehicles No Restriction ADA No Restriction Total Max Demand Parking Capacity 15 7 10 1 1 22 2 6 64 39 Time 8:00 AM 4 1 3 0 0 6 0 2 16 8:30 AM 3 1 2 0 0 12 0 5 23 9:00 AM 3 0 3 0 0 13 0 3 22 9:30 AM 3 1 4 0 0 13 0 3 24 10:00 AM 6 2 6 1 0 18 0 4 37 10:30 AM 6 4 5 1 0 16 0 4 36 11:00 AM 6 4 4 1 0 14 0 4 33 11:30 AM 6 4 6 0 0 17 0 6 39 12:00 PM 7 3 3 0 0 17 0 4 34 4:30 PM 9 3 7 0 0 15 0 4 38 5:00 PM 8 2 5 0 0 14 0 4 33 5:30 PM 6 2 4 0 0 17 0 1 30 6:00 PM 4 1 2 1 0 12 0 1 21 6:30 PM 4 0 6 1 0 15 0 1 27 Date: Wed 7/24/2024 Parking Lot 3 Hr Prkng ADA EV Police Business Police Total - Police Max Demand Parking Capacity 41 3 2 6 31 46 28 Time 8:00 AM 24 0 0 4 16 24 8:30 AM 17 0 0 4 24 17 9:00 AM 19 0 0 3 24 19 9:30 AM 22 0 0 3 25 22 10:00 AM 22 0 0 4 24 22 10:30 AM 24 0 0 4 24 24 11:00 AM 27 0 0 4 24 27 11:30 AM 28 0 0 3 22 28 12:00 PM 25 0 1 4 20 26 4:30 PM 16 0 1 1 13 17 273 5:00 PM 14 0 1 1 10 15 172 5:30 PM 12 0 1 1 14 13 63% 6:00 PM 17 0 0 1 16 17 20 spaces 6:30 PM 17 0 0 1 12 17 70% Daley St b/w 6th Ave N & 7th Ave N No Restriction West Face 7th Ave N b/w Daley St & Bell St Percent Occupied with B&G Club Dev Date: Wed 7/24/2024 Date: Wed 7/24/2024 Date: Wed 7/24/2024 6th Ave N b/w Sprague St & Bell St West Face 6th Ave N b/w Bell St & Daly St East Face Sprague St b/w Edmonds St & 6th Ave N No Restriction No Restriction 5th Ave N b/w Bell St WB & Edmonds St Bell St b/w 7th Ave N & 6th Ave N Bell St b/w 6th Ave N & Bell St WB Daley St b/w 4th Ave N & 6th Ave N 3 H Parking Summary Street & Lot Parking Spaces Street & Lot Max Demand Percent Occupied Boys & Girls Club Demand A - 5 3.a Packet Pg. 52 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) ) 7th Ave N b/w Daley St & Sprague St 7th Ave N b/w Sprague St & Edmonds St 7th Ave N b/w Edmonds St & Bell St North Face South Face North Face South Face East Face East Face East Face No Restriction ADA No Restriction No Restriction No Restriction Total Max Demand Parking Capacity 8 8 18 8 24 3 6 4 6 85 32 Time 8:00 AM 0 4 10 3 6 0 2 2 0 27 8:30 AM 0 4 5 3 5 0 2 3 0 22 9:00 AM 0 4 5 3 9 0 3 3 0 27 9:30 AM 0 4 6 3 8 0 3 3 0 27 10:00 AM 0 4 5 3 9 1 3 2 0 27 10:30 AM 1 4 5 2 11 0 4 2 0 29 11:00 AM 2 3 4 1 13 0 5 3 0 31 11:30 AM 1 3 4 1 10 0 6 2 0 27 12:00 PM 1 3 4 1 12 0 5 2 0 28 4:30 PM 1 2 8 1 11 0 3 2 0 28 5:00 PM 1 3 7 1 12 0 3 2 0 29 5:30 PM 1 3 7 1 10 0 3 2 0 27 6:00 PM 2 4 8 1 9 1 4 1 2 32 6:30 PM 2 4 8 2 9 0 3 1 2 31 Bell St WB b/w Bell St & 5th Ave N Bell St EB b/w 5th Ave N & Bell St North Face South Face North Face South Face North Face South Face East Face West Face No Restriction 3 Hr Prkng or Employee Permit 3 Hr Prkng or Employee Permit 3 Hr Prkng or Employee Permit Total Max Demand Parking Capacity 17 9 9 7 9 8 8 11 78 71 Time 8:00 AM 8 3 3 5 3 7 0 6 35 8:30 AM 8 3 4 5 3 8 1 5 37 9:00 AM 8 6 6 6 4 8 3 5 46 9:30 AM 8 5 8 6 8 8 3 4 50 10:00 AM 10 3 9 7 9 8 5 6 57 10:30 AM 10 7 9 7 8 8 6 6 61 11:00 AM 12 7 9 7 9 9 5 7 65 11:30 AM 12 7 9 5 9 8 6 5 61 12:00 PM 13 5 9 7 9 8 7 8 66 4:30 PM 14 7 9 7 9 8 7 7 68 5:00 PM 14 7 7 7 8 8 6 6 63 5:30 PM 15 9 7 6 7 8 3 7 62 6:00 PM 17 9 9 7 9 8 5 7 71 6:30 PM 15 9 9 7 9 8 8 6 71 6th Ave N b/w Daley St & Sprague St North Face South Face West Face 3 H Parking No Restriction No Restriction ADA Police & Service Vehicles No Restriction ADA No Restriction Total Max Demand Parking Capacity 15 7 10 1 1 22 2 6 64 45 Time 8:00 AM 4 1 3 0 0 10 0 2 20 8:30 AM 5 1 3 0 0 15 0 3 27 9:00 AM 6 2 4 0 0 16 0 7 35 9:30 AM 4 2 4 0 0 16 0 6 32 10:00 AM 7 3 5 0 0 15 0 5 35 10:30 AM 7 3 6 0 0 16 0 6 38 11:00 AM 9 2 5 0 0 15 0 5 36 11:30 AM 8 2 5 0 0 13 0 6 34 12:00 PM 8 2 5 0 0 12 1 6 34 4:30 PM 5 2 5 0 0 20 0 6 38 5:00 PM 7 4 4 0 0 19 1 7 42 5:30 PM 6 4 7 0 0 20 1 7 45 6:00 PM 3 3 6 0 0 20 0 5 37 6:30 PM 4 3 5 0 0 17 0 3 32 Date: Thu 7/25/2024 Parking Lot 3 Hr Prkng ADA EV Police Business Police Total - Police Max Demand Parking Capacity 41 3 2 6 31 46 32 Time 8:00 AM 15 0 1 1 21 16 8:30 AM 16 0 1 1 21 17 9:00 AM 17 0 1 1 21 18 9:30 AM 18 0 1 1 21 19 10:00 AM 21 0 0 2 20 21 10:30 AM 22 0 0 2 20 22 11:00 AM 22 0 1 2 20 23 11:30 AM 26 0 1 2 22 27 12:00 PM 30 0 2 3 21 32 4:30 PM 28 0 2 2 12 30 273 5:00 PM 23 0 2 2 9 25 180 5:30 PM 21 0 0 2 14 21 66% 6:00 PM 23 0 0 1 15 23 20 spaces 6:30 PM 24 0 0 1 12 24 73% 5th Ave N b/w Bell St WB & Edmonds St No Restriction No Restriction Date: Thu 7/25/2024 Daley St b/w 4th Ave N & 6th Ave N Daley St b/w 6th Ave N & 7th Ave N 7th Ave N b/w Daley St & Bell St West Face 3 H Parking No Restriction Date: Thu 7/25/2024 Sprague St b/w Edmonds St & 6th Ave N Date: Thu 7/25/2024 Bell St b/w 7th Ave N & 6th Ave N Bell St b/w 6th Ave N & Bell St WB Percent Occupied with B&G Club Dev 6th Ave N b/w Sprague St & Bell St West Face 6th Ave N b/w Bell St & Daly St East Face Summary Street & Lot Parking Spaces Street & Lot Max Demand Percent Occupied Boys & Girls Club Demand A - 6 3.a Packet Pg. 53 At t a c h m e n t : P L N 2 0 2 4 - 0 0 1 6 S t a f f r e p o r t w a t t a c h m e n t s ( B o y s & G i r l s C l u b G e n e r a l D e s i g n R e v i e w ( P L N 2 0 2 4 - 0 0 1 6 ) )