Ordinance 3636ORDINANCE NO. 3636
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE PROVISIONS OF
THE COMMUNITY DEVELOPMENT CODE BY THE
REPEAL AND RE- ENACTMENT OF CHAPTER 20.10
RELATING TO DESIGN REVIEW, THE ENACTMENT
OF A NEW CHAPTER 20.11 GENERAL DESIGN
REVIEW, A NEW CHAPTER 20.12 DISTRICT -BASED
DESIGN REVIEW, REPEALING AND RE- ENACTING
CHAPTER 20.13 LANDSCAPING REQUIREMENTS,
ADOPTING NEW DESIGN GUIDELINES; PROVIDING
FOR SEVERABILITY; AND FIXING A TIME WHEN
,r THE SAME SHALL BECOME EFFECTIVE.
WHEREAS, the City of Edmonds has for many years regulated certain
aspects of architectural design through a review process; and
WHEREAS, with the input and recommendations of the City's Planning
Board and Architectural Design Board and after numerous public hearings, the City
Council deems it to be in the public interest to amend its design provisions to:
a. revise the criteria for the existing program;
b. adopt updated design guidelines, thereby continuing the process of
providing greater specificity to the City's code in conformance with state law;
C. to establish a new process for upfront design review and input in
the City's design review process and to create the opportunity for neighborhood -based
design; NOW THEREFORE
THE CITY COUNCIL DEEMS IT TO BE IN THE PUBLIC INTEREST
TO MAKE THE FOLLOWING CHANGES TO THE CITY'S DESIGN REVIEW
PROCESS:
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Section 1. The Edmonds Community Development Code Chapter 20.10
Architectural Design Review is hereby repealed and in its place enacted a new Chapter
20.10 Design Review to read as follows:
Chapter 20.10
DESIGN REVIEW
Sections:
20.10.000
Purposes.
20.10.010
Types of design review.
20.10.020
Scope.
20.10.030
Approval required.
20.10.040
Optional pre- application.
20.10.045
Augmented architectural design review
applications.
20.10.000 Purposes.
In addition to the general purposes of the comprehensive plan
and the zoning ordinance, this chapter is included in the
community development code for the following purposes:
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. [Ord.
3461 § 1, 2003].
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20.10.010 Types of design review.
A. There are two types of design review, (1) general
design review subject to the provisions of Chapter 20.11
ECDC, and (2) district -based design review subject to the
provisions of Chapter 20.12 ECDC. District -based design
review is applicable when an area or district has adopted
design guidelines or design standards that apply specifically
within that area or district. General design review applies to
areas or properties that do not have specifically adopted
design guidelines or standards. Projects may undergo either
district -based design review or general design review, but not
both.
B. District -based design review applies to the following
areas or districts:
1. The downtown Edmonds business districts (BD zones)
located within the Downtown/Waterfront Activity Center as
shown on the City of Edmonds Comprehensive Plan Map.
2. The general commercial (CG and CG2) zones located
within the Medical/Highway 99 Activity Center or the
Highway 99 Corridor as shown on the City of Edmonds
Comprehensive Plan Map.
C. General design review applies to all areas of the city
not specifically designated for district -based design review
under ECDC 20.10.010.B, above.
D. The exemptions established pursuant to ECDC
20.10.010(B) shall apply to all types and phases of design
review under ECDC Chapters 20.10, 20.11, and 20.12.
20.10.020 Scope.
A. Design review is intended to apply to all development,
except for those developments specifically exempted from
review under ECDC 20.10.010.13, below. "development"
includes any improvement to real property open to exterior
view, including but not limited to buildings, structures,
fixtures, landscaping, site screening, signs, parking lots,
lighting, pedestrian facilities, street furniture, use of open
areas (including parks, junk yards, riding academies, kennels
and recreational facilities), mobile home and trailer parks,
whether all or any are publicly or privately sponsored.
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B. Exempt development. The following types of
development are exempt from design review:
1. Parks developed under a master plan approved by the
Edmonds City Council.
2. Permitted primary and secondary uses in RS- Single-
Family Residential districts.
3. Detached single family homes or duplexes in RM-
Multiple Residential districts.
4. Additions or modifications to structures or sites on the
Edmonds Register of Historic Places which require a
certificate of appropriateness from the Edmonds Historic
Preservation Commission.
5. Fences that do not require a separate development
permit.
6. Signs that meet all of the standards contained in
Chapter 20.60 ECDC.
7. Underground utilities.
20.10.030 Approval required.
A. Development. Unless exempted under ECDC
20.10.0103, no city permit or approval shall be issued for,
and no person shall start any development, or substantially
change any development, until the development has received
design review approval.
B. Bond. The city may require that a bond be posted
under Chapter 17.10 ECDC to ensure the satisfactory
installation of site improvements.
20.10.040 Optional pre- application.
The applicant may submit the plans required in ECDC
20.95.010 in preliminary or sketch form, so that the
comments and advice of the architectural design board may
be incorporated into the final plans submitted for application.
[Ord. 3461 § 1, 2003].
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20.10.045 Augmented architectural design review
applications.
At the option of the applicant, an augmented ADB application
to vest rights under the provisions of ECDC 19.00.025 may
be submitted. Such applications may not be submitted in
conjunction with the concept review provided for by ECDC
20.10.040. The application shall be processed in all respects
as a regular application for review but vesting rights shall be
determined under the provisions of ECDC 19.00.025. The
architectural design board shall not be required to, and shall
not, consider the application of vesting rights or the
interpretation of ECDC 19.00.025 and any appeal with
respect thereto shall be taken only as provided in that section.
[Ord. 3461 § 1, 2003].
Section 2. The Edmonds Community Development Code is hereby
amended by the adoption of a new Chapter 20.11 General Design Review.
Chapter 20.11
GENERAL DESIGN REVIEW
Sections:
20.11.010
Review procedure — General Design Review.
20.11.020
Findings.
20.11.030
Criteria.
20.11.040
Appeals.
20.11.050
Lapse of approval.
20.11.010 Review procedure — General Design Review.
A. Review. The architectural design board (ADB) shall
review all proposed developments that require a threshold
determination under the State Environmental Policy Act
(SEPA). All other developments may be approved by staff
according to the requirements of ECDC 20.95.040 (Staff
Decision — No Notice Required). When design review is
required by the ADB, the staff shall review the application as
provided in ECDC 20.95.030, and the director of
development services — or his designee — shall schedule the
item for a meeting of the ADB. The role of the ADB shall be
dependent upon the nature of the application as follows:
1. The ADB shall conduct a public hearing for the
following types of applications:
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a. Applications that are not subject to project
consolidation as required by ECDC 20.90.010(B)(2).
b. Applications that are subject to project
consolidation as required by ECDC 20.90.010(B)(2) but in
which the ADB serves as the sole decision - making authority.
C. Applications that are subject to project
consolidation as required by ECDC 20.90.010(B)(2) but in
which all decision - making authority is exercised both by staff
pursuant to this chapter, Chapter 20.13 ECDC and by the
ADB. The ADB shall act in the place of the staff for these
types of applications.
2. The ADB shall review a proposed development at a
public meeting and make a recommendation to the hearing
examiner to approve, conditionally approve, or deny the
proposal for projects subject to project consolidation under
ECDC 20.90.010(B)(2) that are not subject to a public
hearing by the ADB under subsection (A)(1) of this section.
The hearing examiner shall subsequently hold a public
hearing on the proposal.
3. The ADB under subsection (A)(1) of this section and
the hearing examiner under subsection (A)(2) of this section
shall approve, conditionally approve, or deny the proposal.
The ADB or hearing examiner may continue its public
hearing on the proposal to allow changes to the proposal, or
to obtain information needed to properly review the proposal.
See ECC 3.13.090 regarding exemptions from review
required by this chapter.
4. Notwithstanding any contrary requirement, for a
development in which the City is the applicant, the action of
the ADB under subsection (A)(1) of this section and the
hearing examiner under subsection (A)(2) of this section shall
be a recommendation to the City Council.
B. Notice. Public notice by mail, posting or newspaper
publication shall only be required for applications that are
subject to environmental review under Chapter 43.21C RCW,
in which case notice of the hearing shall be provided in
accordance with Chapter 20.91 ECDC.
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20.11.020 Findings.
The board shall make the following findings before approving
the proposed development:
A. Criteria and Comprehensive Plan. The proposal is
consistent with the criteria listed in 20.11.030 in accordance
with the techniques and objectives contained in the Urban
Design chapter of the Community Culture and Urban Design
Element of the Comprehensive Plan. The City has the
obligation to provide specific direction and guidance to
applicants. The Urban Design chapter has been adopted to
fulfill the City's obligations under Washington State case law.
The Urban Design chapter shall be used to determine if an
application meets the general criteria set forth in this chapter.
In the event of ambiguity or conflict, the specific provisions
of the Urban Design chapter shall control.
B. Zoning Ordinance. The proposal meets the bulk and
use requirements of the zoning ordinance, or a variance or
modification has been approved under the terms of this code
for any duration. The finding of the staff that a proposal
meets the bulk and use requirements of the zoning ordinance
shall be given substantial deference and may be overcome
only by clear and convincing evidence.
20.11.030 Criteria.
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;
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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 multi family (RM) or commercial zones,
selections from among the following or similar features are
appropriate for dealing with this criterion:
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;
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 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.
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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.
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.
20.11.040 Appeals.
A. All design review decisions of the hearing examiner
are appealable to the city council as provided in ECDC
20.105.040(B) through (E).
B. All design review decisions of the ADB are appealable
to the city council as provided in ECDC 20.105.040(B)
through (E) except that all references to the hearing examiner
in ECDC 20.105.040(B) through (E) shall be construed as
references to the ADB.
C. Persons entitled to appeal are (1) the applicant; (2)
anyone who has submitted a written, document to the city of
Edmonds concerning the application prior to or at the hearing
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identified in ECDC 20.11.010; or (3) anyone testifying on the
application at the hearing identified in ECDC 20.11.010.
20.11.050 Lapse of approval.
A. Time Limit. 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.
B. Time Extension.
1. Application. The applicant may apply for a one time
extension of up to one year by submitting a letter, prior to the
date that approval lapses, to the planning division along with
any other supplemental documentation which the planning
manager may require, which demonstrates that he /she is
making substantial progress relative to the conditions adopted
by the ADB or hearing examiner and that circumstances are
beyond his/her control preventing timely compliance. In the
event of an appeal, the one -year extension shall commence
from the date a final decision is entered in favor of such
extension.
2. Fee. The applicant shall include with the letter of
request such fee as is established by ordinance. No
application shall be complete unless accompanied by the
required fee.
3. Review of Extension Application. An application for
an extension shall be reviewed by the planning official as
provided in ECDC 20.95.040 (Staff Decision — No Notice
Required).
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Section 3. The Edmonds Community Development Code is hereby
amended by the addition of a new Chapter 20.12 District -Based Design Review to read
as follows:
Chapter 20.12
DISTRICT -BASED DESIGN REVIEW
Sections:
20.12.005
Outline of Process and Statement of Intent.
20.12.010
Applicability.
20.12.020
Design Review by the Architectural Design
Board.
20.12.030
Design Review by Staff.
20.12.040
Findings.
20.12.050
Criteria.
20.12.080
Appeals.
20.12.090
Lapse of approval.
20.12.005 Outline of Process and Statement of Intent.
The Architectural Design Board (ADB) process has been
developed in order to provide for public and design
professional input prior to the expense incurred by a
developer in preparation of detailed design. In combination,
Chapters 20.10 and 20.12 are intended to permit public and
ADB input at an early point in the process while providing
greater assurance to a developer that his general project
design has been approved before the final significant expense
of detailed project design is incurred. In general, the process
is as follows:
A. Public hearing (Phase 1). The applicant shall submit a
preliminary conceptual design to the City. Staff shall
schedule the first phase of the ADB hearing within 30 days of
staff's determination that the application is complete. Upon
receipt, staff shall provide full notice of a public hearing,
noting that the public hearing shall be conducted in two
phases. The entire single public hearing on the conceptual
design shall be on the record. At the initial phase, the
applicant shall present facts which describe in detail the tract
of land to be developed noting all significant characteristics.
The ADB shall make factual findings regarding the particular
characteristics of the property and shall prioritize the design
guideline checklist based upon these facts, the provisions of
the City's design guideline elements of the Comprehensive
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Plan and the Edmonds Community Development Code.
Following establishment of the design guideline checklist, the
public hearing shall be continued to a date - certain requested
by the applicant, not to exceed 120 days from the meeting
date. The 120 -day city review period required by RCW
36.7013.080 commences with the application for Phase 1 of
the public hearing. The 120 -day time period is suspended,
however, while the applicant further develops their
application for Phase 2 of the public hearing. This suspension
is based upon the finding of the City Council, pursuant to
RCW 36.7013.080, that additional time is required to process
this project type. The City has no control over the length of
time needed or taken by an applicant to complete its
application.
B. Continued public hearing (public hearing, Phase 2).
The purpose of the continuance is to permit the applicant to
design or redesign his initial conceptual design to address the
input of the public and the ADB by complying with the
prioritized design guideline checklist criteria. When the
applicant has completed his design or redesign, he shall
submit that design for final review. The matter shall be set
for the next available regular ADB meeting date. If the
applicant fails to submit his or her design within 180 days, the
staff shall report the matter to the ADB who shall note that
the applicant has failed to comply with the requirements of
the code and find that the original design checklist criteria
approval is void. The applicant may reapply at any time.
Such reapplication shall establish a new 120 -day review
period and establish a new vesting date.
C. After completing the hearing process, the final detailed
design shall be presented to the City in conjunction with the
applicable building permit application. The City staff's
decision on the building permit shall be a ministerial act
applying the specific conditions or requirements set forth in
the ADB's approval, but only those requirements. A staff
decision on the building permit shall be final and appealable
only as provided in the Land Use Petition Act. No other
internal appeal of the staff's ministerial decisions on the
building permit is allowed.
D. The process is schematically represented by the
following flow chart.
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Proposed New Review Process
SEPA
determination
Design Checklist
established
Required First ADB Public Application to
Meeting w/ ADB Hearing Appeal? N n City
(Hearing Phase 1) Phase
ConceptualI ( I Detailed
Design ( I Design
A — L — — — — — —L — �
— Yes
Redesign
- — — — — — — — — —
(Optional)
— — — — — — — — — — — — — — — — — — —
Project Project
Denied 4 pproved
20.12.010 Applicability.
Review. The architectural design board (ADB) shall review
all proposed developments that require a threshold
determination under the State Environmental Policy Act
(SEPA) using the process set forth in ECDC 20.12.020,
below. All other developments may be approved by staff
using the process set forth in ECDC 20.12.030, below. When
design review is required by the ADB under ECDC
20.12.020, the staff shall review the application as provided
in ECDC 20.95.030, and the director of development services
— or his designee — shall schedule the item for a meeting of
the ADB.
20.12.020 Design Review by the Architectural Design
Board.
A. Public hearing — Phase 1. Phase 1 of the public
hearing shall be scheduled with the Architectural Design
Board (ADB) as a public meeting. Notice of the meeting shall
be provided according to the requirements of ECDC
20.91.010. This notice may be combined with the formal
Notice of Application required under ECDC 20.90.010, as
appropriate.
1. The purpose of Phase 1 of the public hearing is for the
ADB to identify the relative importance of design criteria that
will apply to the project proposal during the subsequent
design review. The basic criteria to be evaluated are listed on
Penult Approved
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the Design Guidelines Checklist contained within the design
guidelines and ECDC 20.12. The ADB shall utilize the urban
design guidelines and standards contained in the relevant city
zoning classification(s), any relevant district - specific design
objectives contained in the Comprehensive Plan, and the
relevant portions of ECDC 20.12 and 20.13, to identify the
relative importance of design criteria; no new, additional
criteria shall be incorporated, whether proposed in light of the
specific characteristics of a particular tract of land or on an ad
hoc basis.
2. Prior to scheduling Phase 1 of the public hearing, the
applicant shall submit information necessary to identify the
scope and context of the proposed development, including
any site plans, diagrams, and /or elevations sufficient to
summarize the character of the project, its site, and
neighboring property information. At a minimum, an
applicant shall submit the following information for
consideration during Phase 1 of the public hearing:
a. Vicinity Plan showing all significant physical
structures and environmentally critical areas within a 200 foot
radius of the site including, but not limited to, surrounding
building outlines, streets, driveways, sidewalks, bus stops,
and land use. Aerial photographs may be used to develop this
information.
b. Conceptual site plan(s) showing topography
(minimum 2 -foot intervals), general location of building(s),
areas devoted to parking, streets and access, existing open
space and vegetation. All concepts being considered for the
property should be submitted to assist the ADB in defining all
pertinent issues applicable to the site.
C. Three- dimensional sketches, photo simulations,
or elevations that depict the volume of the proposed structure
in relation to the surrounding buildings and improvements.
3. During Phase 1 of the public hearing, the applicant
shall be afforded an opportunity to present information on the
proposed project. The public shall also be invited to address
which design guidelines checklist criteria from ECDC
20.12.070 they feel are pertinent to the project. The Phase 1
meeting shall be considered to be a public hearing and
information presented or discussed during the meeting shall
be recorded as part of the hearing record.
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4. Prior to the close of Phase 1 of the public hearing, the
ADB shall identify the specific design guidelines checklist
criteria — and their relative importance — that will be applied
to the project during the project's subsequent design review.
In submitting an application for design review approval under
Chapter 20.12 ECDC, the applicant shall be responsible for
identifying how the proposed project meets the specific
criteria identified by the ADB during Phase 1 of the public
hearing.
5. Following establishment of the design guidelines
checklist, the public hearing shall be continued to a date
certain, not exceeding 120 days from the date of Phase 1 of
the public hearing. The continuance is intended to provide the
applicant with sufficient time to prepare the material required
for Phase 1 of the public hearing, including any design or
redesign needed to address the input of the public and ADB
during Phase 1 of the public hearing by complying with the
prioritized checklist.
6. Because Phase 1 of the public hearing is only the first
part of a two -part public hearing, there can be no appeal of
the design decision until Phase 2 of the public hearing has
been completed and a final decision rendered.
B. Continued public hearing — Phase 2.
1. An applicant for Phase 2 design review shall submit
information sufficient to evaluate how the project meets the
criteria identified by the ADB during Phase 1 of the public
hearing described in Chapter 20.12.020.A, above. At a
minimum, an applicant shall submit the following
information for consideration during Phase 2 of the public
hearing:
a. Conceptual site plan showing topography
(minimum 2 -foot intervals), general layout of building,
parking, streets and access, and proposed open space.
b. Conceptual landscape plan, showing locations
of planting areas identifying landscape types, including
general plant species and characteristics.
C. Conceptual Utility plan, showing access to and
areas reserved for water, sewer, storm, electrical power, and
fire connections and /or hydrants.
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d. Conceptual Building elevations for all building
faces illustrating building massing and openings, materials
and colors, and roof forms. A three- dimensional model may
be substituted for the building elevation(s).
e. If more than one development concept is being
considered for the property, the submissions should be
developed to clearly identify the development options being
considered.
f. An annotated checklist demonstrating how the
project complies with the specific criteria identified by the
ADB.
g. Optional: Generalized building floor plans may
be provided.
2. Staff shall prepare a report summarizing the project
and providing any comments or recommendations regarding
the annotated checklist provided by the applicant under
20.12.020.13.11, as appropriate. The report shall be mailed to
the applicant and ADB at least one week prior to the public
hearing.
3. Phase 2 of the public hearing shall be conducted by the
ADB as a continuation the Phase 1 public hearing. Notice of
the meeting shall be provided according to the requirements
of Chapter 20.91 ECDC. During Phase 2 of the public
hearing, the ADB shall review the application and identify
any conditions that the proposal must meet prior to the
issuance of any permit or approval by the city. When
conducting this review, the ADB shall enter the following
findings prior to issuing its decision on the proposal:
a. Zoning Ordinance. The proposal meets the bulk
and use requirements of the zoning ordinance, or a variance
or modification has been approved under the terms of this
code for any duration. The finding of the staff that a proposal
meets the bulk and use requirements of the zoning ordinance
shall be given substantial deference and may be overcome by
clear and convincing evidence.
b. Design Objectives. The proposal meets the relevant
district - specific design objectives contained in the
Comprehensive Plan.
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c. Design Criteria. The proposal satisfies the specific
checklist criteria identified by the ADB during Phase 1 of the
public hearing under Chapter 20.12.020.A, above. When
conducting its review, the ADB shall not add or impose
conditions based on new, additional criteria proposed in light
of the specific characteristics of a particular tract of land or on
an ad hoc basis.
4. Project consolidation. Projects may be consolidated in
accordance with RCW 36.70B.110 and the terms of the
Community Development Code.
C. Effect of the decision of the ADB. The decision of the
ADB described above in ECDC 20.12.020(B) shall be used
by staff to determine if a project complies with the
requirements of these chapters during staff review of any
subsequent applications for permits or approvals. The staff's
determination shall be purely ministerial in nature and no
discretion is granted to deviate from the requirements
imposed by the ADB and the Edmonds Community
Development Code. The staff process shall be akin to and
administered in conjunction with building permit approval, as
applicable. Written notice shall be provided to any party of
record (as developed in Phase 1 and 2 of the public hearing)
who formally requests notice as to:
1. Receipt of plans in a building permit application or
application for property development as defined in ECDC
20.10.020, and
2. Approval, conditioned approval or denial by staff of
the building permit or development approval.
20.12.030 Design Review by city staff.
A. Optional pre- application meeting. At the option of the
applicant, a pre - application meeting may be scheduled with
city staff. The purpose of the meeting is to provide
preliminary staff comments on a proposed development to
assist the applicant in preparing an application for
development approval. Submission requirements and rules of
procedure for this optional pre- application meeting shall be
adopted by city staff consistent with the purposes of this
Chapter.
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B. Application and staff decision.
1. An applicant for design review shall submit
information sufficient to evaluate how the project meets the
criteria applicable to the project. Staff shall develop a
checklist of submission requirements and review criteria
necessary to support this intent. When design review is
intended to accompany and be part of an application for
another permit or approval, such as a building permit, the
submission requirements and design review may be
completed as part of the associated permit process.
2. In reviewing an application for design review, Staff
shall review the project checklist and evaluate whether the
project has addressed each of the applicable design criteria.
Staff shall enter the following findings prior to issuing a
decision on the proposal:
a. Zoning Ordinance. That the proposal meets the
bulk and use requirements of the zoning ordinance, including
the guidelines and standards contained in the relevant zoning
classification(s).
b. Design Guidelines. That the proposal meets the
relevant district - specific design objectives contained in the
Comprehensive Plan
When conducting its review, city staff shall not add or impose
conditions based on new, additional criteria proposed in light
of the specific characteristics of a particular tract of land or on
an ad hoc basis.
20.12.070 Design Guidelines, Criteria and Checklist.
A. In conducting its review, the ADB shall use the design
guidelines and design review checklist as contemporaneously
adopted in the Design Guidelines.
B. Additional Criteria. Design review shall reference the
specific criteria adopted for each area or district.
1. Criteria to be used in design review for the downtown
Edmonds business districts (BD zones) located within the
Downtown/Waterfront Activity Center as shown on the City
of Edmonds Comprehensive Plan Map include the following:
(WSS656510.DOC;1100006.9000001) Page 18
a. Design objectives for the Downtown
Waterfront Activity Center contained in the Edmonds
Comprehensive Plan.
b. (Reserved.)
2. Criteria to be used in design review for the general
commercial (CG and CG2) zones located within the
Medical /Highway 99 Activity Center or the Highway 99
Corridor as shown on the City of Edmonds Comprehensive
Plan Map include the following:
a. Design standards contained in ECDC 16.60 for
the General Commercial zones.
b. Policies contained in the specific section of the
Comprehensive Plan addressing the Medical/Highway 99
Activity Center and Highway 99 Corridor.
20.12.080 Appeals.
A. Design review decisions by the ADB pursuant to
ECDC 20.12.020.B are appealable to the city council as
provided in ECDC 20.105.040(B) through (E) except that all
references to the hearing examiner in ECDC 20.105.040(B)
through (E) shall be construed as references to the ADB.
These are the only decisions by the ADB that are appealable.
B. All design review decisions of the hearing examiner
are appealable to the city council as provided in ECDC
20.105.040(B) through (E).
C. Design review decisions by staff under the provisions
of ECDC 20.12.030 are only appealable to the extent that the
applicable building permit or development approval is an
appealable decision under the provisions of the ECDC.
Design review by staff is not in itself an appealable decision.
D. Persons entitled to appeal are (1) the applicant; (2)
anyone who has submitted a written document to the City of
Edmonds concerning the application prior to or at the hearing
identified in ECDC 20.12.020.13; or (3) anyone testifying on
the application at the hearing identified in ECDC
20.12.020.13.
{WSS656510.DOC;1100006.9000001) Page 19
20.12.090 Lapse of approval.
A. Time Limit. 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.
B. Time Extension.
1. Application. The applicant may apply for a one time
extension of up to one year by submitting a letter, prior to the
date that approval lapses, to the planning division along with
any other supplemental documentation which the planning
manager may require, which demonstrates that he /she is
making substantial progress relative to the conditions adopted
by the ADB or hearing examiner and that circumstances are
beyond his/her control preventing timely compliance. In the
event of an appeal, the one -year extension shall commence
from the date a final decision is entered in favor of such
extension.
2. Fee. The applicant shall include with the letter of
request such fee as is established by ordinance. No
application shall be complete unless accompanied by the
required fee.
3. Review of Extension Application. An application for
an extension shall be reviewed by the planning official as
provided in ECDC 20.95.040 (Staff Decision — No Notice
Required).
{WSS656510.DOC;1 100006.9000001} Page 20
Section 4. The Edmonds Community Development Code is hereby
amended by the repeal of Chapter 20.12 Landscaping Requirements and the enactment in
its place of a new Chapter 20.13 Landscaping Requirements to read as follows;
Chapter 20.13
LANDSCAPING REQUIREMENTS
Sections:
20.13.000
Scope.
20.13.010
Landscape plan requirements.
20.13.015
Plant schedule.
20.13.020
General design standards.
20.13.025
General planting standards.
20.13.030
Landscape types
20.13.040
Landscape bonds.
20.13.000 Scope.
The landscape requirements found in this chapter are intended
for use by city staff, the architectural design board (ADB) and
the hearing examiner, in reviewing projects, as set forth in
ECDC 20.11.010. The ADB and hearing examiner shall be
allowed to interpret and modify the requirements contained
herein; provided such modification is consistent with the
purposes found in ECDC 20.11.000.
20.13.010 Landscape plan requirements.
The applicant has the option of submitting a preliminary
landscape plan to the architectural design board prior to final
approval. The preliminary landscape plan need not include
the detail required for final approval, although areas of
proposed landscaping should be shown. Final project
approval cannot be given until the final landscape plan is
submitted and approved.
The following items shall be shown on any final landscape
plan submitted to the ADB for review:
A. Name and address or location of the project;
B. All plant material identified by botanical and common
name — genus, species and variety (see ECDC 20.13.015);
{WSS656510.DOC;1 100006.9000001} Page 21
C. Location of all trees and shrubs to be planted;
D. Three sets of landscape plans drawn to a scale of 1" =
30' or larger (e.g., V = 201, V = 10', etc.). Plan should
include a bar scale for reference. See "Checklist for
Architectural Design Review" items (on architectural design
board brochure) for required number of other plans;
E. Scale of the drawing, a north arrow and date of the
plan;
F. All property lines, as well as abutting streets and
alleys;
G. Locations, sizes and species of existing trees (six
inches in caliper or more) and shrubs. Trees and shrubs to be
removed must be noted. Natural areas should be designated as
such;
H. Any proposed or existing physical elements (such as
fencing, walls, building, curbing, and signs) that may affect
the overall landscape;
I. Parking layout, including circulation, driveway
location, parking stalls and curbing (see ECDC
20.13.020(D));
J. Grading shown by contour lines (minimum five -foot
intervals), spot elevations, sections or other means;
K. Location of irrigation system (see ECDC
20.13.020(E)).
20.13.015 Plant schedule.
A. The plant schedule shall indicate for all plants the
scientific and common names, quantities, sizes and spacing.
Quantities are not required on a preliminary landscape plan.
A preliminary plan may also indicate shrubs as masses rather
than showing the individual plants. The final plan must show
individual shrubs and quantities.
B. Minimum sizes at installation are as follows:
0 one and three quarters inches caliper street trees; one
and one -half inches caliper other deciduous trees;
{WSS656510.DOC;1100006 9000001) page 22
• eight feet minimum height vine maples and other
multi - stemmed trees;
• six feet minimum height — evergreen trees
• eighteen inches minimum height for medium and tall
shrubs
— small shrub = less than three and one -half feet tall at
maturity
— medium shrub = three and one -half to six feet tall at
maturity
— large shrub = more than six feet tall at maturity
C. Maximum size:
Species approved within a landscape plan shall have a growth
pattern in scale with the development and be consistent with
the preservation of significant views and height limit for the
zoning district.
D. Maximum spacing:
— large shrubs = six feet on center
— medium shrubs = four and one -half feet on center
— small shrubs = three feet on center
E. Groundcover is required in all planting bed areas as
follows:
— one gallon 30 inches on center
— four -inch pots 24 inches on center
— two and one - quarter -inch pots 15 inches on center
— rooted cuttings 12 inches on center
All groundcover shall be living plant material approved by
the ADB.
(WSS656510.DOC;1 100006.9000001) Page 23
20.13.020 General design standards.
A. Preference shall be given an informal arrangement of
plants installed in a variety of treatments that will enhance
building designs and attractively screen parked vehicles and
unsightly areas, soften visual impact of structures and
enhance views and vistas.
B. A formal arrangement may be acceptable if it has
enough variety in layout and plants. Avoid continuous, long,
unbroken, straight rows of a single plant where possible.
C. Existing vegetation that contributes to the
attractiveness of the site should be retained.
Existing significant trees and shrubbery (six -inch caliper or
more) must be shown on the proposed landscape plan and
saved and incorporated into the landscape plan, if they are
reasonably attractive and of good quality.
D. Extruded curbs four to six inches are required where
landscaping meets paved areas. Wheelstops will be required
as needed, and must be affixed permanently to the ground.
E. Automatic irrigation is required for all ADB- approved
landscaped areas for projects which have more than four
dwelling units, 4,000 square feet of building area or more
than 20 parking spaces.
F. All planting areas should be at least four feet wide
between curbs.
G. Deciduous or broadleaf evergreen trees should be
planted at least four feet from curbs, especially in front
parking stalls. Where possible, coniferous trees should be
planted at least seven feet from curbs.
H. All plants shall be compatible with the character and
climate of the Pacific Northwest. Shrubs and /or groundcover
are required to provide 75 percent ground coverage within
three years.
I. Berms or mounds should be no steeper than 3(H):1(V).
Any slopes steeper than 3:1 (2:1 is maximum permitted by
the city for fill slopes) need erosion control netting or other
(WSS656510.DOC;11000069000001) Page 24
erosion control methods in planting areas not covered by
grass (e.g., rockery).
J. Landscaping must be provided in adjacent rights -of-
way between property line and curb or street edge and shown
on the landscape plan.
K. Street trees must be planted according to the city's
street tree plan. Contact the planning division for details.
L. Street trees should be installed within four feet of
either side of the property line.
M. Landscaping should be tall enough to soften any
dumpster enclosures located in planting areas.
N. Trees and very large shrubs should be planted at least
five feet from any water /sewer lines. Landscape plantings
shall reflect consideration of plantings in relation to utility
lines.
O. Utility boxes should be screened with landscaping
without blocking access.
P. Species approved within a landscape plan shall have a
growth pattern in scale with the development and be
consistent with the preservation of significant views and
height limit for the zoning district.
20.13.025 General planting standards
A. Blank Building Walls.
1. Blank building walls should be softened by
landscaping.
2. Landscaping should include trees and shrubs — mostly
evergreen.
3. Trees should be planted an average of 20 feet on center
either formally or in clusters.
B. Foundation Planting.
1. Trees and shrubs should soften the building elevation
and soften the transition between the pavement and the
building.
{WSS656510.DOC;1 1000069000001} Page 25
2. Plantings may be in informal or formal arrangements
(see ECDC 20.13.020(A) and (B)).
3. Landscaping should be planted in all areas except
service areas.
4. Planting areas should be at least four feet wide.
20.13.030 Landscape types
A. Type I Landscaping. Type I landscaping is intended to
provide a very dense sight barrier to significantly separate
uses and land use districts.
1. Two rows of evergreen trees, a minimum of ten -feet in
height and planted at intervals of no greater than 20 feet on
center. The trees must be backed by a sight obscuring fence, a
minimum of five feet high or the required width of the
planting area must be increased by ten feet; and
2. Shrubs a minimum of three and one -half feet in height
planted in an area at least five feet in width, and other plant
materials, planted so that the ground will be covered within
three years;
3. Alternatively, the trees and shrubs may be planted on
an earthen berm at least 15 feet in width and an average of
five feet high along its midline.
B. Type II Landscaping. Type II 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
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.
C. Type III Landscaping. Type III 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.
(WSS656510.DOC;1100006.9000001) Page 26
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
areas.
C. A combination of earth mounding, opaque
fences and shrubs to produce a visual barrier at least three and
one -half feet in height.
D. Type IV Landscaping. Type IV landscaping is
intended to provide visual relief where clear sight is desired
to see signage or into adjacent space for safety concerns.
1. Trees are 25 feet on center and deciduous also required
and the trunk shall be free of branches below six feet in
height..
2. Plant materials which will cover the ground within
three years, and which will not exceed three and one -half feet
in height.
E. 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
(WSS656510.DOC;1 1000069000001) Page 27
development must be provided as described in paragraph B
below 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 paragraph B
below for each parking stall proposed.
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 paragraph B below.
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. Bioswales integrated into parking lot designs
are strongly encouraged.
e. The minimum area per planter is 64 square
feet.
f. The maximum area per planter is 1,500 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.
(WSS656510.DOC;1 100006.9000001) Page 28
20.13.040 Landscape bonds.
A. An itemized cost estimate, covering landscaping and
irrigation, must be submitted for use in determining the
landscape bond amount. The city will use this estimate to set
the amount of the landscape performance bond.
B. A performance bond will be required for release of the
building permit. This bond will be used to cover installation
of required landscaping, fences or screening for service areas.
C. Landscaping must be installed prior to issuance of
certificate of occupancy (for multiple family and single tenant
commercial buildings) or a certificate of completion (for
multiple tenant commercial buildings).
D. Once the landscaping has been installed, a 15 percent
maintenance bond is required for release of the performance
bond. Any plants that die within two years of installation
must be replaced before the maintenance bond can be
released. Upon inspection and approval, the maintenance
bond may be released after two years.
Section 5. In aid of the design review criteria established pursuant to
Chapters 20. 10, et seq., ECDC, the Urban Design chapter is hereby adopted in that form
shown on the attached Exhibit A. Such exhibit is incorporated by this reference as fully
as if herein set forth. These criteria shall be applied in accordance with the provisions of
ECDC Chapter 20.12.070.A. The City Clerk and Planning Department shall maintain
copies for the public and shall make the standards available online.
Section 6: Severability. If any section, sentence, clause or phrase of this
ordinance should be held to be invalid or unconstitutional by a court of competent
jurisdiction, such invalidity or unconstitutionality shall not affect the validity or
constitutionality of any other section, sentence, clause or phrase of this ordinance.
{WSS656510.DOC;1 100006.9000001} Page 29
Section 7. Effective Date. This ordinance, being an exercise of a power
specifically delegated to the City legislative body, is not subject to referendum, and shall
take effect five (5) days after passage and publication of an approved summary thereof
consisting of the title.
ATTEST /AUTHENTICATED:
CITY CLERK, SANDRA S. CHASE
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
W. SCOTT SNYDER
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO. 3636
APPROVED:
M yfbi� IORYIIAAKENSON
03/30/2007
04/03/2007
04/08/2007
04/13/2007
(WSS656510.DOC;1100006.9000001) Page 30
SUMMARY OF ORDINANCE NO. 3636
of the City of Edmonds, Washington
On the 3rd day of April, 2007, the City Council of the City of Edmonds
passed Ordinance No. 3636. A summary of the content of said ordinance, consisting of
the title, provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, AMENDING
THE PROVISIONS OF THE COMMUNITY DEVELOPMENT CODE BY THE
REPEAL AND RE- ENACTMENT OF CHAPTER 20.10 RELATING TO DESIGN
REVIEW, THE ENACTMENT OF A NEW CHAPTER 20.11 GENERAL DESIGN
REVIEW, A NEW CHAPTER 20.12 DISTRICT -BASED DESIGN REVIEW,
REPEALING AND RE- ENACTING CHAPTER 20.13 LANDSCAPING
REQUIREMENTS, ADOPTING NEW DESIGN GUIDELINES; PROVIDING FOR
SEVERABILITY; AND FIXING A TIME WHEN THE SAME SHALL BECOME
EFFECTIVE.
The full text of this Ordinance will be mailed upon request.
DATED this 4th day of April, 2007,
CITY CLERK, SANDRA S. CHASE
(WSS656510.DOC;1100006.9000001) Page 31
EXHIBIT A
Applying the Design Guidelines
When designing projects and issuing permits for new developments, applicants
and City staff will rely on these guidelines to help define specific design
conditions that will be required for project approval. As these design guidelines
get applied to particular development projects, some important things to
remember are:
1. Each project is unique and will pose unique design issues. Even two
similar proposals on the same block may face different design
considerations. With some projects, trying to follow all of the guidelines
could produce irreconcilable conflicts in the design. With most projects,
reviewers will find some guidelines more important than others, and the
guidelines that are most important on one project might not be important
at all on the next one. The design review process will help designers and
reviewers to determine which guidelines are most important in the context
of each project so that they may put the most effort into accomplishing the
intent of those guidelines.
2. Project must be reviewed in the context of their zoning and the zoning of
their surroundings. The use of design guidelines is not intended to change
the zoning designations of land where projects are proposed; it is intended
to demonstrate methods of treating the appearance of new projects to
help them fit their neighborhoods and to provide the Code flexibility
necessary to accomplish that. Where the surrounding neighborhood
exhibits a lower development intensity than is current zoning allow, the
lower- intensity character should not force a proponent to significantly
reduce the allowable size of the new building.
3. Many of the guidelines suggest using the existing context to determine
appropriate solutions for the project under consideration. In some areas,
the existing context is not well defined, or may be undesirable. In such
cases, the new project should be recognized as a pioneer with the
opportunity to establish a pattern or identity from which future
development can take its cues. In light of number 2 above, the site's
zoning should be considered an indicator of the desired direction for the
area and the project.
4. Each guideline includes examples and illustrations of ways in which that
guidelines can be achieved. The examples are just that — examples. They
are not the only acceptable solution. Designers and reviewers should
consider designs, styles and techniques not described in the examples but
that fulfill the guideline.
5. The checklist which follows the guidelines (Checklist) is a tool for
determining whether or not a particular guideline applies to a site, so that
the guidelines may be more easily prioritized. The checklist is neither a
regulatory device, nor a substitute for evaluating a sites conditions, or to
summarize the language of examples found in the guidelines themselves.
Page 1 of 22 Revised by ADB 3/1/06
Considering the Site
Edmond's Land Use Code sets specific, prescriptive rules that are applied
uniformly for each land use zone throughout the city. There is little room in the
Code's development standards to account for unique site conditions or
neighborhood contexts. A project architect can read the Code requirements and
theoretically design a building without ever visiting the site.
However, to produce good compatible design, it is critical that the project's
design team examine the site and its surrounding, identify the key design
features and determine how the proposed project can address the guidelines'
objectives. Because they rely on the project's context to help shape the project,
the guidelines encourage an active viewing of the site and its surroundings.
For a proposal located on a street with a consistent and distinctive architectural
character, the architectural elements of the building may be key to helping the
building fit the neighborhood. On other sites with few attractive neighboring
buildings, the placement of open space and treatment of pedestrian areas may
be the most important concerns. The applicant and the project reviewers should
consider the following questions and similar ones related to context when looking
at the site:
• What are the key aspects of the streetscape? (The street's layout and
visual character)
• Are there opportunities to encourage human activity and neighborhood
interaction, while promoting residents' privacy and physical security?
• How can vehicle access have the least effect on the pedestrian
environment and on the visual quality of the site?
• Are there any special site planning opportunities resulting from the site's
configuration, natural features, topography etc.?
• What are the most important contextual concerns for pedestrians? How
could the sidewalk environment be improved?
• Does the street have characteristic landscape features, plant materials,
that could be incorporated into the design?
• Are there any special landscaping opportunities such as steep
topography, significant trees, greenbelt, natural area, park or boulevard
that should be addressed in the design?
• Do neighboring buildings have distinctive architectural style, site
configuration, architectural concept?
Page 2 of 22 Revised by ADB 311/06
Design Guidelines Checklist
This checklist is intended as a summary of the issues addressed by the
guidelines. It is not meant to be a regulatory device or a substitute for the
language and examples found in the guidelines themselves. Rather, it is a tool
for assisting the determination about which guidelines are the most applicable on
a particular site.
A. Site Planning
B. Bulk and Scale
N/A
Lower
Priority
Higher
Priorit
1. Reinforce existing site characteristics
❑
❑
❑
2. Reinforce existing streetscape characteristics
❑
❑
❑
3. Entry clearly identifiable from the street
❑
❑
❑
4. Encourage human activity on street
❑
❑
❑
5. Minimize intrusion into privacy on adjacent sites
❑
❑
❑
6. Use space between building and sidewalk to
provide security, privacy and interaction (residential
projects)
❑
❑
❑
7. Maximize open space opportunity on site
(residential projects)
❑
❑
❑
8. Minimize parking and auto impacts on pedestrians
and adjoining property
❑
❑
❑
9. Discourage parking in street front
❑
❑
❑
10. Orient building to corner and parking away from
corner on public street fronts (corner lots)
❑
❑
❑
B. Bulk and Scale
Page 3 of 22 Revised by ADB 3/1/06
N/A
Lower
Higher
Priorit
Priori
1. provide sensitive transitions to nearby, less-
❑
❑
❑
intensive zones
Page 3 of 22 Revised by ADB 3/1/06
C. Architectural Elements and Materials
D. Pedestrian Environment
N/A
Lower
Priority
Higher
Priority
1. Complement positive existing character and/or
respond to nearby historic structures
❑
❑
❑
2. Unified architectural concept
❑
❑
❑
3. Use human scale and human activity
❑
❑
❑
4. Use durable, attractive and well - detailed finish
materials
❑
❑
❑
5. Minimize garage entrances
❑
❑
❑
D. Pedestrian Environment
E. Landscaping
N/A
Lower
PriorityPriorit
Higher
1. Provide convenient, attractive and protected
pedestrian entry
❑
❑
❑
2. Avoid blank walls
❑
❑
❑
3. Minimize height of retaining walls
❑
❑
❑
4. Minimize visual and physical intrusion of parking lots
on pedestrian areas
❑
❑
❑
5. Minimize visual impact of parking structures
❑
❑
❑
6. Screen dumpsters, utility and service areas
❑
❑
❑
7. Consider personal safety
❑
❑
❑
E. Landscaping
Page 4 of 22 Revised by ADB 3/1/06
N/A
Lower
Higher
Priority
Priorit
1. Reinforce existing landscape character of
❑
❑
❑
neighborhood
2. Landscape to enhance the building or site
❑
❑
❑
3. Landscape to take advantage of special site
❑
❑
❑
conditions
Page 4 of 22 Revised by ADB 3/1/06
A -1: Responding to Site Characteristics
The siting of buildings should respond to specific site conditions
and opportunities such as non - rectangular lots, location on
prominent intersections, unusual topography, significant
vegetation and other natural features.
Explanations and Examples
Site characteristics to consider in project design include:
1) Topography
Reflect, rather than obscure, natural topography. For
instance, buildings should be designed to "step up"
hillsides to accommodate significant changes in elevation.
Where neighboring buildings have responded to similar topographic conditions
in their sites in a consistent and positive way, consider similar treatment for
the new structure.
Designing the building in relation to topography may help to reduce the
visibility of parking garages.
2) Environmental constraints
• Site buildings to avoid or lessen the impact of development on
environmentally critical areas such as steep slopes, wetlands and stream
corridors.
3) Solar orientation
• The design of a structure and its massing on the site can enhance solar
exposure for the project and minimize shadow impacts on adjacent structures
and public areas.
4) Existing vegetation
• Careful siting of buildings can enable significant or important trees or other
vegetation to be preserved.
5) Existing structures on the site
• Where a new structure shares a site with an existing structure or is a major
addition to an existing structure, designing the new structure to be
compatible with the original structure will help it fit in.
A -2: Streetscape Compatibility
The siting of buildings should acknowledge and reinforce the
existing desirable spatial characteristics of the right -of -way.
Explanation and Examples
The character of a neighborhood is often defined by the
experience of traveling along its streets. We often perceive
streets within neighborhoods as individual spaces or "rooms."
How buildings face and are set back from the street determine
the character and proportion of this room.
Page 5 of 22 Revised by ADB 3/1/06
-3: Entrances Visible frocrall the Street
Entries should be clearly identifiable and visible from the
street.
Expianatoon and Examples
Entries that are visible from the
street make a project more
approachable and create a sense of
association among neighbors.
x
A -4: Human Activity
New development should be sited and designed to
encourage human activity on the street.
Explanation and Examples
Livelier street edges make for safer streets. Ground floor
shops and market spaces providing services needed by
residents can attract market activity to the street and
increase safety through informal surveillance. Entrances,
porches, awnings, balconies, decks, seating and other
elements can promote use of the street front and provide
places for neighborly interaction. Siting decisions should
consider the importance of these features in a particular
context and allow for their incorporation.
I
6
Also, architectural elements and details can add to the
interest and excitement of buildings and spaces. Elements from the following list
should be incorporated into all projects. Projects in pedestrian oriented areas of the
City should include an even greater number of these details due to the scale of the
buildings and the proximity of the people that will
experience them.
Lighting or hanging baskets supported by
ornamental brackets
Belt courses
Plinths for columns
Kickplate for storefront window
Projecting sills
Tilework
Transom or clerestory windows
Pianter box
Variations in applied ornament, materials, colors
or trim.
An element not listed here, as approved, that
meets the intent.
z d
L
A -4: Human Activity
New development should be sited and designed to
encourage human activity on the street.
Explanation and Examples
Livelier street edges make for safer streets. Ground floor
shops and market spaces providing services needed by
residents can attract market activity to the street and
increase safety through informal surveillance. Entrances,
porches, awnings, balconies, decks, seating and other
elements can promote use of the street front and provide
places for neighborly interaction. Siting decisions should
consider the importance of these features in a particular
context and allow for their incorporation.
I
6
Also, architectural elements and details can add to the
interest and excitement of buildings and spaces. Elements from the following list
should be incorporated into all projects. Projects in pedestrian oriented areas of the
City should include an even greater number of these details due to the scale of the
buildings and the proximity of the people that will
experience them.
Lighting or hanging baskets supported by
ornamental brackets
Belt courses
Plinths for columns
Kickplate for storefront window
Projecting sills
Tilework
Transom or clerestory windows
Pianter box
Variations in applied ornament, materials, colors
or trim.
An element not listed here, as approved, that
meets the intent.
Page 6 of 22 Revised by ADB 3/1106
ht
I
I
Page 6 of 22 Revised by ADB 3/1106
In pedestrian oriented areas, ground floor commercial
space is encouraged to be at grade with the sidewalk.
If the entrance can not be located at the grade of the
sidewalk, special care must be taken to ensure that
there is both a visual and physical connection between
the pedestrian way and the entrance that enhances
the pedestrian orientation of the building.
The ground level fagades of buildings that are oriented
to street fronts in the CW, BC, BN, and BP zones shall
have transparent windows to engage the public. To
qualify as transparent, windows shall not be mirrored
or darkly tinted glass, or prohibit visibility between
the street and interior. Where transparency is not
provided, the fagade shall comply with the guidelines
under the section 'Treating Blank Walls'.
In the Downtown Commercial Core
The ground level fagades of buildings that are oriented to streets should have a
substantial amount of transparent windows, especially in the retail core. A primary
function of the pedestrian oriented retail core is to allow for the visual interaction
between the walking public and the goods and services businesses located on the
first floor are providing.
To qualify as transparent, windows shall not
be mirrored or darkly tinted glass, or prohibit
visibility between the street and interior.�y
Where transparency is not provided the
fagade shall comply with the guidelines under
` "•'� „�; -:;
the section 'Treating Blank Walls'. Buildings
that are entirely residential do not have a
specific transparency requirement. However,
i
all- residential buildings shall be treated as if
they have blank walls facing the street and
a;
,
must comply with the guidelines under the
section 'Treating Blank Walls'. That portion of
Ground level spaces that opens up to the
sidewalk through means of sliding or roll up
doors shall be considered to comply with any -- - -`'
transparency requirements regardless of the amount of i
glass in the opening. i
Awnings are encouraged along pedestrian street fronts.
They may be structural (permanently attached to and
part of the building) or non - structural (attached to the
building using a metal or other framework). To enhance
the visibility of business signage retractable awnings are
encouraged and should be open- sided. Front valances are
permitted and signage is allowed on valances, but not on
valance returns. Marquee, box, or convex awning shapes
are not permitted. Awnings should be located within the
building elements that frame storefronts, and should not
conceal important architectural details. Awnings should
also be hung just below a clerestory or "transom”
Page 7 of 22 Revised by ADB 3/1/06
rA,O,.l
window, if it exists. Awnings on a multiple- storefront building should be consistent in
character, scale and position, but need not be identical. Non - structural awnings
should be constructed using canvas or fire - resistant acrylic materials. Shiny, high -
gloss materials are not appropriate; therefore, vinyl or plastic awning materials are
not permitted. Structural Awnings should be designed to incorporate natural light.
Artificial lighting should only be used at night.
Signage should be designed to integrate with the
building and street front. Combinations of sign types
are encouraged which result in a coordinated design
while minimizing the size of individual signs. Blade or
projecting signs which include decorative frames,
brackets or other design elements are encouraged. This
type of detail is consistent with the design elements
mentioned above that enhance the interest of the area.
Use graphics or symbols to reduce the need to have
large expanses of lettering. Signage in the "Arts Center
Corridor" defined in the Comprehensive Plan is required
to include decorative sign frames or brackets in its
design.
Instead of broadly lighting the face of the sign, signage
should be indirectly lit, or backlit to only display
lettering and symbols or graphic design. Signage should
be given special consideration when it is consistent with
or contributes to the historic character of sites on the
National Register or the Edmonds Register of Historic
Places
A -5: Respect for Adjacent Sites
Buildings should respect adjacent properties by being located
on their sites to minimize disruption of the privacy and outdoor
activities of residents in adjacent buildings.
Explanation and Examples
One consideration is the views from upper stories of new
buildings into adjacent houses or yards, especially in less
intensive zones. This problem can be addressed in several
ways.
■ Reduce the number of windows and decks on the
proposed building overlooking the neighbors.
• Step back the upper floors or increase the side or rear
setback so that window areas are farther from the property line.
• Take advantage of site design which might reduce impacts, for example by
using adjacent ground floor area for an entry court.
• Minimize windows to living spaces which might infringe on the privacy of
adjacent residents, but consider comfort of residents in the new building.
• Stagger windows to not align with adjacent windows.
Page 8 of 22 Revised by ADB 3/1/06
A -6: Transition Between Residence and Street
For residential projects, the space between the building and
the sidewalk should provide security and privacy for residents
and encourage social interaction among residents and
neighbors.
Explanation and Examples
The transition between a residential building and the street
varies with the depth of the front setback and the relative
elevation of the building to the street.
A -7: Residential Open Space
Residential projects should be sited to
maximize opportunities for creating usable,
attractive, well- integrated open space.
Examples and Explanations
Residential buildings are encouraged to
consider these site planning elements:
• Courtyards which organize
architectural elements, while providing
a common garden or other uses.
• Entry enhancement such as
landscaping along a common pathway.
A -8: Parking and Vehicle Access
Siting should minimize the impact of automobile parking and
driveways on the pedestrian environment, adjacent properties
and pedestrian safety.
Explanation and Examples
Techniques used to minimize the impacts of driveways and
parking lots include:
■ Locate surface parking at rear or side lots.
■ Break large parking lots into smaller ones.
■ Minimize number and width of driveways and curb
cuts.
■ Share driveways with adjacent property owners.
■ Locate parking in lower level or less visible portions of site.
■ Locate driveways so they are visually less dominant.
Access should be provided in the following order of priority:
i) If there is an alley, vehicular access should use the alley. Where feasible, the
exit route should use the alley.
Page 9 of 22 Revised by ADB 3/1/06
ae 5'{A"
Wff etrrAk
4 /N
ii) For corner parcels, access should be off the secondary street rather than the
primary street.
iii) Share the driveway with an adjacent property. This can be a driveway with
two -way traffic.
iv) A driveway serving a single project is the least preferred option.
Drive - through facilities such as, but not limited to, banks, cleaners, fast food, drug
stores, espresso stands, etc., should comply with the following:
i) Drive - through windows and stacking lanes shall not be located along the
facades of the building that face a street.
ii) Drive - through speakers shall not be audible off -site.
iii) The entrance and exit from the drive - through shall be internal to the site, not
a separate entrance and /or exit to or from the street.
A -9: Location of Parking on Commercial Street Fronts
Parking on a commercial street front should be
minimized and where possible should be located behind
a building.
Explanation and Examples
Parking located along a commercial street front where
pedestrian traffic is desirable lessens the attractiveness
of the area to pedestrians and compromises the safety
of pedestrians along the street.
A -10: Corner Lots
Building on corner lots should be oriented to the corner
and public street fronts. Parking and automobile access
should be located away from corners.
Explanation and Examples
Corner lots offer unique opportunities because of their
visibility and access from two streets.
(above and below)
Corner lot treatments.
Page 10 of 22 Revised by ADB 3/1/06
B -1: Bulk, and Scale Compatibility
Projects should be compatible with the scale of development
anticipated by the applicable Land Use Policies for the
surrounding area and should be sited and designed to provide a
sensitive transition to near -by, less intensive zones. Projects on
zone edges should be developed in a manner that creates a
step in perceived bulk, and scale between anticipated
development potential of the adjacent zones.
Explanation and Examples
For projects undergoing Design Review, the analysis and
mitigation of bulk and scale impacts will be accomplished
through the Design Review process. Careful siting and design treatment based on
the technique described in this and other design guidelines will help to mitigate some
bulk and scale impacts; in other cases, actual reduction in the bulk and scale of a
project may be necessary to adequately mitigate impacts. Design Review should not
result in significant reductions in a project's actual bulk and scale.
Bulk and scale mitigation may be required in two general circumstances:
1. Projects on or near the edge of a less intensive zone. A substantial
incompatibility in scale may result from different development standards in the
two zones and may be compounded by physical factors such a s large
development sites, slopes or lot orientation.
2. Projects proposed on sites with unusual physical characteristics such as large
lot size, or unusual shape, or topography where buildings may appear
substantially greater in bulk and scale than that generally anticipated for the
area.
Factors to consider in analyzing potential bulk and scale impacts include:
■ distance from the edge of a less intensive zone
■ differences in development standards between abutting zones (allowable
building width, lot coverage, etc.)
• effect of site size and shape
■ bulk and scale relationships resulting from lot orientation (e.g. back lot line to
back lot line vs. back lot line to side lot line)
■ type and amount of separation between lots in the different zones (e.g.
separation by only a property line, by an alley or street, or by other physical
features such as grade changes).
Page 11 of 22 Revised by ADB 3/1/06
In some cases, careful siting and design treatment may be sufficient to achieve
reasonable transition and mitigation of bulk and scale impacts. Some techniques for
achieving compatibility are as follows:
■ use of architectural style, details (such as roof lines or fenestration), color or
materials that derive from the less intensive zone. (See also Guideline C -1:
Architectural Context.)
■ creative use of landscaping or other screening
■ location of features on -site to facilitate transition, such as locating required
open space on the zone edge so the building us farther from the lower
intensity zone.
• treating topographic conditions in ways that minimize impacts on neighboring
development, such as by using a rockery rather than a retaining wall to give
a more human scale to a project, or stepping a project down a hillside.
■ in a mixed -use project, siting the more compatible use near the zone edge.
In some cases, reductions in the actual bulk and scale of the proposed structure may
be necessary in order to mitigate adverse impacts and achieve an acceptable level of
compatibility. Some techniques which can be used in these cases include:
■ articulating the building's facades vertically or horizontally in intervals that
conform to existing structures or platting pattern.
■ increasing building setbacks from the zone edge at ground level
■ reducing the bulk of the building's upper floors
■ limiting the length of, or otherwise modifying, facades
■ reducing the height of the structure
■ reducing the number or size of accessory structures.
C -1: Architectural Context
New buildings proposed for existing neighborhoods with a
well- defined and desirable character should be compatible
with or complement the architectural character and siting
pattern of neighboring buildings.
Explanation and Examples
Paying attention to architectural characteristics of
surrounding buildings, especially historic buildings, can help
new buildings be more compatible with their neighbors,
especially if a consistent pattern is already established by
similar:
■ building articulation
■ building scale and proportion
■ or complementary architectural style
■ or complementary roof forms
■ building details and fenestration patterns
■ or complementary materials
Even where there is no consistent architectural pattern, building design and massing
can be used to complement certain physical conditions of existing development.
In some cases, the existing context is not so well- defined, or may be undesirable. In
such cases, a new project can become a pioneer with the opportunity to establish a
pattern or identity from which future development can take its cues.
Page 12 of 22 Revised by ADB 3/1/06
In most cases, especially in the downtown commercial area, Buildings shall convey a
visually distinct 'base' and 'top'. A'base' can be emphasized by a different masonry
pattern, more architectural detail, visible 'plinth' above which the wall rises,
storefront, canopies, or a combination. The top edge is highlighted by a prominent
cornice, projecting parapet or other architectural element that creates a shadow line.
Architectural Features
Below are several methods that can help integrate new buildings into the
surrounding architectural context, using compatible:
■ architectural features
■ fenestration patterns, and
■ building proportions.
Building Articulation
Below are several methods in which buildings may be articulated to create intervals
which reflect and promote compatibility with their surroundings:
• modulating the facade by stepping back or extending forward a portion of the
facade
• repeating the window patterns at an interval that equals the articulation
interval
■ providing a porch, patio, deck or covered entry for each interval
■ providing a balcony or bay window for each interval
■ changing the roofline by alternating dormers, stepped roofs, gables or other
roof elements to reinforce the modulation or articulation interval
■ changing the materials with a change in the building plane
■ providing a lighting fixture, trellis, tree or other landscape feature with each
interval
C -2: Architectural Concept and Consistency
Building design elements, details and massing should create a well - proportioned and
unified building form and exhibit an overall architectural concept.
Buildings should exhibit form and features identifying the functions within the
building.
In general, the roofline or top of the structure should be clearly distinguished from
its facade walls.
Explanation and Examples
This guideline focuses on the important design
consideration of organizing the many architectural
elements of a building into a unified whole, so that
details and features can be seen to relate to the
structure and not appear as add -ons.
The other objective of this guideline is to promote
buildings whose form is derived from its function.
Buildings which present few or no clues through their
design as to what purpose they serve are often
awkward architectural neighbors. For example, use of
expansive blank walls, extensive use of metal or glass
siding, or extremely large or small windows in a
residential project may create architectural confusion
UMM11 top
Page 13 of 22 Revised by ADB 3/1/06
middle
base
or disharmony with its neighbors. Conversely, commercial buildings which overly
mimic residential styles might be considered inappropriate in some commercial
neighborhoods.
Often times, from an architectural design
perspective buildings will convey a visually
distinct'base' and 'top'. A'base' can be
emphasized by a different masonry pattern,
more architectural detail, visible 'plinth' above
which the wall rises, storefront, canopies, or a
combination. The top edge is highlighted by a
prominent cornice, projecting parapet or other
architectural element that creates a shadow line.
Other architectural features included in the
design of a building may include any number of
the following:
■ building modulation or articulation
• bay windows
• corner accent, such as a turret
• garden or courtyard elements (such as a fountain or gazebo)
■ rooflines
■ building entries
■ building base
Architectural details may include some of the following:
■ treatment of masonry (such as ceramic tile inlay,
alternating brick patterns)
■ treatment of siding (such as wood siding
combined with shingles to differentiate
floors)
■ articulation of columns
■ sculpture or art work
■ architectural lighting
• detailed grilles and railings ,�,■ _
■ special trim details and moldings
• a trellis or arbor
paving stones, or
lop
base
Page 14 of 22 Revised by ADB 3/1/06
C -3: Human Scale
The design of new buildings should incorporate architectural
features, elements and details to achieve a good human
scale.
Explanation and Examples
The term "human scale" generally refers to the use of
human - proportioned architectural features and site design
elements clearly oriented to human activity.
A building has a good human scale if its details, elements
and materials allow people to feel comfortable using and
approaching it. Features that give a building human scale
also encourage human activity.
The following are some of the building elements that may be used to achieve better
human scale:
• pedestrian- oriented open space such as a courtyard, garden, patio, or other
unified landscaped areas
• bay windows extending out from the building face that reflect an internal
space such as a room or alcove
• individual windows in upper stories that
• are approximately the size and proportion of a traditional window
• include a trim or molding that appears substantial from the sidewalk
• are separated from adjacent windows by a vertical element
• windows grouped together to form larger areas of glazing can have a human
scale if individual window units are separated by moldings or jambs
■ windows with small multiple panes of glass
■ window patterns, building articulation and other treatments that help to
identify individual residential units in a multi - family building
■ upper story setbacks
■ a porch or covered entry
■ pedestrian weather protection in the form of canopies, awnings, arcades or
other elements wide enough to protect at least one person
■ visible chimneys
C -4: Exterior Finish Materials
Building exteriors should be constructed of durable and
maintainable materials that are attractive even when viewed up
close. Materials that have texture, pattern, or lend themselves
to a high quality of detailing are encouraged.
Explanation and Examples
The selection and use of exterior materials is a key ingredient
in determining how a building will look. Some materials, by
their nature, can give a sense of permanence or can provide
texture or scale that helps new buildings fit better in their
surroundings.
Page 15 of 22 Revised by ADB 3/1/06
Materials typical to the northwest include:
■ clear or painted wood siding
■ shingles
■ brick
■ stone
■ ceramic and terra -cotta tile
Many other exterior building materials may be appropriate in multifamily and
commercial neighborhoods as long as the materials are appropriately detailed and
finished, for instance, to take account of the northwest's climate or be compatible
with nearby structures. Some materials, such as mirrored glass, may be more
difficult to integrate into residential or neighborhood commercial settings.
D -1: Pedestrian Open Spaces and Entrance
Convenient and attractive access to the building's entry
should be provided. To ensure comfort and security, paths
and entry areas should be sufficiently lighted and entry
areas should be protected from the weather. Opportunities
for creating lively, pedestrian- oriented open space should
be considered.
Explanation and Examples
If a building is set back from the sidewalk, the space
between the building and public right -of -way may be
conducive to pedestrian or resident activity. In business
districts where pedestrian activity is desired, the primary
function of any open space between commercial buildings and the sidewalk is to
provide visual and physical access into the building and perhaps also to provide a
space for additional outdoor activities such as vending, resting, sitting or dining.
Street fronts can also feature art work, street furniture and landscaping that invite
customers or enhance the building's setting.
Where a commercial or mixed -use building is set back from the sidewalk a sufficient
distance, pedestrian enhancements should be considered in the resulting street front.
Examples of desirable features to include:
■ visual and pedestrian access (including barrier -free access) into the site from
the public sidewalk
■ walking surfaces of attractive pavers
■ pedestrian - scaled site lighting
■ areas for vendors in commercial areas
■ landscaping that screens undesirable elements or that enhances the space
and architecture
■ signage which identifies uses and shops clearly but which is scaled to the
pedestrian
■ site furniture, artwork or amenities such as fountains, benches, pergolas,
kiosks, etc.
Examples of features to avoid are:
• asphalt or gravel pavement
■ adjacent unscreened parking lots
■ adjacent chain -link fences
Page 16 of 22 Revised by ADB 3/1/06
■ adjacent blank walls without appropriate screening
The following treatment of entrances can provide emphasis and interest:
■ special detailing or architectural features such as ornamental glazing, railings
and balustrades, awnings, canopies, decorative pavement, decorative
lighting, seats, architectural molding, planter boxes, trellises, artwork signs,
or other elements near the doorway.
■ visible signage identifying building address
■ Higher bay(s)
■ Recessed entry (recessed at least 3 feet)
■ Forecourt
D -2: Blank Walls — See pages 8 -9 from guidelines blank walls
Buildings should avoid large blank walls facing the street,
especially near sidewalks. Where blank walls are
unavoidable they should receive design treatment to
increase pedestrian comfort and interest.
Explanation and Examples
A wall may be considered "large" if it has a blank surface
substantially greater in size than similar walls of
neighboring buildings.
The following examples are possible methods for treating
blank walls:
• installing vertical trellis in front of the wall with
climbing vines or plants materials
• setting the wall back and providing a landscaped
or raised planter bed in front of the wall, including
plant materials that could grow to obscure or
screen the wall's surface
• providing art (mosaic, mural, decorative masonry
pattern, sculpture, relief, etc.) over a substantial
portion of the blank wall surface
• employing small setbacks, indentations, or other
means of breaking up the wall's surface
• providing special lighting, a canopy, horizontal
trellis or other pedestrian- oriented features that
break up the size of the blank wall's surface and
add visual interest
• An architectural element not listed above, as
approved, that meets the intent
D -3: Retaining Walls
lighting fixture opaque glass
medallion, windows,
projecting comice
masonry
belt course
metal canoov-
recess
Retaining walls near a public sidewalk that extend higher than
eye level should be avoided where possible. Where higher
retaining walls are unavoidable, they should be designed to
reduce their impact on pedestrian comfort and to increase the
visual interest along the streetscapes.
Blank walls shall be treated with architectural
elements to provide visual interest.
Page 17 of 22 Revised by ADB 3 /1 /06
Explanation and Examples
The following are examples of methods to treat retaining walls:
■ any of the techniques or features listed under blank walls above
■ terracing and landscaping the retaining walls
■ substituting a stone wall, rockery, modular masonry, or special material
■ locating hanging plant materials below or above the wall
D -4: Design of Parking Lots Near Sidewalks
Parking lots near sidewalks should provide adequate security and
lighting, avoid encroachment of vehicles onto the sidewalk, and
minimize the visual clutter of parking lot signs and equipment.
Explanation and Examples
The following examples illustrate some considerations to address in
highly visible parking lots:
Treatment of parking area perimeter
the edges of parking lots pavement adjacent to landscaped
areas and other pavement can be unsightly and difficult to maintain.
Providing a curb at the perimeter of parking areas can alleviate these
problems.
Security lighting
■ provide the appropriate levels of lighting to create adequate visibility at night.
Evenly distributed lighting increases security, and glare -free lighting reduces
impacts on nearby property.
Encroachment of cars onto the sidewalk
without wheel stops or a low wall, parked cars can hang over sidewalks. One
technique to protect landscaped and pedestrian areas from encroachment by
parked cars is to provide a wide wheel stop about two feet from the sidewalk.
Another technique is to widen a sidewalk or planting bed basically "building
in" a wheel stop into the sidewalk or planting bed. This is more durable than
wheel stops, does not catch debris and reduces tripping hazards.
Signs and equipment
■ reduce sign clutter by painting markings on the pavement or by consolidating
signs. Provide storage that is out of view from the sidewalk and adjacent
properties for moveable or temporary equipment like sawhorses or barrels.
Screening of parking
• screening of parking areas need not be uniform along the property frontage.
Variety in the type and relative amount of screening may be appropriate.
• screen walls constructed of durable, attractive materials need not extend
above waist level. Screen walls across a street or adjacent to a residential
zone could also include landscaping or a trellis or grillwork with climbing
vines.
• screening can be designed to provide clear visibility into parking areas to
promote personal safety.
Page 18 of 22 Revised by ADB 3/1/06
D -5: Visual Impacts of Parking Structures
The visibility of all at -grade parking structures or accessory parking
garages should be minimized. The parking portion of a structure
should be architecturally compatible with the rest of the structure
and streetscape. Open parking spaces and carports should be a
screened from the street and adjacent properties.
+...! r
Explanation and Examples
The following examples illustrate various methods of improving the
appearance of at -grade parking structures:
• incorporating pedestrian- oriented uses at street level can
reduce the visual impact of parking structures in = ,,,,.
commercial areas. Sometimes a depth of only 10 feet along the front of the
building is enough to provide space for newsstands, ticket booths, flower
shops and other viable uses.
• setting the parking structure back from the sidewalk and installing dense
landscaping
■ incorporating any of the blank wall treatments listed in Guideline D -2
■ visually integrating the parking structure with adjacent buildings
■ continuing a frieze, cornice, canopy, overhang, trellis or other devices at the
top of the parking level
■ incorporating into the parking structure a well -lit pedestrian walkway,
stairway or ramp from the sidewalk to the upper level of the building
■ setting back a portion of the parking structure to allow for the retention of an
existing significant tree
■ using a portion of the top of the larking level as an outdoor deck, patio or
garden with a rail, bench or other guard device around the perimeter
D -6: Screening of Dumpsters, Utilities, and Service Areas
Building sites should locate service elements like trash dumpsters,
loading docks and mechanical equipment away from the street
front where possible while maintaining access to utilities. When
elements such as dumpsters, utility meters, mechanical units and
service areas cannot be located away from the street front, they
should be situated and screened from view and should not be
located in the pedestrian right -of -way.
Explanation and Examples
Unsightly service elements can detract from the compatibility of
new projects and create hazards for pedestrians and autos.
.a
The following examples illustrate considerations to address in locating and screening
service areas and utilities:
• plan the feature in a less visible location on the site
■ screen it to be less visible. For example, a utility meter can be located behind
a screen wall so that it is not visible from the building entrance.
• use durable materials that complement the building
■ incorporate landscaping to make the screen more effective
■ locate the opening to the area away from the sidewalk.
Page 19 of 22 Revised by ADB 3 /1 /06
■ incorporate roof wells, utility rooms or other features to accommodate utility
and mechanical equipment needs.
D -7: Personal Safety and Security
Project design should consider opportunities for enhancing personal
safety and security in the environment under review.
Explanation and Examples
Project design should be reviewed for its contribution to enhancing
the real and perceived feeling of personal safety and security
within the environment under review. To do this, the question
needs to be answered: do the design elements detract from or do
they reinforce feelings of security of the residents, workers,
shoppers and visitors who enter the area?
Techniques that can help promote safety include the following:
■ providing adequate lighting
■ retaining clear lines of site
• use of semi- transparent security screening, rather than opaque walls, where
appropriate
■ avoiding blank, windowless walls that attract graffiti and that do not permit
residents or workers to observe the street
■ use of landscaping that maintains visibility, such as short shrubs and pruning
trees, so there are no branches below head height
■ creative use of ornamental grille as fencing or over ground floor windows in
some locations
■ absence of structures that provide hiding places for criminal activity
■ design of parking areas to allow natural surveillance by maintaining clear
lines of sight both for those who park there and for occupants of nearby
buildings
■ clear directional signage
■ encouraging "eyes on the street" through placement of windows, balconies
and street -level uses
■ ensuring natural surveillance of children's play areas.
E -1: Landscaping to Reinforce Design Continuity with
Adjacent Sites
Where possible, and where there is not another overriding concern,
landscaping should reinforce the character of neighboring
properties and abutting streetscape.
Explanation and Examples
Several ways to reinforce the landscape design character of the
local neighborhood are listed below:
■ Street Trees
If a street has a uniform planting of street trees, or a
distinctive species, plant street trees that match the
planting pattern or species.
Page 20 of 22 Revised by ADB 3/1106
Similar Plant Materials
When many lots on a block feature similar landscape materials, emphasis on
these materials will help a new project fit into the local context.
Similar construction materials, textures, colors or elements
Extending a low brick wall, using paving similar to a neighbor's or employing
similar stairway construction are ways to achieve design continuity.
E -2: Landscaping to Enhance the Building and /or Site
Landscaping, including living plant material, special pavements,
approach, screen walls, planters, site furniture and similar
features should be appropriately incorporated into the design to
enhance the project.
Examples
Landscape enhancements of the site may include some of the
approaches or features listed below:
■ Soften the form of the building by screening blank walls,
terracing retaining walls, etc." °
■ Increase privacy and security through screening and /or sharing.
■ Provide a framework such as a trellis or arbor for plants to grow on.
■ Incorporate a planter guard or low planter wall as part of the architecture.
■ Distinctively landscape open areas created by building modulation.
■ Incorporate upper story planter boxes or roof planters.
■ Include a special feature such as a courtyard, fountain or pool.
■ Emphasize entries with special planting in conjunction with decorative paving
and /or lighting.
■ Screen a building from view by its neighbors, or an existing use from the neon
building.
E -3: Landscape Design to Address Special Site Conditions
The landscape design should take advantage of special on -site
conditions such as high -bank front yards, steep slopes, view
corridors, or existing significant trees and off -site conditions such
as greenbelts, ravines, natural areas, and boulevards.
Explanation and Examples
The following conditions may merit special attention. The examples
suggest some ways to address the issue.
High Bank Front Yard
Where the building's ground floor is elevated above a sidewalk
pedestrian's eye level, landscaping can help make the transition
between grades. Several techniques are listed below.
■ rockeries with floral displays, live ground cover or shrubs.
■ terraces with floral displays, ground covers or shrubs.
■ low retaining walls with raised planting strips.
■ stone or brick masonry walls with vines or shrubs.
Page 21 of 22 Revised by ADB 3 /1 /06
Barrier -free Access
Where wheelchair ramps must be provided on a street front, the ramp structure
might include a planting strip on the sidewalk side of the elevated portions of the
ramp.
Steep Topography
Special plantings or erosion control measures may be necessary to prevent site
destabilization or to enhance the visual qualities of the site in connection with a
neighborhood improvement program.
Boulevards
Incorporate landscaping which reflects and reinforces .
Greenbelt or Other Natural Setting
■ Minimize the removal of significant trees.
■ Replace trees that were removed with new trees.
■ Emphasize naturalizing or native landscape materials.
• Retain natural greenbelt vegetation that contributes to greenbelt
preservation.
■ Select colors that are more appropriate to the natural setting.
On -site Vegetation
■ Retain significant vegetation where possible.
■ Use new plantings similar to vegetation removed during construction, when
that vegetation as distinctive.
Page 22 of 22 Revised by ADB 3/1/06
STATE OF WASHINGTON,
COUNTY OF SNOHOMISH
SUMMARY OF ORDINANCE NO 3636
o t e rty o mon s, as ngtan
f On the 3rd day of April, 2007, the City Council of the City
of Edmonds passed Ordinance No. 3636. A summary of the
content of said ordinance, consisting of the title, provides as
I follows:
AN ORDINANCE OF THE CITY 09: CnuI n ,... ....._
ENACTMENT OF CHAPTER 20.10 ELATING TO DESIGN
REVIEW, THE ENACTMENT OF A NEW CHAPTER 20.11
D STR CT -BASED DESIGN REVIEW, REPEALING AND
1RE-ENACTING CHAPTER 20.13 LANDSCAPING RE-
QUIREMENTS, ADOPTING NEW DESIGN GUIDELINES;
PROVIDING FOR SEVERABILITY; AND FIXING A TIME
WHEN THE SAME SHALL BECOME EFFECTIVE
The full ext o this Ordinance ibe mailed upon request.
DATED this 4th day of April, 2007
CITY CLERK, SANDRA S. CHASE
LPublished: April 8, 2007.
RECEIVED
APR 19 2007
�nMONDS CITY CLERK
Account Name: City of Edmonds
Affidavit of Publication
S.S.
The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of
THE HERALD, a daily newspaper printed and published in the City of Everett, County of
Snohomish, and State of Washington; that said newspaper is a newspaper of general
circulation in said County and State; that said newspaper has been approved as a legal
newspaper by order of the Superior Court of Snohomish County and that the notice
Summary of Ordinance No. 3636
City of Edmonds
a printed copy of which is hereunto attached, was published in said newspaper proper and not
in supplement form, in the regular and entire edition of said paper on the following days and
times, namely:
April 08, 2007
and that said newspaper was regularly distributed to its subscribers during all of said period.
Subscribed and swom to before me this
901
Account Number: 101416
Order Number: 0001493215