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2017-06-21 Architectural Design Board Packet
�1 o� NJI Agenda Edmonds Architectural Design Board "" Ixyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 J U N E 21, 2017, 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of May 3, 2017 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 6. PUBLIC HEARINGS 1. Phase 2 District Based Design Review for Graphite Art Studios at 202 Main Street (PLN20170016) 2. Public Hearing on Mietzner Brothers Properties, LLC proposal to construct eleven (11) new detached single-family homes located at 8609, 8611 and 8615 244th St SW. (File No. PLN20170017) 7. CONSOLIDATED PERMIT APPLICATIONS 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda June 21, 2017 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 06/21/2017 Approval of Draft Minutes of May 3, 2017 Staff Lead: N/A Department: Planning Division Prepared By: Diane Cunningham Background/History N/A Staff Recommendation Approve the draft minutes Narrative The draft minutes are attached. Attachments: ADB170503d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting May 3, 2017 Chair Walker called the meeting of the Architectural Design Board to order at 6:00 p.m., at the City Council Chambers, 250 - 5 h Avenue North, Edmonds, Washington. Board Members Present Board Members Absent Staff Present Tom Walker, Chair Brian Borofka Kemen Lien, Senior Planner Lauri Strauss, Vice Chair Joe Herr Jeanie McConnell, Engineering Program Manager Cary Guenther Jeff Taraday, City Attorney Lois Broadway Karin Noyes, Recorder Athene Tarrant ,�1]i�1 �I1`11yY11;1 BOARD MEMBER TARRANT MOVED THAT THE MINUTES OF FEBRUARY 1, 2017 BE APPROVED AS SUBMITTED. VICE CHAIR STRAUSS SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA VICE CHAIR STRAUSS MOVED THAT THE AGENDA BE ACCEPTED AS PRESENTED. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. FA11 W 0 Lei W601011 Of I `Y�f. No one in the audience indicated a desire to address the Board during this portion of the meeting. MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC HEARING: WESTGATE VILLAGE MIXED -USE BUILDING AT 10032 EDMONDS WAY (FILE NUMBER PLN20160054) Chair Walker reviewed the rules and procedures for the public hearing. He explained the Appearance of Fairness Rules and invited members of the Board to disclose any conversations they might have had regarding the subject of the hearing outside of the public process. None were noted. He asked Board Members to identify any conflicts of interest that would render them unable to consider the application in a fair and objective manner. None were noted. He also if anyone in the audience objected to any of the Board Members participating as decision makers in the hearing, and no one stepped forward. Lastly, he asked that everyone who wanted to testify during the hearing stand and be sworn in. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 1 of 18 Packet Pg. 3 2.1.a Mr. Lien presented the Staff Report. He explained that the applicant is proposing to construct a new mixed -use building with 91 multi -family residential units, 3,100 square feet of retail space, structured parking and a reconfigured surface parking area providing additional parking spaces. He reminded the Board that the application is a Type III-B decision, which means that the Architectural Design Board (ADB) conducts a public hearing and makes a decision, which is appealable to the City Council. In order to approve the project, the ADB must find that the project is consistent with the Comprehensive Plan and applicable Edmonds Community Development Code (ECDC) requirements (ECDC 16.100 — Westgate Mixed Use Zone District, ECDC 22.110 — Design Standards for the Westgate Mixed Use District, ECDC 20.11— General Design Review, and ECDC 20.13 — Landscaping Requirements). Mr. Lien provided a site map and noted that the development is proposed for the southwest corner of the intersection of Edmonds Way and 100'h Avenue West. Other portions of the site were developed under PLN 200100170 and include a Bartell's Drug Store and another 6,000-square foot commercial building with multiple businesses. The site where the proposed building will be located is currently undeveloped, and a McDonalds Restaurant is located directly west of the subject property. Other surrounding uses include banks, a service station, two grocery stores, restaurants and numerous neighborhood commercial businesses. Above the protected slope to the south of the site is a single-family neighborhood with an RS-8 zoning classification. Mr. Lien referred to the Staff Report, which goes into detail about the staff s findings with regarding to the design guidelines and zoning standards. He highlighted that the subject site is located at 10032 Edmonds Way and is zoned Westgate Mixed Use (WMU). It consists of four parcels that are approximately 92,490 square feet. As part of the project, the applicant is proposing to reconfigure the property. The portion of the property that will encompass the project would contain 56,047 square feet following a lot line adjustment. This 56,047-square foot figure is the area that is being used in the analysis for compliance with open space and amenity space requirements. Staff understands that the property owner will be redeveloping the Westgate Village area in phases and there will be more opportunities to provide additional open space and amenity spaces with future phases. Given the configuration of the lots for the current development, staff wants to ensure that areas of the site that are left out of the open space and amenity space calculations for this development will be included in future development phases. Therefore, staff is proposing a condition that covenants must be recorded on Westgate Village properties confirming that areas not included for the open space and amenity space requirement must be included in future phases of development of the Westgate Village site. Another proposed condition is that the lot line adjustment be completed prior to permit issuance. Mr. Lien briefly reviewed the general site plan for the proposed project, noting that all required parking will be located within the project area, with some additional parking provided outside of the subject parcels. He also noted the location of the proposed main entrance, retail space, open space, etc. Mr. Lien said the City received several comments relative to parking for the proposed project, as well as the entire Westgate Village area. He reviewed that, as per the parking standards in ECDC 16.110.020.1), 1.2 parking space is required for all units that are less than 900 square feet. As all the units in the proposed project would be less than 900 square feet, a total of 110 parking spaces would be required for the residential portion of the development. Parking for the commercial area is one space per every 400 square feet of commercial floor area associated with the project, which equates to 8 commercial spaces. He summarized that a total of 118 parking spaces would be required for the project, and the applicant is proposing 121 spaces within the project area. The applicant also did a parking calculation for the entire Westgate Village, including Bartells and other commercial buildings. In total, 171 parking space would be required; and following the project, there would be 217 parking space provided. Mr. Lien advised that 28 of the parking spaces identified by the applicant are shared parking spaces, all of which would be located in the surface lot area and publicly accessible at all hours. These parking space are consistent with the criteria detailed in ECDC 20.30.030, but a parking agreement would be required. A proposed condition of approval requires that the parking agreement be recorded prior to building permit issuance. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 2 of 18 Packet Pg. 4 2.1.a Mr. Lien noted that the parking figures provided in the Staff Report are different than those submitted by the applicant. He advised that the City's Recycling Coordinator reviewed the project and noted that the proposed trash collection area for the site (in the southeast corner) appears inadequate and more space is needed for the trucks to have access. A proposed condition of approval would eliminate the 5 parking spaces just north of the trash enclosure. This condition would reduce the number of parking spaces from 126 to 121. However, he summarized that as conditioned, the proposal is still consistent with all of the parking requirements. Mr. Lien advised that building heights in the WMU zone are described in terms of stories. However, the overall building height cannot exceed 25 feet for a two-story building, 35 feet for a three-story building, and 45 feet for a four-story building. He further advised that building height is normally established by measuring the average grade. However, in the WMU zone, height is established by the finished grade at the street front, which means that buildings may not use adjoining slopes to increase the average height of the building above the street front level. He provided a cross section of the site, noting that the finished grade at the street front is between 316 and 361 feet. The applicant is proposing a four- story building, and the subject property is eligible for a fourth -story height bonus if certain criteria can be met. However, the 4d' story must be set back at least 10 feet from a building fagade facing SR 104 or 100d' Avenue West. In addition, no 3rd or 4d' story may be located within 30 feet of the intersection of SR-104 and 10e Avenue West. Mr. Lien referred to the Height Bonus Score Sheet in ECDC 20.110.090, which requires that an applicant obtain 8 points, with points in at least four of the categories in order to obtain the height bonus. He explained that: • The WMU zone requires that development meet LEED or Green Standards, and the height bonus requires at least LEED Silver, which is what the applicant is proposing. • The WMU zone requires that development meet a Green Factor of 0.3, but a Green Factor of 0.4 is required for the height bonus. The applicant's proposal shows that that the project would meet the Green Factor 0.4 requirement. • The WMU zone requires that 15% of the total area be dedicated as amenity space, but 20% is required for the height bonus. The applicant is using the new project area to calculate the required amenity/open space. • The WMU requires that projects meet street standards, including bikeway and pedestrian networks. In addition, the applicant is proposing to provide a charging facility for electric cars, indoor/covered bicycle storage and indoor changing facilities, and public art will be integrated into public amenity space. Mr. Lien summarized that the proposal will result in 8 points, which makes it eligible for the height bonus. However, staff is proposing a number of other conditions. Two conditions are related to LEED Design and Green Factor, which would require third -party verification that the building is being designed to LEED Standards and Green Factor, and there will be inspections throughout development to make sure the project meets the standards. A condition was also added regarding the value of the artwork. Given that the art is being used for the height bonus, staff is proposing a condition that requires that the value of the art must be no less than 1% of the total building value as determined by the Guiding Valuation Data published by the International Code Council. The building is valued at about $9.5 million so the value of the art would have to be about $95,000. The condition also calls out that the art is subject to review and approval by the City's Arts Commission. Mr. Lien briefly reviewed how the amenity and open space requirement was calculated, noting that 20% of the project area is 11,209 square feet, and the applicant is proposing 11,245 square feet of amenity space. The amenity space must meet certain requirements related to pervious and impervious surfaces, vegetation, etc. He further noted that 15% of the project area is 8,407 square feet, and the applicant is proposing 8,419 square feet of open space. The protected slope behind the proposed new building would be set aside as open space for the project. While the amenity space must be accessible to the public, the open space does not. Staff is recommending a condition that would require the applicant to file a document with the Snohomish County Auditor's Office related to the amenity space to address issues such as maintenance, public access and hours of operation. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 3 of 18 Packet Pg. 5 2.1.a Mr. Lien provided a map that identifies the protected slopes in the WMU zone and advised that no development is allowed within these sloped areas. He pointed out that the contour line for the protected slope on the subject property ranges between 332 and 322 feet. There is an existing retaining wall that would be extended behind the building. The top of the retaining wall would have a contour of between 324 and 326, which is below the protected slope area. The existing trees on the slope would be retained. Mr. Lien referred to the detailed Staff Report and summarized that staff finds the proposal is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan and the zoning ordinance. He recommended approval of the application with the conditions outlined in the Staff Report. Board Member Tarrant said she understands the point system for determining a height bonus. However, she asked if the applicant could have a slightly higher retail ceiling height. Although it would not increase the square footage of the development, it might enhance the larger retail spaces. She is normally a big believer in keeping heights down, but given the slope, an additional few feet would not impede views. Mr. Lien answered that the slope was taken into consideration when the height limits were established for the WMU zone, and additional ground floor ceiling height is not part of the height bonus system. However, the Height Bonus Score Sheet also has a category for large format retail space, which applies to development that contains one or more retail spaces that are greater than 15,000 square feet. In the WMU zone, the ground floor ceiling height must be a minimum of 12 feet and the applicant is proposing a height of 13 feet. Board Member Tarrant asked if it would be possible to combine the trash pickup areas for the entire Westgate Village site. Mr. Lien answered that Bartell's already has a designated trash enclosure, and the trash enclosure for the other existing development would be expanded to cover a greater area and serve the new development, too. He suggested the applicant address this issue more in his presentation. Board Member Broadway referred to the parking matrix provided by Mr. Lien and asked if 43 refers to the retail parking spaces that are required or what is there already. Mr. Lien said it is the number of parking spaces required, and he did not count the number of existing spaces. Board Member Broadway asked if the 28 shared stalls are being counted as part of the parking that is required for the retail space. Mr. Lien answered that all of the parking required for the development would be located within the project area, and the shared parking spaces are beyond what is required for parking for the site. Chris Davidson, Project Manager, Studio Meng Strazzara, said his presentation would focus on the design and how it ties into the existing site. He advised that the design is intended to: • Create a contemporary northwest -style building that blends with the existing site and works with the existing, vibrant retail businesses. • Balance the public and private connection within the site with the plaza element and amenity spaces. • Benefit the overall neighborhood by providing additional parking space and amenity space for tenants and the public to use, as well as by providing an art installation. Mr. Davidson provided a diagram showing the layout of the proposed new development, particularly noting the locations of the ingress and egress. He explained that access for the new building would be from existing curb cuts, and no new curb cuts are proposed. He also provided a drawing to illustrate how the proposed new building would be situated on the site. He pointed out the location of the single-family residential properties behind the subject property, as well as the retail and office development on both sides. He provided several photos to illustrate the existing site conditions, as well as views of adjacent properties. Mr. Davidson provided drawings to illustrate the proposed floor plans, specifically noting the following: • The lower level would be reserved for approximately 35 parking spaces and additional storage for tenants. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 4 of 18 Packet Pg. 6 • The retail spaces are focused in areas where they will have the most impact, off of SR-104 and towards a centralized location near the proposed new plaza area. • The plaza area will not only provide an amenity to tenants, but pull in the neighborhood at large. It will be broken up with a lot of planting areas and activity. • There will be pedestrian connections from the parking areas to the new building, as well a connection from the street front to the main entrance via the existing pergola that will serve as a gateway into the plaza area. • All of the upper story residential units would have trash chutes that go into a trash room. Tenants will put their trash in the chutes and maintenance staff will roll the bins out into the collection zone. • The main entry into the lobby of the new building will come from the pedestrian pathway that leads from the existing pergola. The lobby area will include a leasing office, indoor covered bicycle storage, and other amenities. • The residential units will be a mixture of 1 and 2 bedroom and studio units, with about 30 units on each floor. The idea is to get the bulk of the units looking out over the plaza area and towards SR-104. Those on the back side will have a view of the protected slope buffer. • Tenant amenity space will be provided on the 0 floor where the building is required to be stepped back adjacent to SR-104 and 100th Avenue W. One will be more of a fitness space, and the other will be more of a lounge -type space. • A side view of the proposed development illustrates the height difference between the nearest residential neighbor and the subject property, which is about 50 feet. The green belt will be maintained because of the steep slope, and it will act as a buffer between the new project and the existing single-family homes. • The building will be setback from SR-104 by about 29 feet to meet the separation requirements of the code. This area will include a 16-foot amenity space, and 8-foot sidewalk, and a 5-foot landscaped strip. • The facade of the retail spaces will be activated with a significant amount of glass. There will be large amounts of glazing that is broken up by the structure and the concrete columns. • The large number of existing trees between the subject property and the existing McDonalds will be retained to provide a buffer, and the exposed portion of the parking lot will be screened with a fiber composite material. • Exterior materials will include a combination of hardy board siding and a new composite material that mimics cedar siding but is more durable. • Modulation is proposed to break up the facade into smaller pieces. The glazing on the retail space will wrap around the corner. • The retaining wall will be closer to 8 feet, which will help screen the cars from adjacent properties. • The building will be tucked into the existing area and nestled into the hillside. There will be a meandering pathway into and throughout the site. • The retail corner amenity space will offer opportunities for searing elements that will benefit the retail clients. • The concept of the plaza area is to create nodes and wayfinding throughout the pathway so it is inviting to all types of people. The existing gateway element (pergola) will be relocated and be used to transition into a quasi- private/public seating area for the retail component as well as people from the other retail buildings. The intent is to activate the area with streetlighting for safety and aesthetics. Art would be integrated into the site in the plaza area, and most of the pavement will be permeable and create a flow throughout the site. • The main residential entry from the sidewalk will be a different material, a metal panel, that will highlight the entry point, and there will be dense plantings around it. • The pathway to the new building will be demarcated with paving elements. Alexandra Zamba, Architect Designer, Studio Meng Strazzara, said they were looking to create a contemporary northwest style that integrates and matches the existing neutral tones that are used on other buildings on site, as well as matching with the protected slope. They are proposing a hardy board system on the facade with a variety of neutral tones to break down the scale of the building and accentuate the different parts. In addition, they propose to use an aluminum long board product, which mimics wood and is more durable, sustainable and recyclable. The building will have a concrete base. Wherever there is more concrete, they will consider a green screen, as well. The accent materials include a black metal panel and matching black vinyl windows, along with a black aluminum store front system. The Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 5 of 18 Packet Pg. 7 2.1.a black trim works well to create the contemporary, clean design and will work well with the clear vision glass that will be employed at the retail levels. She concluded that accent panels will be used to accentuate the residential lobby area as separate from the retail canopies. Forrest Jammer, Landscape Architect, Thomas Rengstorf & Associates, explained that the project design is intended to enhance the character and color that already exists in the area. The building will be nestled back into the existing trees to help transition from the upper level down to the street. A lot of the proposed vegetation speaks to that concept, as well, adding some contrast. Mr. Jammer said one of the circulation pieces will include the existing pergola on SR-104, as well as a stamped asphalt pathway. Another existing pergola will be relocated to carry the theme throughout the project to connect with 100"' Avenue West. The intent was to retain and incorporate these elements into the new design. He explained that the stamped asphalt in a brick pattern is existing and will continue to one of the access points where it will reconnect the parking area to the retail space. The intent is to maintain consistency where it is already established on the site. N cri Mr. Jammer advised that the public plaza was required to meet specific requirements to allow the water to permeate M normally into the site, and he feels the proposed plan accomplishes this requirement. The Staff Report includes a ,- breakdown of the pervious and impervious surfaces that will be used in amenity spaces. He noted that one amenity 0 space will be about 3,315 square feet with less than 300 square feet of impervious surface. The rest will be pervious 2 pavement and plantings. Another larger amenity space will be about 7,930 square feet with about 1,800 square feet of c impervious surface. There will be impervious surface near the art installation and to transition into some of the entry points to provide a nice contrast to the permeable materials as well as reinforcing the planting spaces. The walkway in front of the building will be permeable pavement, as well. Permeable pavement will be used in the parking lot to assist o in meeting the water infiltration, and a bio-retention area is planned on the west side of the property to collect stormwater 0 from the back of the property and help to clean it before it is released. > 0 L Mr. Jammer pointed out that there is a great stand of trees on the protected slope (primarily Douglas Fir, Western Red a Cedar and Big Leaf Maple) that are all very healthy. The retaining wall associated with the project will have minimal impact on these trees and the majority will be retained. In order to meet the Green Factor requirement, the applicant is proposing to save 700 caliper inches of trees on the site, and most will be in the protected slope area. The trees between v the subject property and the McDonald's site will also provide good screening. Mr. Jammer advised that there will be a 5-foot wide planting area along the street to provide separation between the M O Q sidewalk and the street. The sidewalk will be 8-feet wide, which is wide enough for two people to walk side -by -side and m a third person to pass. The existing trees that flank the circulation pergola will all remain, as will the heavy plantings that Q exists in the shared parking area. Mr. Jammer they are looking at using a few different paving materials outside of concrete to create more texture and c m E contrast and define spaces. It will be a subtle difference, more of a color band changing back to permeable concrete or pavers on the amenity space walkway in front and continue to the plaza space. The main entry and the entry from the Q retail space will both have contrasting impervious paving that will highlight the entries for pedestrians. The retail space in the southeast corner will have circulation graphics to help invite people into the area. A variety of planting material will be used throughout the site, including ornamental accent trees, approximately 15 feet tall and 15 feet wide, that will flower in the spring. They are looking at creating a green screen on the blank concrete space that is located at the front near the entry area, and specimen trees will be planted in circular planters to give a nice statement right away. Small fingers of landscaping will be provided to create separation for the trash enclosure, which is yet to be finalized. Board Member Tarrant asked if it would be possible to more clearly mark the entrance from SR-104 so it is more visible upon approach. Mr. Jammer answered that there is an existing marker at the entrance to the entire site, as well as the Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 6 of 18 Packet Pg. 8 2.1.a visual cues provided by the existing pergola. There is also a power vault for two different utilities that limits the opportunities for providing a clearer entrance. However, he said he understands her concern, and perhaps there is an opportunity to provide additional direction via the pavement. Board Member Tarrant asked if the proposed plantings would provide a sense of containment and enclosure around the plaza area. Mr. Jammer answered that trees would be planted between the parking area and the plaza to provide separation, but more could be added if the Board deems it appropriate. Board Member Tarrant asked if lighting would be provided in the plaza area and other landscaped areas, and Mr. Jammer answered that there would be accent lighting, street lighting and ambient lighting throughout the site to address safety and comfort issues. Board Member Broadway commented that the bioswale proposed for the northwest corner seems small for the area it is intended to pick up. She asked if it would also pick up drainage from the retaining wall. Mr. Jammer said it is only intended to pick up surface water for a portion of the parking area. The bioswale will be about 1,000 square feet, which should be adequate to collect all of the moisture from the surrounding area. Board Member Broadway asked how deep the bioswale would be, and Mr. Jammer answered that it would be about 3 feet deep, with a 3:1 slope from the back of the curb. Vice Chair Strauss requested more information about the types of permeable surfaces that would be used for the project. E Mr. Jammer answered that it would include a variety of permeable materials, such as permeable concrete, slabs or pavers. a 0 Board Member Tarrant commented that the project includes a lot of great elements for the location, and her dream would c be for some of the buildings at the corner to disappear to make room for a roundabout to improve this very difficult > intersection. She further commented that the applicant has worked hard to align the design with the City's design a guidelines, and she likes the concept of residential units on top of retail space, which she believes is a good option for a a City the scale of Edmonds. She thanked the design team for their careful planning that provides good pedestrian access through a difficult site. N Board Member Broadway asked if the proposed project would be done in phasing, or if the phasing was in reference to redevelopment of other portions of the site. Mr. Davidson answered that the proposed project would be a stand-aloneLn o project known as Phase 1. Future phasing refers to redevelopment of the Bartell's and other retail locations. Board Member Broadway asked if staff is comfortable with the stability of the steep slope behind the proposed r m Q development. Mr. Lien answered that three geotechnical reports have been done for the site and found that the slope meets the requirements of the Critical Areas Ordinance. E Although she recognized that it is outside of the Board's purview, Board Member Broadway noted that the project is fairly large. If it goes up as one phase, the construction staging and laydown area will dramatically affect the existing Q parking and retail spaces. She asked that the developer give serious consideration to the existing site circulation so as not to impact the businesses that are open. Mr. Davidson agreed that they would do their best. Vice Chair Strauss referred to Mr. Davidson's comment that the project was designed with a Pacific Northwest Style. She said she moved to Edmonds because she likes the seaside community feel. Many of the houses in the bowl area have a more Cape Cod or Craftsman design. She asked if the applicant considered other designs and/or materials. She said it seems like the design is popped in the middle of Edmonds and does not have anything to do with Edmonds. It is important to note that once you pass the corner, the view starts to open up, making the area a gateway to the City. Mr. Davidson responded that multiple design styles were considered before arriving at the proposal. The Cape Cod style would not work for a structure of this size. There are some restrictions as far as height so pitched roofs diminish the ability to get the fourth floor. He said he understands Board Member Strauss' concern, but they attempted to mix the Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 7 of 18 Packet Pg. 9 materials by going with a toned -down pallet and wood materials that have more of a residential scale. He felt the proposed design ties well with the newer projects that have come to Edmonds. Chair Walker asked Mr. Lien to share his perspective relative to traffic and mitigation. He noted this is already a busy street corner. Mr. Lien advised that a traffic analysis was submitted with the project as part of the State Environmental Policy Act (SEPA) review. The project, itself, did not raise the level of service at any of the corners below what is required by the City's Transportation Plan and no specific mitigation was triggered by the increased traffic associated with the project. A traffic study was also done for SR-104 that looks at development along the corridor in the fixture, and the staff has talked with the applicant about looking forward to future phases to make sure what is done now will not impact the ability for future development along the corridor. Again, he said no specific mitigation measures were required for this project. Chair Walker opened the public hearing. No one in the audience indicated a desire to participate in the public hearing, and the public portion of the hearing was closed. N cri Board Member Tarrant commented that there is a burden upon future generations to deal with the problems at this M intersection, but she acknowledged that her concern has nothing to do with the current application. 4- 0 Board Member Broadway said she has a contrary opinion to that expressed by Vice Chair Strauss. She would view a to 2 Cape Code or seaside design as out of place because the intersection is becoming very urban. However, she is c_ concerned that the building sits back in a very dark corner. It faces north and there is very little sunlight. She is bothered that the proposed materials appear too dark. She asked that the applicant consider using a lighter material, particularly M_ on the side that faces the slope, which will be in the shade all day. Vice Chair Strauss said she likes the pallet of colors o proposed by the applicant, but agreed with Board Member Broadway's concern that the building may be too dark. On c the other hand, she did not believe that yellow tones would be right in this location. Perhaps the building could be > lightened by bringing the white color down one more floor. Board Member Broadway said it was not her intent to a change the color to a yellow tone. The lighter colors on the pallet board would be sufficient to address her concern. She a asked the applicant to consider using the lighter tones on a greater percentage of the building to lighten the fagade. Board Member Guenther pointed out that a Pacific Northwest design is typically more horizontal with deep overhangs, v and these features are not present on the proposed design. However, the design is good for capturing the color pallet that is more suitable to Edmonds. While he likes the proposed colors, he agreed with Board Member Broadway that it could be brightened up a little. Ln o Board Member Tarrant agreed with Board Member Broadway about the more urban nature of the location, and she felt r m Q the proposed design is more attractive than the bits and pieces of development that is already there. She said it is rather difficult to find fault with the proposed design given the existing development. She said the proposed design is similar to other development in the area, and it will provide a wonderful gateway to the City. E Chair Walker said he likes the proposed color pallet because it fits within the landscape. He said he does not like �a Q buildings that stand out too much. He likes them to blend into the landscape, particularly when talking about a four-story building. On the other hand, he would support Board Member Broadway's recommendation that a little more brightness should be added to the building colors. Board Member Broadway noted that the main entrance to the residential units is located at the apex of the building, but it is difficult to identify from the renderings provided in the Staff Report. She suggested that more should be done to draw attention to the front entrance feature. While the entryway design includes a variety of colors and modulation, it is still not highly visible and people are required to take their cues from the pavement patterns to find the entrance. Perhaps the entryway is an area where more lightness could be introduced. Vice Chair Strauss questioned if they really want to accentuate the entrance to the residential units since it could have an impact on privacy and security. Mr. Davidson reminded the Board that the residents would have access via the secure underground parking area, and the front entrance Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 8 of 18 Packet Pg. 10 2.1.a would primarily be used by guests and people riding bicycles. A sliding gate will be located at the entry to the underground parking to provide security for residents and tenants. Vice Chair Strauss noted that there is a gap between the top of the retaining wall and the building. She asked if this would allow people to access the back of the building, creating safety concerns for the residents. Mr. Davidson agreed that would be possible, but he would be surprised if it became a problem. He reminded the Board of the steep slope behind the retaining wall. Board Member Broadway asked if there would be a covered awning over the entrance to the retail space, and Mr. Davidson answered affirmatively. Board Member Broadway noted that the awning along the front fagade would not be continuous, and Mr. Davidson agreed and pointed out that there are landscape buffers between the two. Mr. Lien asked if Board Member Broadway is suggesting that the application come back before the Board after the applicant has addressed the issue of color and accentuating the entrance. If not, the Board should give clear direction for staff as the project moves forward to the Building Permit stage to make sure the design is consistent with the Board's intent. Board Member Broadway advised that if the solution is a substantial change to the architecture and undulation of the roof at the entry, she would like to see the project again. But if it is simply color or a change in the entry for articulation without affecting the roof line, the Board does not need to see it again. The remainder of the Board concurred. Mr. Lien said he would prefer that the Board provide this direction as a condition of approval rather than relying solely on the minutes. Mr. Davidson suggested that a roofline change would not do a lot to emphasize the entryway. Any changes would probably be at the ground level in materials and color and less about what is going on above. He said he thinks the design team can do something to make that work without making wholesale changes in the structure, itself. Board Member Broadway said she likes the roof line as it is currently proposed. BOARD MEMBER BROADWAY MOVED THAT THE DESIGN, AS PRESENTED AND WITH THE COMMENTS, SO LONG AS THERE ARE NO ROOF LINE CHANGES, IS SUBJECT TO THE REMAINING ADMINISTRATIVE PROCESS. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. BOARD MEMBER GUENTHER MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT; FIND THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10.000, DESIGN CRITERIA OF ECDC 20.11.030, DESIGN CRITERIA OF ECDC 22.110 AND ZONING REGULATIONS; AND APPROVE THE PROPOSED WESTGATE MIXED -USE DEVELOPMENT UNDER FILE NUMBER PLN20160054 WITH THE FOLLOWING CONDITIONS: 1. A PARKING AGREEMENT FOR SHARED PARKING WITHIN THE WESTGATE VILLAGE SITE SHALL BE SUBMITTED IN A FORM APPROVED BY THE CITY. SUCH AGREEMENT MUST BE RECORDED PRIOR TO THE CERTIFICATE OF OCCUPANCY BEING ISSUED FOR THE BUILDING. 2. LEED SILVER OR BUILT GREEN 4-5 RATING MUST BE CONFIRMED THROUGH THIRD -PARTY VERIFICATION AT THE APPLICANT'S EXPENSE. THE APPLICANT MUST ENTER INTO A CONTRACT WITH THE CITY OF EDMONDS, WHO WILL SELECT THE CONSULTANT TO VERIFY THAT THE PROJECT IS DESIGNED AND CONSTRUCTED TO THE IDENTIFIED LEED OR BUILT GREEN STANDARD. 3. GREEN FACTOR CERTIFICATION MUST BE CONFIRMED THROUGH THIRD -PARTY VERIFICATION AT THE APPLICANT'S EXPENSE. THE APPLICANT MUST ENTER INTO A Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 9 of 18 Packet Pg. 11 2.1.a CONTRACT WITH THE CITY OF EDMONDS, WHO WILL SELECT THE CONSULTANT TO VERIFY THAT THE PROJECT IS DESIGNED AND CONSTRUCTED TO THE IDENTIFIED GREEN FACTOR SCORE. 4. PRIOR TO BUILDING PERMIT ISSUANCE, A COVENANT WITH AND IN A FORM APPROVED BY THE CITY OF EDMONDS MUST BE RECORDED WITH THE SNOHOMISH COUNTY AUDITOR'S OFFICE ACKNOWLEDGING THAT ANY AREA WITHIN PARCEL NUMBERS 00610700200600, 00610700200601, 00610700200701 AND 00610700200702 LEFT OUT OF CALCULATIONS FOR THE AMENITY AND OPEN SPACE REQUIREMENTS FOR THE SUBJECT PROPOSAL MUST ULTIMATELY BE INCLUDED IN CALCULATIONS FOR AMENITY AND OPEN SPACE REQUIREMENTS IN FUTURE DEVELOPMENT PHASES ON PARCELS 00160700200803 AND 00610700201001. 5. AN EASEMENT MUST BE PROVIDED BY THE CITY OF EDMONDS FOR THE PORTION OF THE SIDEWALK LOCATED ON PRIVATE PROPERTY THAT IS NECESSARY TO MEET THE EIGHT - FOOT SIDEWALK WIDTH REQUIREMENT. 6. A LOT LINE ADJUSTMENT MUST BE COMPLETED AND RECORDED PRIOR TO BUILDING PERMIT ISSUANCE. THE AREA CONTAINING THE DEVELOPMENT FOLLOWING THE LOT LINE ADJUSTMENT SHALL BE USED IN DETERMINING COMPLIANCE WITH THE OPEN SPACE AND AMENITY SPACE REQUIREMENTS OF ECDC 22.110. 7. THE GROUND LEVEL FACADES OF BUILDINGS THAT FACE A STREET FRONT SHALL HAVE TRANSPARENT WINDOWS COVERING A MINIMUM OF 40 PERCENT OF THE GROUND FLOOR FACADE THAT LIES BETWEEN AN AVERAGE OF TWO FEET AND 10 FEET ABOVE GRADE. TO QUALIFY AS TRANSPARENT, WINDOWS SHALL NOT BE MIRRORED OR CONSIST OF DARKLY TINTED GLASS OR PROHIBIT VISIBILITY BETWEEN THE STREET AND INTERIOR. 8. ALL MECHANICAL EQUIPMENT AND OTHER UTILITY HARDWARE ON THE ROOF, GROUNDS OR BUILDINGS SHALL BE SCREENED TO MITIGATE VIEW IMPACTS FROM STREET LEVEL. SCREENING COULD INCLUDE THE USE OF ARCHITECTURAL ELEMENTS, LANDSCAPING AND/OR FENCING. 9. THE APPLICANT IS RESPONSIBLE FOR SEEKING AND OBTAINING ALL OTHER REQUIERD LOCAL, STATE AND FEDERAL PERMITS. 10. A DOCUMENT SUMMARIZING APPLICABLE CONDITIONS RELATED TO THE AMENITY SPACE, INCLUDING BUT NOT LIMITED TO MAINTENANCE, PUBLIC ACCESS AND HOURS OF OPERATION, SHALL BE SIGNED BY THE APPLICANT, IN A FORM ACCEPTABLE TO THE CITY, AND RECORDED WITH THE SNOHOMISH COUNTY AUDITOR'S OFFICE. 11. THE APPLICANT SHALL PURCHASE ONE OR MORE ORIGINAL WORKS OF ART TO BE PERMANENTLY DISPLAYED IN A REASONABLY -ACCESSIBLE AREA OF THE EXTERIOR PUBLIC AMENITY SPACE. THE ART WORK SHALL HAVE A FAIR MARKET VALUE OF NO LESS THAN 1% OF TOTAL BUILDING VALUE AS DETERMINED BY THE BUILDING VALUATION DATA, PUBLISHED BY THE INTERNATIONAL CODE COUNCIL ON FILE WITH THE CITY BUILDING OFFICIAL. FINAL SELECTION OF ART WORK SHALL BE SUBJECT TO REVIEW AND APPROVAL BY THE CITY OF EDMONDS ARTS COMMISSION. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 10 of 18 Packet Pg. 12 2.1.a 12. THE FIVE PARKING SPACES ON THE NORTH SIDE OF THE TRASH ENCLOSURE SHALL BE ELIMINATED IN ORDER TO PROVIDE ADEQUATE MANEUVERABILITY FOR SERVICE VEHICLES. 13. THE ENTRANCE TO THE RESIDENTIAL PORTION OF THE BUILDINGS SHOULD STAND OUT MORE AND THAT CAN HAPPEN PRIMARILY WITH COLOR OR MATERIAL CHANGES TO THE FACADE. IF THE CHANGES RESULT IN A STRUCTURAL CHANGE TO THE ROOF LINE, THE PROPOSAL WOULD NEED TO COME BACK TO THE ARCHITECTURAL DESIGN BOARD FOR APPROVAL. BOARD MEMBER BROADWAY SECONDED THE MOTION. BOARD MEMBER BROADWAY MOVED TO AMEND THE MAIN MOTION TO ADD ONE MORE CONDITION TO READ: 14. THE APPLICANT WILL RE-EVALUATE THE PROPOSED COLOR PALLET AND ADJUST SUCH THAT THERE ARE GREATER PROPORTIONS OF A LIGHTER PART OF THE PALLET USED IN THE PROJECT. VICE CHAIR STRAUSS SECONDED THE MOTION TO AMEND, WHICH WAS APPROVED BY A VOTE c OF 3-2, WITH BOARD MEMBERS TARRANT AND WALKER VOTING IN OPPOSITION. 0 L THE MAIN MOTION, AS AMENDED, WAS UNANIMOUSLY APPROVED. o 0 The Board took a five-minute break at 8:00 p.m. The meeting reconvened at 8:05 p.m. > 0 L PUBLIC HEARING: PHASE 1 DISTRICT BASED DESIGN REVIEW FOR GRAPHITE ART STUDIOS AT Q 202 MAIN STREET (FILE NUMBER PLN2017001� Chair Walker reviewed the rules and procedures for the public hearing. He explained the Appearance of Fairness Rules v and invited members of the Board to disclose any conversations they might have had regarding the subject of the hearing outside of the public process. None were noted. He asked Board Members to identify any conflicts of interest that would render them unable to consider the application in a fair and objective manner. None were noted. He also if Ln o anyone in the audience objected to any of the Board Members participating as decision makers in the hearing, and no m one stepped forward. Lastly, he asked that everyone who wanted to testify during the hearing stand and be sworn in. Q Mr. Lien presented the Staff Report, advising that projects that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process. The ADB's decision on such E applications is a Type III-B decision, which is appealable to the City Council. He explained that the purpose of Phase 1 design review is for the applicant to present conceptual designs to the Board and for the Board to give direction to the Q applicant based on the design review standards. They will not be making a decision tonight. Following public testimony and establishment of the Design Guidelines Checklist by the ADB, the public hearing will be continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. The purpose of Phase 2 is to allow the applicant to redesign the initial conceptual design to address the input of the public and the ADB. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review. Staff will provide a more detailed analysis of the proposal's compliance with the prioritized design guidelines as well as all applicable zoning standards in advance of the Phase 2 hearing. The Board will make a final decision on the design proposal at the conclusion of Phase 2 of the public hearing. Mr. Lien advised that the application is for a new mixed -use building at 202 Main Street within the Downtown Business (BD2) zone. The proposed two-story, 20,000 square foot building, referred to as the "Graphite," will contain art studios, Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 11 of 18 Packet Pg. 13 2.1.a art gallery space, a cafe, three two -bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and currently houses the Marvel Marble business, which would be demolished to make room for the new building. Mr. Lien reviewed that, in accordance with ECDC 15.43.030.E, at least 5% of the lot area of the project must be devoted to open space. With a lot area of 14,411 square feet, 720 square feet of open space is required. The proposal provides open space in the northeast corner in front of the cafe and the northwest corner with a patio that is accessible from the sidewalk. The total amount of open space currently proposed by the applicant is 1,400 square feet. Mr. Lien reminded the Board that the maximum allowed height in the BD2 zone is 30 feet, measured from the average grade. Measuring from the main floor elevation, which appears to be close to what the average grade would be, the building is 29'9" in height. While it appears that the proposed building will comply with the height restrictions, specific calculations should be provided with Phase 2 in order to verify the proposal is consistent. Mr. Lien explained that parking is not required for the commercial floor area of permitted uses located in the BD2 zone, and one parking stall is required per residential unit. The applicant has indicated that approximately 20 parking stalls would be provided in a parking garage within the building, which exceeds the required ratio of one stall for each of the three residential units. Mr. Lien reviewed that the BD2 zone requires that the minimum height of the ground floor must be 12 feet. The elevation views found in Attachment 3 indicate a ground floor height of 15 feet, but compliance with the requirement will be confirmed during future review of more detailed plans. Mr. Lien explained that, pursuant to ECDC 20.12.070.A, the ADB will use the Design Guidelines and Design Review Checklist applicable to the district -based design review process when conducting its review. The guidelines and checklist are included in Attachment 4. The intent is that the ADB will use the checklist to prioritize the design guidelines as they pertain to the proposal. He noted that the design standards applicable to the BD zones are found in ECDC 22.43 (Attachment 6). Mr. Lien reported that the City's Recycling Coordinator has advised that the space provided for trash collection on the proposed plan appears to be inadequate and will need to be expanded so that both containers can be rolled out independently and serviced in the alley with enough room for the drivers to access the space. Mr. Lien advised that the City received one comment letter prior to the hearing from Brian Mull, suggesting that the Marvel Marble Building be retained and refurbished. Mary Olsen, Property Owner and Applicant, Edmonds, said the building would be a very large art studio space with room for classes, workshops, and instruction. The ground floor space would be occupied by studios where artists can work and the public can watch. The gallery will allow artists to display their work, and the flexible area will be a nice space for artists to draw. The new building will also house a non-profit, art -education organization called Heartland Northwest, whose purpose is to get art education back into schools by teaching teachers how to teach art. Scott Miller, Architect, Scott G. Miller Design Services, reviewed the floor plan for each level of the proposed new building. He noted where the main entrance would be located and advised that the entrance would have a projected awning and street trees would be provided along the sidewalk. The ground floor will include public space for receptions and meetings, art studios with moveable walls, a center area with moveable tables for various projects, and large skylights above to bring in natural light to the lower part of the building. It will also include office space, a secondary entrance for artists and residents, gallery space, a cafe with a covered sidewalk for outdoor dining and landscape planters outside of the building. Space for deliveries, Americans with Disabilities (ADA) parking and restrooms will also be provided on site. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 12 of 18 Packet Pg. 14 2.1.a Mr. Miller referred to the Recycling Coordinator's comments relative to the size of the trash enclosure and noted that it has already been relocated to a different area on the site and could be expanded to meet whatever size the City deems necessary. An additional trash container would be located in the parking garage below ground, along with bicycle storage space, utilities and a stormwater retention system. The parking garage would be accessed via the alley. Mr. Miller advised that the upper story would be served by both an elevator and stairs and would provide more art studios, flexible space, drawing space, an open area to the ground floor, restrooms, three residential units with decks, and storage units for the occupants. The underground parking will be for the residential tenants, as well as the more permanent artists who use the studios. The street parking would remain open for visitors of the new building, as well as the general community. While the parking garage is a rather costly element and is not required by code, it will relieve a lot of pressure related to parking. Mr. Miller reviewed that the building facade uses a variety of materials and architectural accents on the lower half of the building, accentuated by slate riles, landscape planters, distinct overhangs and fixed awnings on the entryways. The building has substantial exterior modulation on both sides facing Main Street and 2"d Avenue, as well as the alley to the south. The main entrance faces Main Street and a secondary entrance faces the alley to the south. All entryways are accessible from the street and have sloped awnings or overhangs that provide pedestrian protection and additional modulation of the fagade. Ground level details include projecting slate tile planters, sitting areas, large column bases, recessed building corners for greater visibility, natural wood soffits at awnings and large storefront windows for increased visual connection from the exterior to the interior spaces. Building signage will be located above the main entrance below the awning, and a sign will be placed above the cafe entrance, as well. Blade signs might also be used on the building. Two small areas of sloped roof are also included in the design for aesthetics. Due to the slope of the site, the Main Street fagade will be two feet below grade on one end and about four feet above grade on the other end. Mr. Miller advised that the proposed building would be a mixture of compatible uses that are complementary to each other and to the downtown. The proposed Corten steel material will be of a warm color and the natural wood beams and columns will provide modulation. The Corten steel material and wood beam design also wraps around to the alley sides, and there is a lot of modulation on the alley side, as well. Mr. Miller commented that, although the building would not be fully LEED certified, it will contain a number of LEED elements, including materials that are easy to recycle, natural lighting for ventilation and lighting, and the Corten steel is made out of 2/3 recycled steel. Board Member Tarrant asked if the wood beams would be a natural color, and Mr. Miller answered affirmatively. Board Member Tarrant asked why the applicant has chosen to use Corten material. She also asked the applicant's reasoning relative to the scale of the windows, noting that the windows on the two corners appear to be smaller panes than the larger panes in the middle of the building. Mr. Miller said the windows are actually the same size, but they look smaller in the drawing because they are on an angle and the elevation drawing is flat. Board Member Tarrant suggested that the applicant consider different, perhaps smaller windows for the residential units to set them apart from the windows that are provided for the studios and other artist spaces. Mr. Miller agreed that the windows for the residential units could be more residential in scale. Board Member Tarrant asked if the Corten material would be used around the entire building, and Mr. Miller answered affirmatively. He noted that the pieces would be fairly small and the attachment pieces would make it appear "claddish." They want a material that is both ecologically helpful as well as something that will last without a lot of maintenance. The Corten material also has more of a high-tech flavor. Board Member Broadway asked if the building height would be measured to the top of the flat roof. If so, could the applicant obtain a variance for the sloped roof pieces? Mr. Lien said the height would be measured to the peak of the sloped section of the roof. The maximum height of the roof structure could be no greater than 30 feet, but there are some height exceptions for elevator penthouses, stand pipes, etc. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 13 of 18 Packet Pg. 15 2.1.a Vice Chair Strauss observed that the applicant is proposing 20 parking space on site when only three are required. While she gets the desire to provide parking space for the artists, she asked if the intent is to attract artists from outside of the area, as well. She noted that downtown Edmonds is very walkable, and she questioned the need to dig up the ground to put in 20 unneeded parking spaces. Mr. Miller said the underground parking would provide secure parking for both residents and artists who bring equipment and materials. Even though downtown Edmonds is walkable, it is often difficult to find street parking. Vice Chair Strauss asked if the applicant is required to provide ADA parking. Mr. Miller answered that it is not a requirement, but the applicant believes it would be appropriate to accommodate disabled artists, guests and tenants. Board Member Broadway asked if the surface ADA parking space would be designated as ADA only or if it would also be used for drop off parking. Mr. Miller said it is not intended to be a loading stall. Board Member Broadway asked if there would be access from ADA parking spaces to the building. Mr. Miller answered that there would be access from the surface parking space to the side entrance of the restaurant, but there would not be ADA access from the parking space to the main entrance. However, the ADA parking spaces located in the underground parking area would be accessible to the main portion of the building via elevators. He reminded the Board that the ADA spaces are not required. Board Member Guenther asked what structure type the applicant is anticipating for the new building. He also asked if the expression of wood and steel would be carried into the interior of the building, as well. Mr. Miller said he anticipate that the exposed wood beams will be used inside the structure, and there will be some Corten elements inside, as well. The basic framework for the new building will be wood construction, and the open areas will be beamed with columns. Vice Chair Strauss observed that downtown Edmonds is eclectic, with a lot of different designs. She said she likes the Marvel Marble building with its angled gables. Edmonds buildings are all unique, but also have common elements like parapets that go up with crenellation to define entries and pitched roofs to provide modulation. She does not see any of this in the proposed design. The roofs are more symmetrical without any parapets or awnings at the street level. While it is a nice design, she did not feel it fits downtown Edmonds. The metal siding is not used on any other building in downtown. She said she understands that the applicant is trying to bring in a new design that plays into the eclectic nature of Edmonds, but she feels it is too busy for the corner. Ms. Olsen said her intent was to reflect what is going on inside the building, which is artists and artwork. She looked at remodeling the Marvel Marble Building, but it would have been too difficult and costly. She felt that what is going on inside the building should be reflected in the exterior design. It needs to be different to catch your eye and attract people to come inside and see what is going on. Chair Walker opened the public hearing. Tam Axtell, Edmonds, said she is not an artist or a designer, but she has been a resident of Edmonds for 30 years and is very excited about the project. She is heartened that the ADB spends time considering what is built in Edmonds, but she likes the design and is excited about the new art facility. She is particularly glad that it will accommodate a non-profit organization that focuses on art education in public schools. Kim Fine, Edmonds, said she supports the proposed project and thinks the design represents an exciting building. With all due respect, she said she likes that it is different for Edmonds, but fits in with the Pacific Northwest feel. She loves the large windows and the multiple uses of the building, with the cafe, art studios and common space for events. She also really appreciates the idea of parking below ground. She summarized that the proposal is a unique and exciting design for Edmonds. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 14 of 18 Packet Pg. 16 2.1.a Diane Ellis, Edmonds, said she is excited about the proposed new building on a number of levels. She commented that the Marvel Marble building has been an eyesore in the downtown for thirty years, yet it is the first thing you see while coming up SR-104 from the ferry. The proposed project will be cutting edge for what it will provide in opportunities for the community. It will be a nice anchor that will attract more businesses to an area that is not currently as popular as the downtown core. The project will be fun and exciting, and she likes the Corten material that has an urban village feel. It is a brilliant project that should be embraced by the City. Krystal Lanning, Edmonds, said she became a resident of Edmonds in the early 80s, and she loves the design of the proposed new building. She likes the lines, and having some extra parking, even if not required, is an awesome opportunity for both guests and tenants. Extra ADA parking is fabulous, as well. The opportunity for teachers to learn how to teach art is incredible. The people who will be involved in the new building are active in the community and artists themselves. Bringing people to a learning center and offering an opportunity for kids to experiment with art will broaden their horizons. She thanked Ms. Olsen for bringing the project forward Julie Green, Edmonds, said she would probably work in the new studios until she needs to use one of the ADA parking spaces. She thanked the applicant for going above the standard by providing the additional parking spaces. She likes that there will be secure parking when she works late into the evening. Deloris Hogland, Edmonds, said she is a local artist, and she supports the proposed project. Having a place for artists to park and unload their supplies is important and the atrium design is a dream that will attract good things to the City. She agreed with the other citizens who spoke in favor of the project. The Board reviewed the Design Review Checklist and made the following findings: A. Site Planning 1. Reinforce existing site characteristics Low Mr. Lien pointed out that this item refers to the Priority topography, environmental constraints, solar orientation, etc. 2. Reinforce existing streetscape characteristics High Board Member Broadway pointed out that there Priority are existing trees, and she would like them to remain. Mr. Lien advised that there would be street frontage improvements that include sidewalks and new street trees. Although the existing ones might not remain, new ones would be planted. 3. Entry clearly identifiable from the street High Board Member Broadway noted that members of Priority the public indicated the need to draw pedestrians from the ferry terminal to the new building, and accentuating the entryway would help with that. 4. Encourage human activity on street High Board Member Broadway commented that the Priority restaurant component is valuable and will draw people who are not artists through curiosity. Board Member Guenther pointed out that the outdoor dining space will also be consistent with the space that is available across the street. 5. Minimize intrusion into privacy on adjacent sites Low Priority 6. Use space between building and sidewalk to provide Low security, privacy and interaction (residential projects) Priority Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 15 of 18 Packet Pg. 17 2.1.a 7. Maximize open space opportunity on site (residential High Mr. Lien pointed out that 5% open space is projects) Priority required and the proposal provides significantly more than that via the outdoor dining space and the patio on the corner. 8. Minimize parking and auto impacts on pedestrians High It was noted that this is already a priority of the and adjoining property Priority applicant, who is proposing significantly more parking space than what is required by code. 9. Discourage parking in street front N/A Mr. Lien noted that the applicant is not proposing to add any parking in front of the building, and they are allowed to use the existing street parking. 10. Orient building to corner and parking away from High Vice Chair Strauss commented that this item is corner on public street fronts (corner lots) Priority important to attract people coming from the ferry. Board Member Broadway said she supports the proposal to provide access to the underground parking via the alley. B. Bulk and Scale 1. Reinforce existing site characteristics N/A Mr. Lien noted that all of the surrounding properties are zoned BD-2, as well. C. Architectural Elements and Materials 1. Complement positive existing character and/or High Vice Chair Strauss pointed out that the proposed respond to nearby historic structures Priority building is large compared to adjacent structures. While there is some vertical separation, perhaps they could bring that down to a smaller scale. 2. Unified architectural concept High Board Member Guenther pointed out that Priority drawings provided by the applicant are flat elevations, which make it difficult to see the modulation that is proposed. He agreed that he would like to see a rhythm or pattern for the windows rather than all being the same size. 3. Use human scale and human activity High Board Member Broadway commented that she Priority likes the materials, proportions and modulation of the building, and she appreciates that the ground floor public space is very visible and clear, but she would like to see more modulation in the upper floor private space. She would also like the windows on the residential portion to be a different scale. While it is important that the ground floor windows be transparent to draw people in, the residential windows should provide privacy. The applicant pointed out that there is only one set of residential windows on the front of the building. The remaining residential windows are on the sides facing the alleys. 4. Use durable, attractive and well -detailed finish High Chair Walker commented that he likes the Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 16 of 18 Packet Pg. 18 2.1.a materials. Priority overall design, as well as the proposed materials. It is funky and has an artistic flavor to it. Vice Chair Strauss expressed her belief that a lot of the same materials are used, and the building seems really dark and heavy. Perhaps a lighter color or different material could be used on the upper floor. Board Member Broadway said she likes the Corten building materials, as well as the proposed color pallet. 5. Minimize garage entrances High The Board indicated support for the proposed Priority garage entry from the alley. D. Pedestrian Environment 1. Provide convenient, attractive and protected High pedestrian entry Priority 2. Avoid blank walls High Regarding the blank walls along the alley, Board Priority Member Broadway pointed out that the alleyways are narrow and nothing looks onto the wall from these locations. She felt that this is a good location for the restaurant function. Mr. Lien suggested there could be some variation in color and materials to provide definition. Chair Walker suggested that perhaps an art installation could be on that large, blank wall. 3. Minimize height of retaining walls N/A 4. Minimize visual and physical intrusion of parking N/A lots on pedestrian areas 5. Minimize visual impact of parking structures High It was pointed out that the applicant is already Priority addressing this requirement. 6. Screen dumpsters, utility and service areas High Priority 7. Consider personal safety High Priority E. Landscaping 1. Reinforce existing landscape character of High Mr. Lien reminded the Board that street trees neighborhood Priority would be required. 2. Landscape to enhance the building or site High Priority 3. Landscape to take advantage of special site N/A It was noted that there are no special site conditions conditions. Mr. Miller asked if the Board would prefer that he provide an actual model of the proposed development. The Board agreed that a computer -generated model that is available electronically would be helpful. The Board discussed potential dates for the Phase H hearing and tentatively scheduled it for June 21' at 7:00 p.m. Mr. Lien indicated that he would need all of the applicant's materials by May 29th in order to prepare for the continued hearing on June 21 st. He would prefer that the materials are submitted as early as May 22nd Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 17 of 18 Packet Pg. 19 BOARD MEMBER GUENTHER MOVED THAT THE HEARING BE CONTINUED TO A FUTURE DATE. BOARD MEMBER BROADWAY SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated permit applications. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: There were no administrative reports. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board Member comments. ADJOURNMENT: The meeting was adjourned at 9:35 p.m. Architectural Design Board Meeting Minutes of Regular Meeting May 3, 2017 Page 18 of 18 Packet Pg. 20 6.1 Architectural Design Board Agenda Item Meeting Date: 06/21/2017 Phase 2 District Based Design Review for Graphite Art Studios at 202 Main Street (PLN20170016) Staff Lead: Kernen Lien Department: Planning Division Prepared By: Kernen Lien Background/History The Architectural Design Board held Phase 1 of the two phase public hearing process on May 3, 2017 where the ADB reviewed the design guideline checklist and identified which guidelines were higher and lower priorities for this specific project. The ADB continued the public hearing to June 21, 2017. Staff Recommendation Approve with conditions. Narrative Architect Scott Miller, representing property owner Mary Olsen, submitted an application for a new mixed -use building at 202 Main Street located in the southeastern corner of 2nd Avenue South and Main Street. The site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone. The proposed two-story 20,000 square foot building, referred to as the "Graphite Art Studios," will contain art studios, art gallery space, a cafe, three two -bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and is currently houses the Marvel Marble business which will be demolished to make room for the proposal. Pursuant to ECDC 20.12.010, proposed developments that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process. The ADB's decision on such applications is a Type III-B decision. Attachments: PLN20170016 Phase2 Staff Report with Attachments Packet Pg. 21 6.1.a '!) C. 189v CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT m PLANNING DIVISION PLANNING DIVISION'S REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD "PHASE 2" DISTRICT -BASED DESIGN REVIEW Project: Graphite Art Studios File Number: PLN20 70016 Date of Report: J 14, 2017 Staff Contact: K rnen Lien, Senio nner ADB Meeting: Wednesday —June 21, 2017 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 51h Avenue North, Edmonds WA 98020 PROJECT PROPOSAL As reviewed at Phase 1 of the public hearing on May 3, 2017, Architect Scott Miller, representing property owner Mary Olsen, submitted an application for a new mixed -use building at 202 — Main Street located at the southeastern corner of 2nd Avenue South and Main Street. The site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone. The proposed two-story 20,000 square foot building, referred to as the "Graphite Art Studios," will contain art studios, art gallery space, a cafe, three two -bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and is currently houses the Marvel Marble business which will be demolished to make room for the proposal. As noted in Phase 1, projects within the Downtown Business zones are subject to district -based design review under the regulations of Edmonds Community Development Code (ECDC) Chapter 20.12. According to ECDC 20.01.003 and 20.12.010, district -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and design decision by the Architectural Design Board (ADB). The Phase 1 portion of the two-phase public hearing process was conducted before the ADB on May 3, 2017. During that meeting, the hearing was continued for Phase 2 until June 21, 2017. Packet Pg. 22 6.1.a Graphite Art Studios File No. PLN20170016 According to ECDC 20.12.005.13, the purpose of the continuance of the hearing is to allow the applicant to design or redesign the initial concept to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. The ADB will complete their review of the design of the project and make the final decision on the design proposal at the conclusion of the Phase 2 portion of the hearing process. The following Exhibits are included with this Phase 2 staff report: 1. Phase 1 staff report and attachments, dated April 25, 2017 2. Minutes for Phase 1 of the public hearing from May 3, 2017 3. Phase 2 project materials, submitted June 13, 2016 4. Colored Perspective Views 5. Traffic Impact Analysis 6. Courtesy Notice of Continued Public Hearing 7. Brian Moll Letter submitted at Phase I Public Hearing 8. Brian Moll May 9, 2017 Email and Photos The following represents staff's findings of fact, analysis, conclusions, and recommendation to the Architectural Design Board on Phase 2 of the district -based design review process for the proposed mixed -use building. II. FINDINGS & CONCLUSIONS A. NEIGHBORHOOD CHARACTERISTICS The subject property is located about halfway between the fountain and the ferry terminal in the Edmonds downtown core. The property is zoned BD2 (Downtown Mixed Commercial) as are all of the surrounding properties. Surrounding businesses include a mix of office and retail spaces. A mixed use commercial building will be constructed on the north side of Main Street in the near future. B. PUBLIC NOTICE AND COMMENTS Since the hearing was continued to a date certain during the Phase 1 portion of the hearing process, no additional public notice of the Phase 2 portion of the hearing process is required. However, a "Courtesy Notice of Continued Public Hearing" (Exhibit 6) was mailed to property owners within 300 feet of the site. This courtesy notice was also posted at the subject site, Publir Safety Complex, Development ServirPC Inannrtmont antJ at the Library . r„ , A number of people spoke at the Phase 1 portion of the public hearing in support of the proposed project. Also at the Phase 1 portion of the public hearing staff noted that one written comment letter had been submitted by Brian Moll recommending that the existing Marvel Marble building be restored rather than torn down to make way for a new building (Exhibit 7). Since the Phase 1 public hearing Mr. Moll has submitted another email with historic photos of the building for potential restoration (Exhibit 8). Page 2 of 18 Packet Pg. 23 6.1.a Graphite Art Studios File No. PLN20170016 Staff Response: The property owner noted at the Phase 1 public hearing that the existing building was not structurally sound. Additionally, the City of Edmonds cannot require that a privately owned building be restored. The proposed building and use is consistent with uses that are allowed within the BD2 zone. C. TECHNICAL REVIEW COMMITTEE COMMENTS The Phase 1 portion of the subject application was reviewed and evaluated by Snohomish County Fire District #1, Public Works Department, Building Division, and Engineering Division. Initial comments by these reviewers were included with the May 3, 2017 report to the ADB (Exhibit 1). During the Phase 1 review, the Public Works Department's Recycling Coordinator reviewed the project and submitted the same comments that were provided at the preapplication meeting. It was noted that the proposed trash collection for the site (in the southeast corner of the development) appears inadequate and that more space will be required. The trash enclosure has been enlarged and now faces the alley on the east side of the building. The Recycling Coordinator has noted the new trash enclosure is adequate provided that gate facing the alley opens to the full expanse of the enclosure (at least 16 feet clear). The City's Traffic Engineer noted that a traffic impact analysis will be required for the project and the traffic impact analysis should be provided for the Phase II review. A traffic impact analysis has been submitted. The Traffic Engineer reviewed the plan and noted that the traffic mitigation fees included in the TIA were outdated. At building permit application an updated TIA will be required with current traffic impact fees as identified in ECC 3.36. A detailed review of the entire scope of work will take place during the building permit review process, and additional comments may be provided by other reviewing groups at that time. D. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Downtown Mixed Commercial" and the site is also within the "Downtown/Waterfront Activity Center" overlay. Goals and policies from the City of Edmonds Comprehensive Plan for the Downtown/Waterfront Activity Center related to this project include: Downtown/Waterfront Area Goal A. Promote downtown Edmonds as an attractive setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community and as a destination for visitors from throughout the region. A.1 Ensure that the downtown/waterfront area continues — and builds on — its function as a key identity element for the Edmonds community. A.2 Enhance Edmonds' visual identity by continuing its pedestrian -scale of downtown development, enhancing its shoreline character, and protecting and building on the strong visual quality of the "5th and Main" core. Page 3 of 18 Packet Pg. 24 6.1.a Graphite Art Studios File No. PLN20170016 A.3 Encourage a more active and vital setting for new retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, downtown commercial activity and visitors from throughout the region. A.5 Support the development and retention of significant public investments in the downtown/waterfront area, including government and cultural facilities that help draw residents and visitors to downtown. A.6 Provide greater residential opportunities and personal services within the downtown, especially to accommodate the needs of a changing population. Downtown/Waterfront Area Goal D. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. D.1 Encourage opportunities for new development and redevelopment which reinforce Edmonds' attractive, small town pedestrian oriented character. D.8 Building design should discourage automobile access and curb cuts that interfere with pedestrian and bicycle activity and break up the streetscape. Encourage the use of alley entrances and courtyards to beautify the back alleys in the commercial and mixed use areas in the downtown area. Downtown/Waterfront Area Goal E. Identify supporting arts and mixed use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. Emphasize and plan for links between the retail core and these supporting areas. E.1 Support a mix of uses downtown which includes a variety of housing, commercial, and cultural activities. The Comprehensive Plan also provides the following specific goal for the Downtown Mixed Use designation: Downtown Mixed Commercial. To encourage a vibrant downtown, first floor spaces should be designed with adequate ceiling height to accommodate a range of retail and commercial uses, with commercial entries at street level. Buildings can be built to the property line. Building heights shall be compatible with the goal of achieving pedestrian scale development. The first floor of buildings must provide pedestrian weather protection along nuhlir tirJPuinikc r)Pcinn nuirlPlinPc chrm1rl n1.rnuirlP fnr nPrioctrinn-crnlysme rlAcirrn fontiircc differentiating the lower, commercial floor from the upper floors of the building. The design of interior commercial spaces must allow for flexible commercial space, so that individual business spaces can be provided with individual doorways and pedestrian access directly to the public sidewalk. When the rear of a property adjoins a residentially -designated property, floor area that is located behind commercial street frontage may be appropriate for residential use. Where single family homes still exist in this area, development regulations should allow for "live -work" arrangements where the house can accommodate both a business and a residence as principal uses. Page 4 of 18 Packet Pg. 25 6.1.a Graphite Art Studios File No. PLN20170016 Design objectives for the downtown area addressing site design, building form, and building facade are provided in the Comprehensive Plan (pages 125-127). Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. Findings: The proposed development would not result in any new driveway or curb cuts. The underground parking proposed with the development will be accessed via the alley on the south side of the building. Additionally, the old curb cut on Main Street will be removed with frontage improvements associated with the project. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Findings: The proposed building will be constructed up to the property line and the sidewalk. Pedestrian connections to the building (including an outdoor dining area in the northeast corner and open space area in the northwest corner) are directly accessible from the sidewalk. B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. Findings: The main entry to the building is easily recognizable by the awning and columns in the center of the northern fagade. ECDC 16.43.030.B.5 requires commercial entries within the designated street front to be within 7 inches of the sidewalk grade. The cafe portion of the building is located at sidewalk grade, while the entry to the art gallery and studios area is slightly above sidewalk grade and appears to be within 7 inches of the sidewalk. Additionally, ECDC 16.43.030.B.5.c notes that for corner lots the primary entry shall be established for the purposes of determining where ground floor entry rules apply and notes that the primary entry shall be either 5th Avenue or Main Street. Here the primary entry is located on Main Street. B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing each areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Page 5 of 18 Packet Pg. 26 6.1.a Graphite Art Studios File No. PLN20170016 Findings: The proposed building helps create a common street front by being placed up to the property line as other buildings along Main Street are located. The outdoor dining area in the northeast corner and open space area in the northwest create public spaces which encourage outdoor interaction. The property is not located in the waterfront area. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. Findings: The building is consistent with the scale, proportion and character of other buildings in the downtown area. The proposed structure is a two-story building within the 30-foot height limit of the BD2 zone. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. Findings: The awning over the primary entry provides cover for pedestrians entering the building, but does not extent much into the public sidewalk to provide cover for pedestrians traveling along the public sidewalk. The Architectural Design Board should discuss ways to provide more cover for pedestrians traveling along the public sidewalk. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. Findings: No signage is proposed at this time. Signage will be reviewed by staff with subsequent building permit applications for signs. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. Findings: The subject property is not located within the 4th Avenue Arts Corridor. Open space is provided in the northwest corner of the structure as well as the outdoor dining area in front of the cafe in the northeast corner. Hanging baskets may be provided with the frontage improvements. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. Findings: The proposed building is a two-story building consistent with the 30-foot height limit of the BD2 zone. Page 6 of 18 Packet Pg. 27 6.1.a Graphite Art Studios File No. PLN20170016 B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building fagades should respect and echo historic patterns along downtown pedestrian streets. Findings: The mass of the building is subdivided vertically and horizontally. The building displays a distinct top and bottom. Window variation, awnings, and roof form also help to break up the buildings mass. B.11 Building Fagade. Provide a human scale streetscape, breaking up long fagades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). Findings: The building provides variation in materials and form along the public frontages providing human scale elements. Ground level details include projecting slate tile planters, sitting areas, large column bases (plinths), recessed building corners for greater visibility, natural wood soffits at awnings and large storefront windows to increase the visual connection from the exterior to the interior spaces and out. B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Findings: The proposed building is dominated by clear, transparent glass windows that allow and encourage pedestrians to look in. The ADB suggest the applicant add more variation to the window form during the Phase 1 public hearing noting that all of the windows where of a similar size and style. The windows in the residential areas have been altered to differentiate from the commercial areas of the building. Ground level details include projecting slate tile planters, sitting areas, large column bases (plinths), recessed building corners for greater visibility, natural wood soffits at awnings and large storefront windows to increase the visual connection from the exterior to the interior spaces and out. As conditioned, staff feels the proposal is consistent with the above goals and design objectives of the Comprehensive Plan. E. DESIGN GUIDELINES CHECKLIST During the Phase 1 portion of the public hearing before the Architectural Design Board (ADB) on May 3, 2017, the ADB established design priorities for the subject application based on the characteristics of the site and the surrounding area. The minutes for that meeting are in Exhibit 2, which contain a summary of the checklist findings. The ADB's prioritization is in parentheses after each entry. A. Site Planning 1. Reinforce existing site characteristics. (lower priority) Page 7 of 18 Packet Pg. 28 6.1.a Graphite Art Studios File No. PLN20170016 Comments: This element generally relates to specific site conditions such as topography, environmental constraints, solar orientation, existing vegetation and existing onsite structures (when being retained). There are no special site characteristics to be reinforced with the new building. 2. Reinforce existing streetscape characteristics. (higher priority) Comments: The horizontal and vertical modulation, materials, colors and pedestrian characteristics of the proposed building will enhance the streetscape in this area. Frontage improvements will include new sidewalk and street trees, while the outdoor dining area and open space patio add to the pedestrian experience while traveling along the public walkway 3. Entry clearly identifiable from the street. (higher priority) Comments: The primary pedestrian entry on Main Street is highlighted with the large sloped awning. 4. Encourage human activity on street. (higher priority) Comments: The outdoor dining area and open space on the northwest corner of the building along with the large transparent windows will help encourage activity along the public street front. 5. Minimize intrusions into privacy on adjacent sites. (lower priority) Comments: The site is surrounded by public right-of-way with Main Street on the north side, 2nd Avenue South and the west side and public alleys along the other two facades. 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects). (lower priority) Comments: The residential units are located on the second floor and will be accessed from the below grade parking garage. 7. Maximize open space opportunity on site (residential projects). (higher priority) Comments: Due to the size of the site, 5% open space is required. This area is being provided via the outdoor dining area in the northeast corner and a publicly accessible patio in the northwest corner of the building. 8. Minimize parking and auto impacts on pedestrians and adjoining property. (higher priority) Comments: All on -site parking (required and courtesy) will be located within the building i+—If Tf n+I .-:.J:I.Jing One nocn. c a�.�.c�o w u is Nai nu i� vvm uc n vi i i u is ancy v� i u is aouu i �iuc vi a is uunun is. vis old curb cut along Main Street will be removed with frontage improvements and the only vehicle access points will be through the two existing alleys (one on Main Street and one off Second Avenue South). 9. Discourage parking in street front. (N/A) Comments: No surface parking is proposed to be located within the street front on either Main Street or 2nd Avenue. All required and courtesy parking stalls will be located inside the building. Page 8 of 18 Packet Pg. 29 6.1.a Graphite Art Studios File No. PLN20170016 10. Orient building to corner and parking away from corner on public street fronts (corner lots). (higher priority) Comments: The building is primarily oriented to the street on Main Street and all on -site parking is internal to the building. B. Bulk and Scale 1. Provide sensitive transitions to nearby, less -intensive zones. (N/A) Comments: The subject property is zoned BD2 as are all of the surrounding properties. C. Architectural Elements and Materials 1. Complement positive existing character and/or respond to nearby historic structures. (higher priority) Comments: There are no nearby properties on the Edmonds Register of Historic Places. The proposed building will be a two-story building consistent with the older low rise commercial buildings that line Main Street. 2. Unified architectural concept. (higher priority) Comments: The proposed building includes design elements, details and massing that creates a well-proportioned unified building form that exhibits an overall architectural concept. The proposed building provides vertical and horizontal modulation as well as varied materials and colors which helps break up the mass of the building. 3. Use human scale and human activity. (higher priority) Comments: The building uses a number of techniques to create a human scale and encourage human activity. The outdoor dining area and open space on the northwest corner will foster human activity, while the entrance awning, step backs on the northwest and northwest second story, and differentiation between the tope and base create human scale. 4. Use durable, attractive and well -detailed finish materials. (higher priority) Comments: The building will be finished with stone veneer, wood, metal, and glass; the combination of which contributes to an attractive appearance. 5. Minimize garage entrances. (higher priority) Comments: The entrance to the garage will be located on the south side of the building and accessed off the alley. D. Pedestrian Environment 1. Provide convenient, attractive and protected pedestrian entry. (higher priority) Comments: The primary pedestrian entry off Main Street is highlighted by the awning over the entrance and is setback from the side walk and the awning will provide a weather protected area for entry. Page 9 of 18 Packet Pg. 30 6.1.a Graphite Art Studios File No. PLN20170016 2. Avoid blank walls. (higher priority) Comments: The proposed building includes large expanses of windows on the facades along Main Street and 2nd Avenue which, together with trim features, avoids blank walls. The facades along the alley ways have less fenestration, but still provide enough windows and other details that minimize blank spaces. 3. Minimize height of retaining walls. (N/A) Comments: No retaining wall are proposed with the project. 4. Minimize visual and physical intrusion of parking lots on pedestrian areas. (N/A) Comments: No on -site surface parking is proposed with the project. 5. Minimize visual impact of parking structures. (higher priority) Comments: All of the onsite parking will be provide below grade with the access to the parking garage being provided off the alley on the south side of the building which will minimize the visual impact of parking for the project. 6. Screen dumpsters, utility and service areas. (higher priority) Comments: The trash enclosure is located in the southeast corner of the building and will be accessed off the alley and screened by a fence. 7. Consider personal safety. (higher priority) Comments: The project will provide adequate lighting and provide clear lines of site providing a sense of security. E. Landscaping 1. Reinforce existing landscape character of neighborhood. (higher priority) Comments: Apart from the three street trees on the block and the planter areas at the cross walks, there is little in the way of landscaping in the area. The project will be required to provide street trees consistent with the City's Street Tree plan and the proposed planter boxes will provide more landscaping than currently exists in the vicinity. 2. Landscape to enhance the building or site. (higher priority) Comments: Since no setbacks are required for the subject site, there are no specific landscaping types required for the site. Street trees are required, however. The species of street tree will be determined at the time of building permit review in consultation with the Engineering Division and Parks Department. Planter boxes are proposed to frame the primary entrance on Main Street as well as on the northwest and northeast corners of the building and near the awning feature on the 2nd Avenue side of the building. 3. Landscape to take advantage of special site conditions. (not applicable) Comments: No special site conditions exist. F. APPLICABLE CODES Page 10 of 18 Packet Pg. 31 6.1.a Graphite Art Studios File No. PLN20170016 1. ECDC 16.43 — Downtown Business Zone (BD2) A. ECDC 16.43.020 Uses The site is located in the Downtown Business (Downtown Mixed Commercial), BD2, zone and is subject to the requirements of ECDC 16.43. The proposal is for a mixed -use building containing commercial uses, multiple residential units, and on -site parking. These are permitted uses in the BD2 zone pursuant to ECDC 16.43.020. B. ECDC 16.43.030 Site Development Standards Pursuant to ECDC 16.43.030, development standards in the BD2 zone are as follows: Minimum Minimum Zone Lot Area Lot (Sq. Ft.) Width BD2 None ` None Minimum Minimum Minimum Maximum Street Side Rear Setback Setback' Setback' Heightz 0' 10' 0' 30' Minimum Height of Ground Floor within the Designated Street Front° 12' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example Setbacks: Since the subject site is not directly adjacent to residentially (R) zoned property, no setbacks are required for the proposed building. Height: The maximum allowed height in the BD2 zone is 30 feet. Certain height exceptions are provided for in ECDC 16.43.030.C.3. Height calculations provided with the Phase 2 submittal indicate the building will be a 29' 9" in height. Height will be verified again during building permit review and construction. Minimum Height of Ground Floor: Pursuant to ECDC 16.43.030.13, the designated street front for the subject site is 45 feet measured perpendicular from 2nd Avenue South and Main Street. Development within the designated street front within the BD2 zone shall only consist of commercial uses. The portion of the proposed building within the designated street front area will be occupied by commercial uses including artist studios, art gallery and a cafe. In addition to the requirement for the designated street front to be occupied by a commercial use, there is also a minimum ground floor height requirement of 12 feet within the designated street front. The elevation views indicate a ground floor height of 14.5 feet. Compliance with this requirement will be confirmed during building permit review. Page 11 of 18 Packet Pg. 32 6.1.a Graphite Art Studios File No. PLN20170016 Parkin: Pursuant to ECDC 16.43.030.D, no parking is required for any commercial floor area of permitted uses located within the BD2 zone, and pursuant to ECDC 17.50.010.C, one parking stall is required per residential unit for properties within the downtown business area as defined in ECDC 17.50.070.6. The applicant has indicated that approximately 20 parking stalls will be provided in a parking garage within the building. This exceeds the required ratio of one stall per residential units since the proposal is for 3 residential units. Open Space: In accordance with ECDC 16.43.030.E, at least five percent of the lot area of the project must be devoted to open space. With a lot area of 14,411 square feet, 720 square feet of open space is required. The proposal provides open space in the northeast corner of the development in front of the cafe and northwest corner with a patio that is accessible from the sidewalk. The provided open space is consistent with the requirements of ECDC 16.43.030.E. The proposal does not appear to conflict with the applicable zoning standards of ECDC 16.43. As always, the project will be reviewed for compliance with all applicable development standards during the building permit review process. 2. ECDC 22.43 Design Standards for the BD Zones Design standards applicable to the BD zones are provided in ECDC Chapter 22.43. A. ECDC 22.43.010 Massing and Articulation. Intent— To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. 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. Comments: The proposed building has a visually distinct base and a strong roof form. The building facade has greater material and architectural accents on the lower half of the building, accentuated by slate tiles, landscape planters, distinct overhangs and fixed awnings at entryways, public spaces and sidewalk. The building has substantial exterior modulation on both sides facing Main Street and 2nd Ave, as well as the alley to the south. 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. Comments: Existing building widths in the downtown area generally vary from about 30 to 60 feet. The proposed building is longer than that on both Main Street and 2nd Avenue. Through the use of materials and modulation, however, the apparent width of the building is reduced on both facades. The awning over the primary entrance along with the pitch roof help divide the building into smaller segments similar to the historic building pattern. The use areas with the cafe Page 12 of 18 Packet Pg. 33 6.1.a Graphite Art Studios File No. PLN20170016 located in the eastern portion of the building, the gallery in the center, and studios and open space patio on the western end of the building also functionally divide the building into smaller segments. B. ECDC 22.43.020 Orientation to Street. Intent— To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. Comments: The proposed building fronts directly on Main Street. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. Comments: The primary entrances are located on Main Street and are directly accessed from the sidewalk. Secondary access into the commercial and residential portions of the building is provided from the interior parking garage. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Comments: Both entrances recessed entries with the primary entry to the gallery accented by a higher bay and the cafe's outdoor dining area functions as an entry plaza. C. ECDC 22.43.030 Ground Level Details. Intent — To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. 1. Ground floor, street facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; b. Medallions, c. Belt courses, d. Plinths for columns, e. Bulkhead for storefront window; f. Projecting sills; g. Tile work, h. Transom or clerestory windows; i. Planter box, j. An element not listed here, as approved, that meets the intent. Comments: Ground level details include projecting slate tile planters, sitting areas, large column bases (plinths), recessed building corners for greater visibility, natural wood soffits at awnings and large storefront windows to increase the visual connection from the exterior to the interior spaces and out. Page 13 of 18 Packet Pg. 34 6.1.a Graphite Art Studios File No. PLN20170016 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. Comments: The commercial space fronting 2nd Avenue is directly accessible and at grade with the sidewalk. D. ECDC 22.43.040 Awnings/Canopies and Signage. Intent— 1) To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2) To provide clear signage to identify each business or property, and to improve way finding for visitors. 3) To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. Comments: The awning over the primary entry provides cover for pedestrians entering the building, but does not extent much into the public sidewalk to provide cover for pedestrians traveling along the public sidewalk. The Architectural Design Board should discuss ways to provide more cover for pedestrians traveling along the public sidewalk. 2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns. Comments: All awnings are open -sided. 3. Marquee, box, or convex awning or canopy shapes are not permitted. Comments: None of the awnings are marquee, box, or convex in shape. 4. Retractable awnings are encouraged. Comments: No retractable awnings are proposed. 5. Awnings or canopies shall be located within the building elements that frame store- fronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. Comments: The awning highlight on Main Street frames the primary entrance and is an important architectural feature of the building. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Comments: Two primary awnings are proposed. One accents the primary entrance from Main Street and the awning along 2"d Avenue echoes the style of the main street awning, though of a smaller size. 7. Nonstructural 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. Comments: No nonstructural awning are proposed. Page 14 of 18 Packet Pg. 35 6.1.a Graphite Art Studios File No. PLN20170016 8. Signage should be designed to integrate with the building and street front. Com- binations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of Signage permitted for a business in ECDC 20.60. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 11. 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. Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 12. Signage should be given special consideration when it is consistent with or con- tributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. Comments: Not applicable. The subject site is not on the National Register, the Edmonds Register of Historic Places, nor on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. E. ECDC 22.43.050 Transparency at Street Level. Intent — To provide visual connection between activities inside and outside the building. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building fagade that lies between an average of two feet and 10 feet above grade. Page 15 of 18 Packet Pg. 36 6.1.a Graphite Art Studios File No. PLN20170016 Comments: All of the building along Main Street and 2nd Avenue are located within the designated street front identified in ECDC 16.43.030.13. While the proposed building contains significant expanses of windows, it appears to fall short of the 75% requirement of ECDC 23.43.050.13.1. The 2nd Avenue facade of the building contains approximately 35 — 45% of windows between two and 10 feet above grade, while the facade along Main Street contains approximately 70% of windows between two and 10 feet above grade. A recommended condition of approval has been added that the window area be expanded so that at least 75% of the fagades along Main Street and 2nd Avenue consist of transparent windows. The applicant will have to provide calculations to verify this requirement at the time of building permit application. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Comments: A recommended condition of approval has been added to ensure the windows along the designated street front are transparent. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Comments: Compliance with the standards of ECDC 22.43.060 is discussed below. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk. Comments: Not applicable since the site is not located within the BD1 zone. F. ECDC 22.43.060 Treating Blank Walls. Intent —To ensure that buildings do not display blank, unattractive walls to the abutting street. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall, c. Belt courses of a different texture and color; d. Projecting cornice, e. Decorative tile work; f. Medallions, g. Opaque or translucent glass, h. Artwork or wall graphics, i. Lighting fixtures, j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. Comments: There are no blank walls proposed as part of this project which abut streets or are visible from residential areas. Page 16 of 18 Packet Pg. 37 6.1.a Graphite Art Studios File No. PLN20170016 G. ECDC 22.43.070 Building HVAC Equipment. Intent — To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. Comments: No rooftop equipment is indicated on the design review plans. A recommended condition of approval has been added the any roof top equipment be screened or otherwise camouflaged if visible from street view. The elevation views do not show the elevator penthouses that are likely to be needed. Pursuant to ECDC 21.40.030, elevator penthouses may exceed the height limit by three feet provided the horizontal cross section of the elevator penthouse does not exceed 72 square feet in horizontal section. Height limits and elevator penthouse requirements will be reviewed and verified with the building permit. 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Comments: Details regarding the location of mechanical equipment were not provided with the design review application. A proposed condition of approval requires the screening of mechanical equipment and other utility hardware. During building permit review it will be verified that all equipment and other utilities are screened from view from the street level. Based on the above analysis, staff feels that the proposal, as conditioned, is consistent with design standards contained within ECDC Chapter 22.43. 3. ECDC 20.13 Landscaping Re uirements ECDC 20.13 contains specific landscaping requirements for new development. In this case, because there are no required setbacks for the project, there are no specific landscape types in ECDC 20.13.030 that must be used. The project will be required to provide street trees consistent with the City's Street Tree plan and the proposed planter boxes will provide more landscaping than currently exists in the vicinity. Planter boxes are proposed to frame the primary entrance on Main Street as well as on the northwest and northeast corners of the building and near the awning feature on the 2nd Avenue side of the building. As conditioned, staff feels that the proposed landscaping is consistent with the requirements of the Street Tree Plan and ECDC 20.13. 4. ECDC 20.60 Signs No signs were proposed as part of this design review. Signs require separate building permits and are regulated by ECDC 20.60 and subject to the specific design standards applicable to signs in the BD zones (ECDC 22.43.040). Page 17 of 18 Packet Pg. 38 Graphite Art Studios File No. PLN20170016 6.1.a III. RECOMMENDATION Pursuant to ECDC 20.12.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the zoning ordinance, the design objectives of the Comprehensive Plan, and the specific design criteria identified by the ADB during Phase 1 of the public hearing. Based on the findings, analysis, conclusions, and exhibits of this report, staff recommends that the Architectural Design Board APPROVE the proposal under File No. PLN20170016 with conditions as stated in the following recommended motion: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA IDENTIFIED DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43, AND APPROVES THE PROPOSAL WITH THE FOLLOWING CONDITIONS: 1. ALL MECHANICAL EQUIPMENT AND OTHER UTILITY HARDWARE ON THE ROOF, GROUNDS OR BUILDINGS SHALL BE SCREENED TO MITIGATE VIEW IMPACTS FROM STREET LEVEL. SCREENING COULD INCLUDE THE USE OF ARCHITECTURAL ELEMENTS, LANDSCAPING AND/OR FENCING. AT TIME OF BUILDING PERMIT APPLICATION, THE APPLICANT MUST DEMONSTRATE THAT AT LEAST 75% OF THE FACADES ALONG MAIN STREET AND 2ND AVENUE CONSIST OF TRANSPARENT WINDOWS BETWEEN TWO AND TEN FEET ABOVE GRADE. 3. THE APPLICANT MUST APPLY FOR AND OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE. IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH THE VARIOUS PROVISIONS CONTAINED IN THESE ORDINANCES. 4. AN UPDATED TRAFFIC IMPACT ANALYSIS MUST BE PROVIDED AT THE TIME OF BUILDING PERMIT APPLICATION WITH TRAFFIC IMPACT FEES CONSISTENT WITH ECC 3.36. IV. PARTIES OF RECORD City of Edmonds 121— 51h Ave North Edmonds, WA 98020 Scott Miller 1408 —140th PI NE Suite 250 Bellevue, WA 98007 Mary Olsen 221- 2"d Avenue N Edmonds, WA 98020 Tam Axtell Kim Fine Diane Ellis Krystal Lanning Julie Green Deloris Hogland Page 18 of 18 Packet Pg. 39 6.1.a `nC. 18y%) CITY OF EDMONDS 121 5'h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmoodswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION MEMORANDUM "PUBLIC HEARING: PHASE 1" To: Tr chitectural sigh Board (ADB) From: K -nen Lien, Senior Planner Project: Graphite Art Studios (File No. PLN20170016) Date of Report: April 25, 2017 Public Hearing: Wednesday — May 3, 2017 at 6:00 P.M.* (Phase 1) Edmonds Public Safety Complex: Council Chambers 250 - 5"' Avenue North, Edmonds, WA 98020 * Note: The public hearing will be continued to a date certain for Phase 2 of the two -phased design review process. L PROJECT PROPOSAL: Architect Scott Miller, representing property owner Mary Olsen, submitted an application for a new mixed -use building at 202 — Main Street located at the southeastern corner of 2°d Avenue South and Main Street. The site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone (Attachment 8). The proposed two-story 20,000 square foot building, referred to as the "Graphite Art Studios," will contain art studios, art gallery space, a caf6, three two -bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and is currently houses the Marvel Marble business which will be demolished to make room for the proposal. The land use application, cover letter describing the proposal, and preliminary project design plans are included in Attachment 1 — 3 respectively. This is considered "Phase 1" of the public hearing process. H. GENERAL INFORMATION: Owner/Applicant: Mary Olsen 221 - 2nd Avenue North Edmonds, WA 98020 Exhibit 1 Packet Pg. 40 6.1.a Location: 202 Main Street Tax Parcel Number: 00454800101300 Zoning: The site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone, subject to ECDC Chapter 16.43. (Attachment 8) Proposed Use: The completed project will include art studios, art gallery space, a cafe, three two - bedroom apartments and 20 underground parking spaces. Existing Use: The site is currently contains a 13,260 square foot building that houses Marvel Marble. Process: Pursuant to ECDC 20.12.010, proposed developments that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process. The ADB's decision on such applications is a Type III-B decision. III. ADB REVIEW PROCESS: The subject site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone, which requires district -based design review. Since the project triggers a threshold determination under the State Environmental Policy Act (SEPA), it is reviewed as part of a two - phased public hearing process before the Architectural Design Board (ADB). This process is outlined in Edmonds Community Development Code (ECDC) Chapter 20.12 and is summarized below. The subject land use application (Attachments 1 through 3) begins Phase 1 of the two -phased ADB public hearing process. Pursuant to ECDC 20.12.005.A, for Phase 1 of the process, the applicant must provide a preliminary conceptual design and must also provide a description of the property to be developed noting all significant characteristics. The ADB will use this information to make factual findings regarding the particular characteristics of the property and will prioritize the design guideline checklist (Attachment 4) based upon these facts in addition to the design objectives of the City's Comprehensive Plan and within the Edmonds Community Development Code. Following public testimony at the Phase 1 hearing and establishment of the design guideline checklist by the ADB, the public hearing shall be continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Pursuant to ECDC 20.12.005.13, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review (Phase 2). Staff will provide a more detailed analysis of the proposal's compliance with the prioritized design guidelines as well as all applicable zoning standards in advance of the Phase 2 hearing. The ADB will further review the design of the project and will make the final decision on the design proposal at the conclusion of Phase 2 of the public hearing. This ADB process has been developed in order to provide for public and design professional input at an early point in the process. If/when approved, the applicant would later submit a building permit application for the project, and specific compliance with applicable development standards (such as height and setbacks) would be reviewed by staff as part of the building permit application review. Graphite Studios PLN20170016 — Phase I Page 2 of 7 Exhibit 1 1Packet Pg. 41 6.1.a IV. NATURAL ENVIRONMENT: 1. Tomizi-aphy: The majority of the site is relatively level with a gentle downwards slope generally towards the west with an elevation change of 6 feet from the eastern side of the property to the western side. 2. Critical Areas: A Critical Areas Checklist was reviewed in under File No. CRA20170032 and it was determined that no critical areas were located on nor adjacent to the site, and a "Waiver" was issued. SEPA Review: Review under the State Environmental Policy Act (SEPA) was required for this project because the proposed project exceeds 4,000 square feet of new building area. A SEPA checklist was submitted with the application (Attachment 9) SEPA Mitigated Determination of Nonsignificance was issued on April 7, 2017 (Attachment 10). The mitigation measure on the SEPA determination is in regards to potential contamination at the site and requiring documentation of compliance with the Model Toxics Control Act prior to the issuance of any building permits associated with the project. At the time of the issuance of this report, no comments or appeals of the SEPA determination have been received. Notice of the SEPA determination was included with the Notice of Application and Public Hearing for the project, and declarations of posting and mailing and an affidavit of publication of the SEPA Determination of Nonsignificance are included for reference with the public notice materials in Attachment 11. V. TECHNICAL COMMITTEE: The Phase 1 portion of the subject application was reviewed and evaluated by Snohomish County Fire District #1, Public Works Department, Building Division, and Engineering Division. Snohomish County Fire District #1 identified portions of the fire code that will apply to the project (Attachment 12). Hydrant locations and fire department connections should be identified on the Phase 2 plans. The Building Division noted comments submitted during the preapplication meeting for the proposal and compliance with building code requirements will be reviewed with building permit and site inspections (Attachment 13). The Public Works Department's Recycling Coordinator reviewed the project and submitted the same comments that were provided at the preapplication meeting. It is noted that the proposed trash collection for the site (in the southeast corner of the development) appears inadequate and that more space will be required (Attachment 14). The Engineering Division noted no comments from Engineering at this phase (Attachment 15). The City's Traffic Engineer noted that a traffic impact analysis will be required for the project and the traffic impact analysis should be provided for the Phase II review (Attachment 16). Additional review will be conducted by all applicable departments at the time of the Phase 2 submittal as well as at the time of building permit review. Additional comments may be provided by other reviewing departments at those times. Graphite Studios PLN20170016 — Phase I Page 3 of 7 Exhibit 1 1Packet Pg. 42 6.1.a VI. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS 1. ECDC 16.43 — Downtown Business Zone (BD2) A. ECDC 16.43.020 Uses The site is located in the Downtown Business (Downtown Mixed Commercial), BD2, zone and is subject to the requirements of ECDC 16.43 (Attachment 5). The current proposal is for a mixed -use building, which would include three multi -family residential units, a caf6, art studios and an art gallery. These are all permitted primary uses in the BD2 zone pursuant to ECDC 16.43.020. B. Pursuant to ECDC 16.43.030, development standards in the BD2 zone are as follows: Minimum Height of Minimum Minimum Minimum Minimum Minimum Ground Floor Zone Lot Area Lot Street Side Rear Maximum Height z within the (Sq. Ft.) Width Setback Setback' Setback' Designated Street Front BD2 None None 0' 1, 30' 12' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. Specific provisions regarding building heights are contained in ECDC 16.43.030(C). "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. C. Setbacks: Since the subject site is not adjacent to residentially (R) zoned property, no setbacks are required for the proposed building. D. Height: The maximum allowed height in the BD2 zone is 30 feet. Certain height exceptions are provided for in ECDC 16.43.030.C.3. Height calculations were not provided with the Phase I design documents. Measuring from the main floor elevation (which appears to be close to what the average grade would be), the building is 29' 9" in height. While it appears that the proposed building will comply with the applicable height requirements; height calculations should be provided with Phase II to in order to verify the proposal is consistent with the height requirements. E. Minimum Height of Ground Floor: Pursuant to ECDC 16.43.030.13, the designated street front for the subject site is 45 feet measured perpendicular from 2❑d Avenue South and Main Street. Development within the designated street front within the BD2 zone shall only consist of commercial uses. The portion of the proposed building within the designated street front area will be occupied by commercial uses including artist studios, art gallery and a cafe. In addition to the requirement for the designated street front to be occupied by a commercial use, there is also a minimum ground floor height requirement of 12 feet within the designated street front. The elevation views in Attachment 3 indicated a ground floor height of 15 feet. Compliance with this requirement will be confirmed during future review of more detailed plans. Graphite Studios PLN20170016 — Phase I Page 4 of 7 Exhibit 1 Packet Pg. 43 6.1.a F. Parking: Pursuant to ECDC 16.43.030.D, no parking is required for any commercial floor area of permitted uses located within the BD2 zone, and pursuant to ECDC 17.50.010.C, one parking stall is required per residential unit for properties within the downtown business area as defined in ECDC 17.50.070.B. The applicant has indicated that approximately 20 parking stalls will be provided in a parking garage within the building. This exceeds the required ratio of one stall per residential units since the proposal is for 3 residential units. G. Open Space: In accordance with ECDC 16.43.030.E, at least five percent of the lot area of the project must be devoted to open space. With a lot area of 14,411 square feet, 720 square feet of open space is required. The proposal provides open space in the northeast corner of the development in front of the cafe and northwest corner with a patio that is accessible from the sidewalk. This open space must meet the criteria in subsections (1) — (3) and will be reviewed in further detail at Phase 2 of the hearing and then at building permit. 2. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, in conducting its review, the ADB shall use the design guidelines and design review checklist applicable to the district -based design review process. These guidelines and checklist are included for reference as Attachment 4. The ADB will utilize the checklist to prioritize the design guidelines for the subject proposal. B. Compliance with the district -based design guidelines will be reviewed by the ADB during Phase 2 of the review process. 3. ECDC 20.13 Landscaping Requirements A. ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB and Hearing Examiner are allowed to interpret and modify according to ECDC 20.13.000. B. As is typical with most development in the Downtown Business (BD) zones, the majority of the site will be covered by the proposed building since no setbacks are required. A landscape insert is provided on Sheet I of Attachment 3 for those areas where room exists for some landscaping. C. Street trees will be required in order for the project to comply with the City's street tree requirements. 4. ECDC 22.43 Design Standards for the BD Zones A. Design standards applicable to the BD zones are provided in ECDC Chapter 22.43 (Attachment 6). B. Compliance with the BD design standards will be reviewed by the ADB during Phase 2 of the review process. 5. Commehensive Plan Urban Design Objectives A. In addition to the design guidelines applicable to the district -based design review process (Attachment 4) and the BD design standards (Attachment 6), the proposal must also comply with the applicable downtown design objectives of the Comprehensive Plan due to the site's location within the "Downtown Mixed Commercial" and within the "Downtown/Waterfront Activity Center" designations of the Comprehensive Plan. Refer Graphite Studios PLN20170016 — Phase I Page 5 of 7 Exhibit 1 Packet Pg. 44 6.1.a to Pages 125 through 127 of the December 2016 Comprehensive Plan for the downtown design objectives (Attachment 7). B. Compliance with the downtown design objectives of the Comprehensive Plan will be reviewed by the ADB during Phase 2 of the review process. VII. PUBLIC NOTICE: A "Notice of Application, Public Hearing, and SEPA Determination" was issued on April 7, 2017. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the Library. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. The public notice materials are included as Attachment 11. The City has complied with the noticing provisions of ECDC 20.03, No public comments have been received to date. VIIL CONCLUSION AND RECOMMENDATION: Pursuant to ECDC 20.12.020.A.1, the purpose of Phase 1 of the public hearing process 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 the design guidelines checklist (Attachment 4). In identifying the relative importance of the design criteria, the ADB must utilize the applicable design guidelines of the BD2 zone, the downtown design objectives in the Comprehensive Plan, and any relevant district -specific design objectives of ECDC Chapters 20.12 and 20.13. Staff recommends that the ADB conduct the following after the public comment portion of the Phase 1 public hearing: 1. The ADB should consider all applicable design guidelines and standards referenced throughout this report and must complete the design guidelines checklist (contained within Attachment 4), prioritizing all applicable design guidelines and objectives. The public hearing shall be continued to a date certain for Phase 2 of the public hearing process, not to exceed 120 days from the Phase 1 meeting date. IX. PARTIES OF RECORD: City of Edmonds 121 5th Ave N Edmonds, WA 98020 Scott Miller 1408 — 140t" PI NE Suite 250 Bellevue, WA 98007 X. ATTACHMENTS: 1. Land Use Application 2. Applicant's Cover Letters 3. Preliminary Project Plans (Phase 1) Graphite Studios PLN20170016 — Phase I Page 6 of 7 Mary Olsen 221 -2 d Avenue N Edmonds, WA 98020 Exhibit 1 Packet Pg. 45 6.1.a 4. Design Guideline Checklist 5. ECDC 16.43: BD — Downtown Business 6. ECDC 22.43: Design Standards for the BD Zones 7. Comprehensive Plan Excerpt Urban Design Goal B: Downtown/Waterfront Activity Center 8. Zoning and Vicinity Map 9. SEPA Checklist 10, SEPA Determination of Nonsignificance 11. Public Notice Materials for Notice of Application, Phase 1 Hearing, and SEPA DNS 12. Fire District Comments 13. Building Division Comments 14. Recycling Coordinator Comments 15. Engineering Division Comments Graphite Studios PLN20170016 — Phase I Page 7 of 7 Exhibit 1 Packet Pg. 46 6.1.a City of Edmonds v Land Use Application ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY 7 COMPREHENSIVE PLAN AMENDMENT `I CONDITIONAL USE PERMIT FILE # ZONE 7 HOME OCCUPATION DATE REC'D BY FORMAL SUBDIVISION SHORT SUBDIVISION FEE RECEIPT # LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ADB CC STREET VACATION REZONE SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION ZyZ M Ari A sAr, E� Mo �-A o !�. wA 90 0 � PROJECT NAME (IF APPLICABLE) co &1,io GJ ��T 1 1 - r i `)-u \m c� PROPERTY OWNER frl�t GL.SG�I PHONE# t4'a) Zia' !4✓L ADDRESS Z Uy1 H . c-o Nt,o M o! t W4 $ O 7,v FAX# TAX ACCOUNT #Ou454ioU1V130(7 SEC. Z3 TWP. Zinc RNG.')E� DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Pf- IJ y i3,Lbe Sr 1910ii, (ZiJIl"11-14, GON�Mk)(,T A Orw y C-toft 3�tl.DlNh tflrrrtr 5►%o1% Nraw 1,u►(.-VW4 I5 ZD ovL yr- + 4v 51' QMo-11o% DESCRIBE HOW THE PROJECT MEETS APPLICABLE CEDES (ATTACH COVER LETTER AS NECESSARY) ro"Ous Ili. GW1A,t>f& ?a rGOL nouns X-NIµR APPLICANT M m ®L SEI-I PHONE #r� (W) v d ' 4 3 1, ADDRESS ZZI ilf i?- OmDtAoc-) Lg+ Q ✓UZ� E-MAIL MG16GIALt. @- COMGAhi,/41�-T FAX # CONTACT PERS /AG 7W5 ILIAC Iirka- lrf<-)PHONE# 1 �ZS1 Tim'7�20 ADDRESS 140 1 4o QL NE. S u i iT &5-o P, Le\14 t: V LW4 1' ,,� v ell E-MAIL F 1-4 C� tj I.I4AL5 I & CDKC-A 5T, NET FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction ed in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents r employees. By my signature, I certify that the informati and exhi its her i submitted are true and correct to the best of my knowledge and that I am authorized to file this applicati n the b of a wrier as listed below. SIGNATURE OF APPLICA /AG oT DATE aq�J/ 1 Property Owner's Authorization I, �IA(! / 6 LSO , certify under the penalty of perjury under the laws of the State of Washington th t the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection an s 'ng attenda this application. SIGNATURE OF OWNER DATE Questions? Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page 1 of 1 Attachment 1 Exhibit 1 Packet Pg. 47 6.1.a 2/1/17 City of Edmonds Development Services 121 5t" Ave N Edmonds, WA 98020 Cover Letter for the proposed development at 202 Main St. (tax #00454800101300). The proposed new two story building with underground parking is located at the NW corner of the block fronted by Main St and 2"d Ave S. The project is also bounded by existing paved alleys to the east and south. The existing one story, commercial building will be demolished as part of this project. The Comprehensive Plan allows for Commercial and Residential Mixed Use. This project has artist studios and demonstration area, an art gallery, a cafe, 3 apartments and underground parking. The project will follow guidelines set up in the Edmonds Community Development Code (ECDC). Design Standards will be met, at least in part, by the following architectural design and features; The building facade has greater material and architectural accents on the lower half of the building, accentuated by slate tiles, landscape planters, distinct overhangs and fixed awnings at entryways, public spaces and sidewalk. The building has substantial exterior modulation on both sides facing Main Street and 2"d Ave, as well as the alley to the south. The main entrance faces Main St and a secondary entrance faces the alley to the south. All entryways are directly accessible from the street, and have distinct sloped awnings or overhangs that create pedestrian protection from weather as well as provide shade lines and additional modulation of the facade .Ground level details include projecting slate tile planters, sitting areas, large column bases (plinths), recessed building corners for greater visibility, natural wood soffits at awnings and large storefront windows to increase the visual connection from the exterior to the interior spaces and out. Building signage will be above the main entry doors below the awnings, and may be accented by blade signs, easily visible from the sidewalk. Any rooftop HVAC equipment will be screened and set back from the building edge. There will be no ground level HVAC equipment. Attachment 2 Exhibit 1 1Packet Pg. 48 6.1.a potle 17 U-1641 ��f 10 14 .(PER STATUTORY WARRANTY DEED AFN 201512280304) PARCEL A: LOTS 13,14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. WE 01 T j Lt-,-,tes! ir LA :d.. 44 ly mAiN s1r v mow 1"mr ID 151� It R �11 r 7- 00 O iodelo A -�o WIlk OW s-P It V 0`S, :s\0 19 06 do 0 10' 11 % , -, - , , tip I• re,vT-10-1wj W�, lglolv 4-11 Orr z-Z Frzlo f-:Ivio�l IJ07 N1 J:�rfo ly 1 0491� o 'e, ri�2 A4 C, A, f-t .4� 3, N.: rz 4-. P rFA" 490 1� ly (14) i mkq- ov-,-70� �Vrlo",,Ar% 1AJA- nb4o 4-n M,* I AL- C 651 CAO-T, f-jr FIIII IIJAI I (4t�6) 270-4- 4Mo I )t ;Ai fle- 47 ell-, ri U--*T IQ W* 9 t-1 17. -1 4o tj pooj<i C r,' b(4114 I 1,J 6f ::r7 Coo 1-)tz- 5�oo + 433D r-74cp SCALE: /5,01� 47[� APPROVED BY: DRAWN By DATE: IREVISED j4T - J/-r� DRAWING NUMBER Packet Pg. 49 EXIST FIRE HYDRANT UPGRADE EXISTING RAMP PER CITY REQUIREMENTS W/ TRUNCATED DOMES 7 - NE 1/4, SE CP 1/4 SECTION 23, TOWNSHIP 27 NORTH, RANGE 3 EAST, /� Y/ D4 I wv EXIST uy POWER POLE CID -44-- elp EUSEWATER,' ' 'g. METERI 'A4" Fk-KP 4/ Q �� P /e ROOF OVERHANG 5 UPGR SIDEWALKS & CURBS T TY X HEIGHT ,�<ISTANDA S WALL'KR IN, PIV W A 4 x 4STRE REE INSIDE BLD 'a GRATE W/ TREES bWDSCAPE, TYP FDC A ENTRY 42.0 UN'DROUND POWER ED f7l ,`LINE AS UPGRADE SIDEWALKS & CURBS TO CITY STANDARDS 4' x 4' STREET TREE GRATE W/ TREES PER LANDSCAPE, TYP POC TO PLUMBING IE: 29.5± 6" SS @ 2% MIN REPLACE CB 41.6 W/ TYPE I I ROOF OVERHANG GRADING AND UTILITY PLAN SCALE: I" = 20' BASEMENT DRAINAGE PER PLUMBING PROPOSED BUILDING MAIN FFE = 42.0 39.0 (SEE 2/- FOR CONTINUATION) TO PUBLIC STORM SYSTEM PER DRAINAGE PLAN A N 2'MAX HEIGHT WALL PER ARCH ROOF OVERHANG SHORING PLANS WILL BE REQUIRED IN FUTURE PHASES OF DESIGN FTG STEP (VARIES TYPE 11 CB 30 LF - TO DETENTION SYSTEM IE = 30.0 TYPE 11 CB W/ FLOW CONTROL STRUCTURE IE (12" W) = 30.5 20 10 20 1 0 a W.M. C 61 6NGlN6r=RlNG 250 4TH AVE. S., SUITE 200 EDMONDS, WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 P�.: "I��;�����A'' Y 12108116 z uj uj 0 > > F— uj cc: yj CC fy Z Z () tD (D lij Lu LLI Ld kD 0 000 r) ---- 0 --.N, DESIGN: VD DRAWN: ics CHECK: JPU JOB NO: 16259.20 DATE: 10/06/16 z F- z Z V) Z V) 0 > LLI W 0 M Z . z z 0 0 Ld < :2 auj :2 C4 W CL 0 F6 SHEET: C3.1 BASEMENT PLAN SCALE: 1" = 20' 20 0 10 20 Attachment 3 Exhibit 1 1 Packet Pg. 50 1 (PER STATUTORY WARRANTY DEED AFN 201512280304) PARCEL A: LOTS 13, 14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. THE-NQP,TH HALF OF THE FOLLOWING DESCRIBED TRACT---,- '" LOTS 17, 1 0, 21 AND 22, BLOCK 1, GE H-AR``"S 1ST ADDITION TO EDMONDS, ACCO I�thl. TO THE PLAT OF RECORDED IN VOLUME 5 OF PLATS, PAGE, 'ADS OF SNOHOMISH COUNTY, WASHINGTON. --' O EXCEPT THE NOR ><i TERLY 16 FEE tl 17, AS CONVEY THE TOWN OF EDMONDS FOR PUBLIC BY DEED 13EibED IN VOLUME 88 OF DEEDS, PAGE 217. N 29'02'35" E BETWEEN SURVEY MONUMENTS FOUND ON THE CENTERLINE OF 2ND ST., PER GPS OBSERVATIONS, WASHINGTON STATE PLANE COORDINATE SYSTEM, NORTH ZONE. 1. GEPHART'S 1ST ADDITION, RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 2. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 8902155001, RECORDS OF SHOHOMISH COUNTY, WASHINGTON. 3. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 200306045002, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. NAVVD(88) PER GPS OBSERVATIONS. 1. THE TOPOGRAPHIC SURVEY SHOWN HEREON WAS PERFORMED IN MARCH OF 2016. THE FIELD DATA WAS COLLECTED AND RECORDED ON MAGNETIC MEDIA THROUGH AN ELECTRONIC THEODOLITE. THE DATA FILE IS ARCHIVED ON DISC OR CD. .WRITTEN FIELD NOTES MAY NOT EXIST. CONTOURS ARE SHOWN FOR CONVENIENCE ONLY. DESIGN SHOULD RELY ON SPOT ELEVATIONS. 2. BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE IN THE FIELD. GEODIMENSIONS ASSUMES NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND LINES WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. 3. SUBJECT PROPERTY TAX PARCEL NO. 00454800101300 4-. TOTAL SUBJECT PROPERTY AREA PER THIS -SURVEY 00454800101300: 14,411 SF.. (0.33 ACRES) 5. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN HEREON. 6. INSTRUMENTATION FOR THIS SURVEY WAS A TRIMBLE ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY WERE DIRECT AND REVERSE ANGLES, NO CORRECTION NECESSARY. MEETS STATE STANDARDS SET BY WAC 332-130-090. L+J AREA DRAIN ASPHALT SURFACE b44�Q4Qu{ BUILDING — ( CENTERLINE ROW CONCRETE SURFACE 7 CONCRETE WALL ® DECK FIRE DEPT CONNECTION V FIRE HYDRANT ►®� MONUMENT IN CASE (FOUND) PST ❑ POST P POWER (OVERHEAD) SS SEWER LINE tV) SEWER MAINTENANCE STRAIN POLE SIGN (AS NOTED) SD STORM DRAIN LINE T TELEPHONE (OVERHEAD) SIZE TYPE( o ) TREE (AS NOTED) UT UTILITY LINE W WATER LINE WM" WATER METER it WATER POST INDICATOR VALVE WV N WATER VALVE UP POWER (UNDERGROUND) PP ^c POWER POLE W/ LIGHT . .. : ,7 4 t �u. 4 sl EPA 10 .. ... ... .. ...... .' y IF NOV Z� - zi4 nidi.t.'t: ro 0 5 10 ( IN FEET ) 1 inch = 10 ft. W — - W I CB T-1 RIM=37_96 6.1.a I x (01 �:) . cfl o 0 0 N Z W J a m m W W W/ M w O ` N w a - -' PQ P P h P Q Cr U ��_• ..: is d • ✓ •'s. ••:, Co z `.j 2• o. t t co �+j d co \. a U 0 L U� o Z N s =64.3' _ 0 U? Q > � y G1 Lu N ;f Cb d � a N �1(r i�0� c a° n o i E : t7 o N 0 C- = O < 2 C CA CA a 13 d- (A a)EE � "sue 0 G3 d W N €tF T A all d o . 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Ir16:.: ..... -� •- E V GC y, J —TL Packet Pg. 59 6.1.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 N the guidelines may be more easily prioritized. The checklist is neither a Z regulatory device, nor a substitute for evaluating a sites conditions, or to a summarize the language of examples found in the guidelines themselves. E a Page 1 of 22 Revised by ADB 3/1 /06 Attachment 4 Exhibit 1 1Packet Pg. 60 6.1.a 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 3/1 /06 Attachment 4 Exhibit 1 1Packet Pg. 61 6.1.a 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 N/A Lower Priority Higher Priority 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 N/A Lower Higher Priority Priority 1. provide sensitive transitions to nearby, less- ❑ ❑ ❑ intensive zones Page 3 of 22 Revised by ADB 3/1 /06 Attachment 4 Exhibit 1 1Packet Pg. 62 6.1.a C. Architectural Elements and Materials 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 N/A Lower Priority Higher Priority 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 N/A Lower Higher Priority Priority 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 Attachment 4 Exhibit 1 1Packet Pg. 63 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 64 6.1.a A-3: Entrances Visible from the Street Entries should be clearly identifiable and visible from the street. Explanation and Examples Entries that are visible from the street make a project more approachable and create a sense of association among neighbors. 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. 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 ■ Planter box ■ Variations in applied ornament, materials, colors or trim. ■ An element not listed here, as approved, that meets the intent. I MM MR wig! PtG MV. F) Page 6 of 22 Revised by ADB 3/1 /06 Attachment 4 Exhibit 1 1Packet Pg. 65 6.1.a 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. 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, all -residential buildings shall be treated as if they have blank walls facing the street and 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 glass in the opening. 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 Attachment 4 Exhibit 1 1Packet Pg. 66 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 67 6.1.a 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: -066ae5•f ,yyFX A era 1 If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. m E a Page 9 of 22 Revised by ADB 3/1 /06 Attachment 4 Exhibit 1 1Packet Pg. 68 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 69 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 70 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 71 6.1.a In most cases, especially in the downtown commercial area, Buildings shall convey a visually distinct 'base' and 'top'. Abase' 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 0 0 M E Itop middle base Page 13 of 22 Revised by ADB 3/1/06 Attachment 4 Exhibit 1 1Packet Pg. 72 6.1.a 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: ■ bil uding modulatirti on or aculation ■ 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, paving stones, or 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 log ■ special trim details and moldings ■ a trellis or arbor so HM fop base Page 14 of 22 Revised by ADB 3/1/06 Attachment 4 Exhibit 1 1Packet Pg. 73 6.1.a 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 o are approximately the size and proportion of a traditional window o include a trim or molding that appears substantial from the sidewalk o 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 Attachment 4 Exhibit 1 1Packet Pg. 74 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 75 6.1.a ■ 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 cornice masonry belt course metal canopy -- recess # plinth Blank walls shall be treated with architectural elements to provide visual interest. 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. Page 17 of 22 Revised by ADB 3/1/06 Attachment 4 Exhibit 1 1Packet Pg. 76 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 77 6.1.a 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 IIII,, % r ■; screened from the street and adjacent properties. Explanation and Examples The following examples illustrate various methods of improving thehit 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. 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 Attachment 4 Exhibit 1 1Packet Pg. 78 6.1.a ■ 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 k 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: 4i ■ 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 3/1/06 Attachment 4 Exhibit 1 1Packet Pg. 79 6.1.a 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. a- ' • 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 new 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 Attachment 4 Exhibit 1 1Packet Pg. 80 6.1.a 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 Attachment 4 Exhibit 1 1Packet Pg. 81 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 1 of 17 Chapter 16.43 BD — DOWNTOWN BUSINESS Sections: 16.43.000 Purposes. 16.43.010 Subdistricts. 16.43.020 Uses. 16.43.030 Site development standards. 16.43.035 Design standards — BD zones. 16.43.040 Operating restrictions. 16.43.000 Purposes. The BD zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. C. Identify supporting arts and mixed use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.010 Subdistricts. The "downtown business" zone is subdivided into five distinct subdistricts, each intended to implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts are: BD1 — Downtown Retail Core; BD2 — Downtown Mixed Commercial; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 82 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 2 of 17 BD3 — Downtown Convenience Commercial; BD4 — Downtown Mixed Residential; BD5 — Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.020 Uses. A. Table 16.43-1. Permitted Uses BD1 BD1 GFSF0) BD2 BD3 BD4 BD5 Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X Financial A X Advising A X Mortgage A X Banks (without tellers) A X Accounting A X Counseling A X Architecture A X Engineering A X Advertising A X Insurance A X Fitness related business (yoga/pilates/gym/fitness club) A X Service uses A A(2) A A A A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X X X X X X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, A A A A A A Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 83 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 3 of 17 restaurant, microbreweries/distilleries or food service establishment that also provides an on -site retail outlet open to the public Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents C X A A A X Printing, publishing and binding establishments C X A A A C Public markets licensed pursuant to provisions in Chapter 4.90 ECCi A A A A A A Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) — must be located on second floor or behind first 45 feet from sidewalk or rights -of -way A X A A A A Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC 17.100.020 A A A A A A Primary and high schools, subject to the requirements of ECDC 17.100.050(G) through (R) A X A A A A Local public facilities, subject to the requirements of ECDC 17.100.050 C C C C A C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A A A A A Off-street parking and loading areas to serve a permitted use B X B B B B Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X B B B X Commercial parking lots C X C C C X Wholesale uses X X X C X X Hotels and motels A A A A A A Amusement establishments C C C C C C Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 84 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 4 of 17 Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use X X X C X X Day-care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums X X C C A X Medical uses, e.g., A X Physicians A X Dental A X Optometrist (without retail) A X Physical therapy (without retail) A X Counseling A X Other similar medical services A X Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C C C C C Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 ECC X X D D D D A = Permitted primary use B = Permitted secondary use Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 85 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 5 of 17 C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: (1) BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights-of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. (2) Services — by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 86 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS 6.1.a Page 6 of 17 2. The space does not contain direct access to the street or sidewalk; 3. The previous use was a nonconforming use (e.g., not retail); and 4. The space has been vacant for a period of more than six months. [Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3894 § 4, 2012; Ord. 3700 § 1, 2008]. 16.43.030 Site development standards. ........ ......... ......... ......... ........................ ........ ......... ......... ......... ......... ......... ......... ......... .... ........... A. Table 16.43-2. Minimum Height of Ground Floor within the Minimum Minimum Minimum Minimum Designated Sub Minimum Lot Street Side Rear Maximum Street District Lot Area Width Setback Setback' Setback' Height2 Front4 BD15 0 0 0 0 0 30' 15' BD25 0 0 0 0 0 30' 12' BD35 0 0 0 0 0 30' 12' BD43,5 0 0 0 0 0 30' 12' BD55 0 0 0 0 0 25' 12' ' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See ECDC 16.43.030(B)(8) for further details. 4 "Minimum height of ground floor within the designated street -front" means the vertical distance Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 a Attachment 5 Exhibit 1 1Packet Pg. 87 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 7 of 17 6.1.a from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall- to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. 5 Site development standards for single-family dwellings are the same as those specified for the RS-6 zone. Map 16.43-1: Designated Street Front for BD Zones Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 88 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS 6.1.a Page 8 of 17 Designated Street Front ` pALEY sT z' d goa - — ° HOWELL war M t!}Jl + S N T ? LHLIE N DR Figure 16.43-1: Ground Floor Height Measurement Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 a Attachment 5 Exhibit 1 Packet Pg. 89 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 9 of 17 B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD zones. 1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation to the finished grade along the width of the side of the structure that is principally oriented to the designated street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the ground "floor" is considered to be the sum of the floor planes which, in combination, run the full extent of the building and are closest in elevation to one another. For the purposes of this chapter, the definition of "ground floor" contained in ECDC 21.35.017 does not apply. 2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all properties lying within the BD zones. The designated street front is defined as the 45 feet measured perpendicular to the street front of the building lot fronting on each of the mapped streets. 3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum height of the ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the designated street front established in subsection (13)(2) of this section. 4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on the ground floor within a designated street front as defined in subsection (13)(2) of this Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 90 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 10 of 17 section, the elevation of the ground floor and associated entry shall be within seven inches of the grade level of the adjoining sidewalk. "Grade" shall be as measured at the entry location. Portions of the ground floor outside the designated street front of the building need not comply with the access requirements specified in this section. 5. When the designated street front of a building is on a slope which does not allow both the elevation of the entry and ground floor within the designated street front to be entirely within seven inches of the grade level of the sidewalk, as specified in subsection (B)(4) of this section, the portion of the ground floor of the building located within the designated street front may be designed so that either: a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or b. The building may be broken up into multiple frontages, so that each entry/ground floor combination is within seven inches of the grade of the sidewalk. c. For corner lots, a primary entry shall be established for the purposes of determining where the ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on 4th Avenue. 6. Within the BD1 zone, development on the ground floor shall consist of only commercial uses, except that parking may be located on the ground floor so long as it is not located within the designated street front. 7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses within the designated street front. Any permitted use may be located on the ground floor outside of the designated street front. 8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and BD3 zones in subsection (B)(7) of this section. As a second option, if more residential space is provided so that the ground floor does not meet the commercial use requirements described in subsection (B)(7) of this section, then the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5 setbacks are required, the required street setback shall be landscaped and no fence or wall in the setback shall be over four feet in height above sidewalk grade unless it is at least 50 percent open, such as in a lattice pattern. 9. Within the BD5 zone, one option is to develop the ground floor with commercial space, Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 91 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 11 of 17 meeting the same requirements detailed for the BD2 zone in subsection (13)(7) of this section. When development of the ground floor does not conform to these requirements, then development within the BD5 zone shall meet the following requirements: a. The building shall be oriented to 4th Avenue. "Orientation to 4th Avenue" shall mean that i. At least one building entry shall face 4th Avenue. ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level. iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household. The live/work space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2. BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 92 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 12 of 17 oriented to the street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (13)(1) through (9) of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permitted secondary use. b. The restrictions on the location of residential uses shall not apply when a single-family use is the only permitted primary use located on the property. c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor commercial use requirement within the designated street front (e.g., when the first 45 feet of a building are within a designated street front in the BD1 zone, parking may not be located within that 45 feet). e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as measured from the street front of the building be less than 30 feet. f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured perpendicular to the street consist only of commercial uses and permitted secondary uses, then permitted multiple -family residential unit(s) may be located behind the commercial uses. g. Recodified as ECDC 22.43.050(8)(4). h. Within the BD1 zone, each commercial space located on the ground floor within the designated street front shall be directly accessible by an entry from the sidewalk. C. Building Height Regulations. 1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of "height" detailed in ECDC 21.40.030). 2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 93 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 13 of 17 one of the following conditions. In addition, if the building is located within 15 feet of the public right-of-way, architectural details and/or applied art shall be incorporated into the building design, and the ground floor shall be distinguished from the upper portions of the building through the use of differences in materials, windows, and/or architectural forms. a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions of the roof is at least six-by-12 and the roof includes architectural features, such as dormers or gables of a steeper pitch, that break up the roof line into distinct segments. b. If the building does not make use of a pitched roof system as described in subsection (C)(2)(a) of this section, a building step -back shall be provided within 15 feet of any street front. Within the 15-foot step -back, the maximum building height is the lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or 30 feet above the "average level" as defined in ECDC 21.40.030. For corner lots, a 15-foot step -back is required along both street fronts. If a building located on a corner lot has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the required step -back on both street fronts, then the step -back may be waived facing the secondary street. 3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following architectural features are allowed to extend above the height limits specified in this chapter: a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof area of the building. b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any building step -back required under subsection (C)(2)(b) of this section; provided, that the railing is constructed so that it has the appearance of being transparent An example meeting this condition would be a railing that is comprised of glass panels. D. Off -Street Parking and Access Requirements. The parking regulations included here apply specifically within the BD zone. Whenever there are conflicts between the requirements of this chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking Regulations, the provisions of this chapter shall apply. 1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street. 2. No parking is required for any commercial floor area of permitted uses located within the BD1, BD2, BD4, and BD5 zones. 3. No parking is required for any floor area in any building with a total building footprint of less Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 94 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 14 of 17 than 4,800 square feet. E. Open Space Requirements. 1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120 feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open space. Open space shall not be required for additions to existing buildings that do not increase the building footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line). Such open space may be provided as any combination of: a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food service establishments); b. Public plaza or sidewalk that is accessible to the public; c. Landscaping which includes a seating area that is accessible to the public. 2. Required open space shall be open to the air and not located under a building story. 3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while depth is measured perpendicular to the street lot line). Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 95 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 15 of 17 Figure 16.43-5: Building Sire, Width and Open Space r--------------- T--------------- 7r ----- T• Example: i • Building Is cn four Us. each 300 zfl feet_ Total Lat Area = 14A60 sq. H. • Suihding width is 121) Feet. { Building Foolprinl = 13,650 sq. ft. • Open space is S required due to k)pen Space Required u 720 sq. fty building width, and due to lot area. • Open space provided exceeds the 5% of lol area Building Width Parallel to SlreeuROw 120'-0" rgqulrgmgnt, i ------- LOI Lir)9B i •i i Building Area Open Space 750 sq. ft. 7 i 7 i r�L F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds register of historic buildings. 1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the building. The decision of staff shall be processed as a Type 11 development project permit application (see Chapter 20.01 ECDC). a. Building step -backs required under subsection (C)(2)(b) of this section. b. Open space required under subsection (E) of this section. 2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds register of historic buildings. Note that additional parking exceptions involving building expansion, remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C). 3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is retained on -site, no off-street parking is required for any additional buildings or uses located on the same property. To obtain this benefit, an easement in a form acceptable to the city shall be recorded with Snohomish County protecting the exterior of the historic building and ensuring that Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 96 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 16 of 17 the historic building is maintained in its historic form and appearance so long as the additional building(s) obtaining the parking benefit exist on the property. The easement shall continue even if the property is subsequently subdivided or any interest in the property is sold. G. Density. There is no maximum density for permitted multiple dwelling units. H. Screening. The required setback from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback, except for that portion of the BD zone that is in residential use. I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign standards shall be the same as those that apply within the BC zone. J. Satellite Television Antennas. In accordance with the limitations established by the Federal Communications Commission, satellite television antennas greater than two meters in diameter shall be reviewed in accordance with the provisions of ECDC 16.20.050. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord. 3700 § 1, 2008]. 16.43.035 Design standards — BD zones. Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.040 Operating restrictions. A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except: 1. Public uses such as utilities and parks; 2. Off-street parking and loading areas, and commercial parking lots; 3. Drive-in businesses; 4. Plant nurseries; 5. Public markets; provided, that when located next to a single-family residential zone, the market shall be entirely within a completely enclosed building; 6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040; 8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 97 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 17 of 17 9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. C. Interim Use Status — Public Markets. 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premises licensed as a public market shall be considered a temporary use. As a temporary use, the city council finds that any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established by Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3894 § 5, 2012; Ord. 3700 § 1, 2008]. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 Exhibit 1 1Packet Pg. 98 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 1 of 11 Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Sections: 22.43.000 Applicability. 22.43.010 Massing and articulation. 22.43.020 Orientation to street. 22.43.030 Ground level details. 22.43.040 Awnings/canopies and signage. 22.43.050 Transparency at street level. 22.43.060 Treating blank walls. 22.43.070 Building HVAC equipment. 22.43.000 Applicability. The design standards in this chapter apply to all development within the BD1, BD2, BD3, and BD4 downtown zones, except for multifamily buildings in the BD4 zone. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.010 Massing and articulation. ............. .......................................................................................................................................................................................................................................................................................................................................... A. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. B. Standards. 1. 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. Buildings should convey a distinct base and top. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 99 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 2 of 11 fop 68se The base can be emphasized by different material(s). 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.020 Orientation to street. ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ....... .. ......... ......... .. ....... ......... A. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. B. Standards. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 100 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES 6.1.a Page 3 of 11 b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Buildings shall be oriented to the street. Entrances shall be given visually distinct expression. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.030 Ground level details. ..................................................................................................................................................................................................................................................................................................................................................................................... A. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. B. Standards. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 a Attachment 6 Exhibit 1 1Packet Pg. 101 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 4 of 11 b. Medallions; c. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window; f. Projecting sills; g. Tile work; h. Transom or clerestory windows; i. Planter box; j. An element not listed here, as approved, that meets the intent. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 102 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 5 of 11 Ground floor details encourage visual interest along the ground level of buildings facing pedestrian streets. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.040 Awnings/canopies and signage. A. Intent. 1. To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2. To provide clear signage to identify each business or property, and to improve way -finding for visitors. 3. To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. B. Standards. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. 2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns. 3. Marquee, box, or convex awning or canopy shapes are not permitted. 4. Retractable awnings are encouraged. 5. Awnings or canopies shall be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 103 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 6 of 11 VAT f tlodA�:i. g Open -sided nonstructural awning with front valance. 4 Open -sided structural canopy. 7. Nonstructural 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. 8. 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. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in Chapter 20.60 ECDC. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 104 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 7 of 11 6.1.a 11. 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. 12. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Retractable and open -sided awnings allow signage to be visible. Examples of projecting signs using decorative frames and design Awning or canopy shapes: 4 s uffdwd Box IC / II Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 105 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 8 of 11 elements. 1 [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. _........ ......... ...... ... ......... ......... .... .......................................................................................................................................................................................... A. Intent. To provide visual connection between activities inside and outside the building. B. Standards. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Ground level facades of buildings should have transparent windows between two to 10 feet Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 106 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 9 of 11 above grade. Windows shall provide a visual connection between activities inside and outside the building, and therefore should not be mirrored or use darkly tinted glass. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. *Code reviser's note: Subsection (13)(4) of this section was formerly codified as ECDC 16.43.030(B) (10) (g) . 22.43.060 Treating blank walls. ......... ......... ......... ......... ......... ......................... ................ ............. ....... ......... ....... .. ......... ......... ................. A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 107 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 10 of 11 h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. fgm'ag 6'-1 QpWua gfsss AR7 c" oo+Rrce m9sG4ry 6eN avxsa mefafranoFY Rank wad's &W be lmatad wM arcMactural a,'sUWOS lD provide +4SW hrJ19Mst Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.070 Building HVAC equipment. ...................................................................................................................................................................................................................................................................................................................................................................................... A. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. B. Standards. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 108 6.1.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 11 of 11 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Rooftop equipment should be screened from view. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Exhibit 1 1Packet Pg. 109 6.1.a Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Facade Design. Encourage building facades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a facade, as well as provide light and air to the building interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building facades to help define the scale and style of the structure. Variation in facade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Urban Design Goals & Policies for Specific Areas In addition to the general design goal and objectives described above under Goal A, supplemental design objectives are outlined below for specific areas or districts within the city. Each key goal in this element (or section) is identified by an alphabet letter (for example, "D"). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, "D.2") Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Community Culture and Urban Design 125 Attachment 7 Exhibit 1 Packet Pg. 110 6.1.a B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. d IM Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing beach areas. In the Waterfront area, site layout should be ' coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. ::j Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building fagades should respect and echo historic patterns along downtown pedestrian streets. Community Culture and Urban Design 126 Attachment 7 Exhibit 1 Packet Pg. 111 6.1.a B.11 Building Fagade. Provide a human scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vsthe pedestrian level or building base). B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Urban Design Goal C: Highway 99 Corridor. Additional Design Objectives for the Highway 99 Corridor should support its function as a locus of commercial and potential mixed use activity, building on the availability of multiple forms of transportation and its proximate location to surrounding neighborhoods. C.1 General Appearance and Identity. Design of buildings and spaces along Highway 99 should encourage a feeling of identity associated with different sections of the highway. C.2 Site Design. Site design should allow for vechicular access and parking as well as safe access and circulation for pedestrians. Whenever possible, sites should provide connections between adjacent businesses and between businesses and nearby residential neighborhoods. C.3 Landscaping and Buffering. Landscaping, fencing or other appropriate techniques should be used to soften the street front of sites and also used to buffer more intensive uses from adjoining less intensive use areas (e.g. buffer commercial from residential development). Urban Design Goal D: Neighborhood Commercial Areas. Design in neighborhood commercial areas should seek to support the function of the neighborhood center while paying close attention to its place within the neighborhood setting. D.1 Landscape and Buffering. Special attention should be paid to transitions from commercial development to surrounding residential areas, using landscaping and/or gradations in building scale to provide compatible development. Community Culture and Urban Design 127 Attachment 7 Exhibit 1 Packet Pg. 112 3.0" ARKING ✓ gMFs 0 UJ o� a`e0yea C / ..I ALISH �j + OSSING `I MIS DAYTON ST 19 ✓gMFs �sr Zoning and Vicinity Map PLN20170016 Graphite Studios 202 Main Street "I" t 8y, Attachment 8 Exhibit 1 '�=+�+ 1 130I DAYTON ST HIM CN • c OLD MIL W _-- 210 Q Ln J a Scale 1 inch = 225 feet a Packet Pg. 113 6.1.a DF ED� #P71 0 RE D+ MAi li 2� � 7 CITY OF EDMONDS -- Cn 0EVEL0PP;gL;4T SE11 ICES COUWfER Est 1$gfl ENVIRONMENTAL CHECKLIST L There -are -no t es of noise c� L W Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part 13) which they determine do not contribute meaningfully to the analysis of the proposed nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Edmonds Art Institute 2. Name of applicant: Mary Olsen 3. Address and phone number of applicant and contact person: Applicant: Mary Olsen, 221 2nd Ave N., Edmonds, WA 98020 Contact person: Robert Gregg, 16550 76th Ave W., Edmonds, WA 98026 Phone: 206 972 4371 4. Date checklist prepared: October 24, 2016 5. Agency requesting checklist: City o Edmonds Revised on 9116116 P71 - SEPA Checklist.doc Page I of 27 Attachment 9 Exhibit 1 1Packet Pg. 114 6.1.a 6. Proposed timing or schedule (including phasing, if applicable): Design Review, Vesting, and permitting: October, 2016 to March, 2017. Demolition, shoring & excavation: Spring, 2017. Construction: SLimm r/Fall, 2017 y (STAFF COMMENTS) , • 1 •1. �-r M1 r3 11 c� ,. �R cro .�+ �JS CS > k iLl ■ l 1 ��i7 i'�1r�.L 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. NO (STAFF COMM 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Zipper Geo will conduct a geotechnical and subsurface environmental analysis. Contamination discovered, if any, will be removed as part of the underground garage excavation and treated off site. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are none. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Cheeklist.doc Page 2 of 27 G ` Attachment 9 Exhibit 1 Packet Pg. 115 6.1.a 10. List any government approvals or permits that will be needed for your proposal, if known. City of Edmonds building permit and associated plumbing, electrical, mechanical, etc permits (STAFF COMM 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is for a two story building over a one level underground garage. The ground floor will include an art institute with spaces for artists to create art and a gallery for their art to be displayed. There will also be a cafe with indoor and outdoor seating. The second level will include more artist spaces and three 2 bedroom apartments. (STAFF 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The proposal is located at 202 Main Street in downtown Edmonds on the SE intersection of Main Street and 2nd Ave at the current location of Marvel Marble. Attached is a site survey with legal description and a site plan. (STAFF Revised on 9119116 P71 - SEPA Checklist.doc 01-1 lc�'-190010l-So Page 3 of 27 Attachment 9 Exhibit 1 Packet Pg. 116 6.1.a TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: The site is essentially flat with a gradual downward slope from east to west. (STAFF COMMENTS} b. What is the steepest slope on the site (approximate percent slope)? An approximate 6 foot change in elevation over the 180 foot diagonal of the property is an approximate 3% slope. (STAFF CUM M ENTS) C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long term commercial significance and whether the proposal results in removing any of these soils. The soils have been under the existing Marvel Marble building since the early 1900's. Excavation and construction on the south half of the block revealed the typical Edmond's soils of sand over clay. There are no agricultural soils. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NO (STAFF COMMENTS; Revised on 9119116 P71 - SEPA_Checklist.doc Page 4 of27 Attachment 9 Exhibit 1 1Packet Pg. 117 6.1.a e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. The underground garage measuring approx. 100' x 120' will require excavation of approx 4,000 cubic yards, (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. NO (STAFF COMMENTS) g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 100% (same as now) (STAFF COMMENTS) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Soldier pile shoring will control erosion during excavation (STAFF COMMENTS) 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. There will be a major net reduction of emissions to the air as the current resin based manufacturing of faux marble will be replaced with a non -manufacturing use. The on site use will change from manufacturing to retail. (STAFF COMM Revised on 9119116 P71 _.-_.SEPA_Checklist.doc Page S of 27 Attachment 9 Exhibit 1 Packet Pg. 118 6.1.a b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. NO (STAFF COM C. Proposed measures to reduce or control emissions or other impacts to the, if any: The primary source of emissions will be from HVAC which will follow LEED guidelines for efficiency, installation, commissioning, and maintenance to reduce energy consumption and emissions. (STAFF COMMENTS) 3. WATER a. Surface: (1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. NO (STAFF COMMENTS)____ (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. NO (STAFF COMMENTS) (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. NONE (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist.doc Page 6 of 27 Attachment 9 Exhibit 1 1Packet Pg. 119 6.1.a (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. NO (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. NO (STAFF COMMENTS) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. NO (STAFF COMMENTS} b. Ground: (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. NO (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist.doc Exhibit 1 Page 7 of 27 Q Packet Pg. 120 Attachment 9 6.1.a (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. NONE (STAFF COMMENTS) C. Water Runoff (including storm water): (1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Source of runoff will be from the roof which will be about the same as the current building to be replaced. This will be tied into an onsite retention system connected to the city storm water system. A minor amount of runoff will come from water carried into the garage which will be handled with an oil water separator. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. NO (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. NO (STAFF COMMENTS) Revised on 9119116 P71_-_SEPA._Checklist.doc Page 8 of27 Attachment 9 Exhibit 1 Packet Pg. 121 6.1.a d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Retention system will have regulated discharge rates 4. Plants P.r Check or circle types of vegetation found on the site: NONE deciduous tree: alder, maple, aspen, other: evergreen tree: fir, cedar, pine, other: shrubs grass uasture crop or grain Orchards, vineyards or other permanent crops wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: (STAFF COMMENTS)_ b. What kind and amount of vegetation will be removed or altered? None currently present. Current building covers the entire site. (STAFF Page 9 of 27 Revised on 9119116 P71 _-_SEPA Checklist.doc Attachment 9 Exhibit 1 1Packet Pg. 122 6.1.a C. List threatened or endangered species known to be on or near the site. NONE (STAFF COM d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: perimeter landscaping will enhance vegetation on the site which currently has none. e. (STAFF COMMENTS) List all noxious weeds and invasive species known to be on or near the site. None (STAFF COMMENTS)! 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: None. Revised on 9119116 Attachment 9 P71 - SEPA Checklist.doc Exhibit 1 Page 10 of 27 Q Packet Pg. 123 6.1.a b. (STAFF COMMENTS) List any threatened or endangered species known to be on or near the site. None (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. No d. (STAFF Proposed measures to preserve or enhance wildlife, if any: None (STAFF COMMENTS) e. List any invasive animal species known to be on or near the site. None STAFF COMMENTS Revised on 9119116 P71 - SEPA Checklist.doc Attachment 9 Exhibit 1 Page 11 of 27 Q Packet Pg. 124 6.1.a 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The project's energy needs will be electric and natural gas which will be used primarily for heating, cooling, and lighting. The current energy used for manufacturing will be terminated. (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. NO. (STAFF COMMENTS)- C . What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Energy conservation will be achieved through the use of insulation and Energy Star rated equipment. A large amount of glazing will provide natural light deep within the project and opening windows will provide natural ventilation. (STAFF COMMENTS) 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. NO Revised on 9119116 P71 - SEPA Checklist.doc Page 12 of 27 Attachment 9 Exhibit 1 1Packet Pg. 125 6.1.a (STAFF COMM (1) Describe any known or possible contamination at the site from present or past uses. There is one Underground Storage Tank (UST) which has been previously emptied, cleaned, and closed in place. This UST will be removed and any residual contamination will be removed during excavation for the underground garage. (STA F COMMEN S} (— C, Ls Ci q' M'T t' -1 k roY, v— r r A\ (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. There are no known existing hazardous chemicals/conditions. There are no known or suspected underground hazardous liquid and gas transmission pipelines within the project area or in the vicinity. Should any be discovered during excavation, they will be removed. STAFF COMMENTS) (3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or constructions, or at any time during the operating life of the project. None (STAFF COMMENTS) (4) Describe special emergency services that might be required. None (STAFF Revised on 9119116 P71. - .SEPA _Checklist.doc Page 13 of 27 Attachment 9 Exhibit 1 1Packet Pg. 126 6.1.a (5) Proposed measures to reduce or control environmental health hazards, if any: Prior to demolition, a toxic materials survey will be conducted and during demolition all steps required to control environmental health hazards will be followed. There will be no environmental health hazards of the completed project. (ST 1 b. Noise Revised on 9119116 (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? There are no types of noise in the area that will affect the project. (STAFF COMMENTS) (2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise would come from the site. Short term, during construction, there will be noise associated with heavy equipment such as shoring, excavation, dump trucks, and concrete trucks. This will be during permitted construction hours only. Long term, after completeion, there will be no noise emanating from the project. (STAFF COMMENTS) (3) Proposed measures to reduce or control noise impacts, if any: Noise impacts will be reduced by limiting construction to permitted construction hours. (STAFF COMMENTS)L0 rs P71 - SEPA Checklist.doc Page 14 of 27 Attachment 9 Exhibit 1 Packet Pg. 127 6.1.a 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Current use of the site is grandfathered, non -conforming manufacturing of faux marble. Adjacent properties are used for retail, office, and houing. The proposal will not affect current land uses on nearby or adjacent properties. (STAFF COMMENTS) b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No. (STAFF (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. {STAFF C. Describe any structures on the site. An old, poorly maintained, one story wood building covers the entire site. (STAFF COMMENTS),!_ Revised on 9119116 P71-SEPA_Checklist.doc Page 15 of27 Attachment 9 Exhibit 1 Packet Pg. 128 6.1.a d. Will any structures be demolished? If so, what? Yes. The entire existing structure will be demolished. (STAFF COMMENTS) e. What is the current zoning classification of the site? BD2. (STAFF COMMENTS) f. What is the current comprehensive plan designation of the site? Downtoen Business Retail (STAFF COMMENTS} D V k g. If applicable, what is the current shoreline master plan designation of the site? Not Applicable 1 � (STAFF COMMENTS) Vi ! �� ` .r h. Has any part of the site been classified critical area by the city? If so, specify. No. Revised on 9119116 (STAFF COMMENTS)�cN C^, •a� � �. I*Gk, P71 - SEPA_Checklist.doc Page 16 of27 Attachment 9 Exhibit 1 1Packet Pg. 129 6.1.a j• k. In. Revised on 9119116 Approximately how many people would reside or work in the completed project? Estimated 6 residents and 10 employees in the completed project. (STAFF COMMENTS] Approximately how many people would the completed project displace? Six. (STAFF COMMENTS) Proposed measures to avoid or reduce displacement impacts, if any: Existing business is relocating locally and will retain existing workforce. (STAFF COMMENTS) Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Zoning and land use has been reviewed for compatibility and the proposal has been found to be compatible. (STAFF CO IETS)7,vR�-�'-�-� L • l V:jL Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: No impacts. (STAFF COMMENTS) P71 - SEPA Checklist.doc Page 17 of 27 Attachment 9 Exhibit 1 Packet Pg. 130 6.1.a 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Three 2 bedroom middle income apartments will be provided. (STAFF COMMENTS} b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. None will be eliminated. (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: Six on site parking stalls will be providd for the 3 apartments to reduce parking impact to the community. (STAFF COMMENTS) 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? Maximum height will be 30 feet as defined by code. The principle exterior building materials will be glass and wood_ (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist.doc Page 18 of 27 Attachment 9 Exhibit 1 Packet Pg. 131 6.1.a b. What views in the immediate vicinity would be altered or obstructed? None. (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: This will be a true 2 story building (not 3 stories squished into 30 feet), so the scale will be appropriate to the allowed height. Aesthetics will be greatly improved by replaceing the existing, dilapidated, out of place manufacturing building with a high end art institute, gallery, and cafe. (STAFF 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The glazing is primarily on the North and West sides of the building. The north side will not get direct sunlight and the west side is shaded from the afternoon sun by the taller building directly west of the project. Therefore, the proposal will not produce glare. The interior space is for artists, so it is designed to utilize natural light from the exterior windows, a skylight, and the 2 story center atrium. Minimal interior lighting will be used and the majority of workhours will be during daylight hours, so very little light will be produced by the proposal. (STAFF COMMENTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? No. (STAFF COMMENTS) C. What existing off -site sources of light or glare may affect your proposal? None. (STAFF COM Revised on 9119116 P71-__SEPA_Checklist.doc Page 19 of27 Attachment 9 Exhibit 1 Packet Pg. 132 6.1.a d. Proposed measures to reduce or control light and glare impacts, if any: None. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Edmonds has numerous informed recreational opportunities in the immediate vicinity including the parks and walkways along the waterfront just 2 blocks away. (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No. (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Revised on 9119116 The proposal itself is a recreation opportunity with an art gallery open to the public and with art classes available to the public. P71 - SEPA Checklist.doc Page 20 of 27 Attachment 9 Exhibit 1 Packet Pg. 133 6.1.a 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. No. (STAFF COMMENTS) b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Nothing evident. No studies conducted. (STAFF COMM C. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. None as the site has been developed since the early days of Edmonds. (STAFF COMN11 NTS) W" e? d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Nothing planned. No permits related to this question are required. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist.doc Page 21 of 27 Attachment 9 Exhibit 1 1Packet Pg. 134 6.1.a 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. The site is bordered on the north by Main Street, on the west by 2nd Ave S, and on the south and east by 16' wide public alleys. Customers will access the site via on street parking. A garage for residents, tenants, and employees will access the south alley and then 2nd Ave S. (STAFF b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is currently served by public transit (buses). (STAFF C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The project will not eliminate any parking spaces. The project will be required to provide 6 on site parking spaces. It will provide approximately 20 additional (on site) parking spaces. (STAFF COMMENTS) d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). No. None required. Revised on 9119116 P71 - SEPA Checklist.doc Page 22 of 27 Attachment 9 Exhibit 1 Packet Pg. 135 6.1.a e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Immediate vicinity, no. The project is three blocks from the Edmonds ferry terminal and Edmonds train station. (STAFF COMMENTS) f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and passenger vehicles). What data or transportation models were used to make these estimates? The majority of the project space is for art studios where tenant artists will work. This does not generate retail traffic. The tenants themselves would number about 25 and would generate about 50 trips per day assuming none took the bus or rode bicycles, which artists do tend to do. The 3 apartments would generate 4.2 ADT per ITE, therefore rounded up to 13 ADT. The cafe is in a pedestrian zone and intended to serve the local community, but on a really good day may generate 50 ADT based on seating capacity. Therefore, the estimate for vehicle trips per day would be not more than 113. Peak hours would be the lunch and dinner peaks of Noon to 1:00 pm and 6:00 to 7:00 pm. Even the peak hours will be well below 25 vehicle trips. 4 ADT would be for delivery trucks for which there is a delivery area on the south side off of the alley. From these figures should be subtracted the current ADT from the existing business which we estimate to be about 20/day for employess, 10/day for customers, and 4/day for delivery trucks. (STAFF COMMENTS) g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. (STAFF COMMENTS) h. Proposed measures to reduce or control transportation impacts, if any: Revised on 9119116 The proposal provides substantial additional parking over both existing conditions and zoning requirements. A delivery dock is provided from the south alley to keep deliveries off of Main Street, and the garage entrance avoids both Main Street & 2nd Ave S. by being placed on the south alley. P71 - SEPA Checklist.doc Page 23 of27 Attachment 9 Exhibit 1 1Packet Pg. 136 6.1.a 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. No. (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: There will be a reductions in impact for fire protection. The new building will replace a current building which is a major fire hazard. The new building will be fully sprinkled and meet all fire codes which the current building is not and does not. (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: All major utilities are currently available at the site including: electricity, natural gas, water, refuse service, telephone, sanitary sewer, and storm water. The site is and will continue to be connected to sanitary sewer. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA_Checklisf doc Page 24 of 27 Attachment 9 Exhibit 1 1Packet Pg. 137 6.1.a b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The utilities proposed for the project are the same as currently provided to the existing building and from the current utility companies providing the services. The construction activities on the site and in the immediate vicinity will only be making new, code compliant connections to the existing utilities. (STAFF COMM C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the le d agency is relying on them to make its decision. Signature of Proponent Date Submitted Lj— Revised on 9119116 P71- SEPA-Checklist.doc Page 25 of27 Attachment 9 Exhibit 1 Packet Pg. 138 CITY OF EDMONDS 0 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 MITIGATED DETERMINATION OF NONSIGNIFICANCE Description of proposal: Application for design of a new two story building over a one level underground garage. The ground floor will include an art institute with space for artists to create art and a gallery for their art to be displayed. There will also be a cafe with indoor and outdoor seating. The second level will include more artist spaces and three 2 bedroom apartments. (File Number PLN20170016). Proponent: Mary Olsen Location of proposal, including street address if any: 202 Main Street. Tax Parcel Number 00454800101300 Lead agency: City of Edmonds The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This MDNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by Aril 24, 2017 MITIGATING MEASURES INCORPORATED INTO THE PROPOSAL: THE SUBJECT PROPERTY IS A CONFIRMED CONTAMINATED SITE ON THE WASHINGTON STATE DEPARTMENT OF ECOLOGY'S MODEL TOXICS CONTROL ACT (MTCA) LIST. DOCUMENTATION ON THE MTCA LIST NOTES THAT CLEANUP WILL OCCUR WHEN THE SITE IS REDEVELOPED. THE WASHINGTON STATE DEPARTMENT OF ECOLOGY IS RESPONSIBLE FOR OVERSIGHT, COMPLIANCE, AND IMPLEMENTATION OF THE MTCA. PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS ASSOCIATED WITH THE PROJECT, DOCUMENTATION MUST BE SUBMITTED TO THE CITY OF EDMONDS THAT THE DEPARTMENT OF ECOLOGY HAS BEEN CONSULTED REGARDING SITE CLEAN AND THAT A CLEANUP PLAN (IF NECESSARY) HAS BEEN APPROVED. Project Planner: Kernen Lien, Senior Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 0 -- N Z �T7-47 g Date: , Signature:- r c XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue E North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the a Page 1 of 2 SE A DETE NATION DOC 4�i'c'ment 10 Exhibit 1 Packet Pg. 139 6.1.a appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than May 1. 2017. You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. xx Posted on Aril 7 2017 at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunitOecy.wa.gov). Mailed to property owners within 300 feet of the site. xx Distribute to "Checked" Agencies below. The SEPA Checklist, project plans, and DNS are available at htt s:/1 ermits.edmands.wa.uslcitizen. Search for file number PLN20170016. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. Notice Mailed to the following: XX COMCAST Outside rlant Engineer, North Region 1525 75` St. SW Ste 200 Everett, WA 98203 XX Tulalip Tribal Council 6700 Totem Beach Road Marysville, WA 98270 XX Snohomish County Fire District No. 1 Headquarters Station No. 1 Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 XX Community Transit Attn.: Kate Tourtellot 7100 Hardeson Road Everett, WA 98203 pc: File No. SEPA Notebook XX Department of Archaeology & Historic Preservation PO Box 48343 Olympia, WA 98504-8343 XX Puget Sound Energy Attn: David Matulich PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 david. matulich{a�pse.com XX M. L. Wicklund Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 Page 2 of 2 SEPA DETERMINATION DOC 416L .Lta hment 10 Exhibit 1 Packet Pg. 140 6.1.a FILE NO.: PLN20170016 Applicant: Olsen DECLARATION OF POSTING On the 7th day of April, 2017, the attached Amended Notice of Application, Public Hearing and SEPA Determination was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and,;�--orrect this 7th day of April, 2017, at Edmonds, Washington. * � { Signed: (BFP747893 DOC;1\00006.900000\ ) Attachment 11 Exhibit 1 Packet Pg. 141 6.1.a FILE NO.: PLN20170016 Applicant: Olsen DECLARATION OF MAILING On the 7th day of April, 2017, the attached Amended Notice of Application, Public Hearing and SEPA Determination was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 7th day pril, 2017, at Edmonds, Washington. Signed: {BFP747887.DOC;1\00006.900000\ } Attachment 11 Exhibit 1 Packet Pg. 142 6.1.a `I,C. 1 %9" Notice of Application, Public Hearing and SEPA Determination - File Number PLN20170016 NOTICE OF APPLICATION Description of Proposal: Application for design of a new two story building over a one level underground garage. The ground floor will include an art institute with space for artists to create art and a gallery for their art to be displayed. There will also be a cafe with indoor and outdoor seating. The second level will include more artist spaces and three 2 bedroom apartments. District -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtown Business (BD2) zone. Name of Applicant: Mary Olsen Location: 202 Main Street, Edmonds, WA File No.: PLN20170016 Date of Application: March 16, 2017 Date of Notice: April 8, 2017 Date of Completeness: April 6, 2017 Requested Permits: District Design Review Other Required Permits: Building Permit. Required Studies: Potential site clean-up with Washington State Department of Ecology. Existing Environmental Documents: Critical Areas Determination and Environmental Checklist. Comments on Proposal Due: May 3, 2017 (see public hearing information below). Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Mondays, Tuesdays, Thursdays and Fridays from 8:00 a.m. to 4:30 p.m., and Wednesdays from 8:30 a.m. to noon or online through the City's website athgps:i/p:gn-nits.edi-nonds.wa.us/citizen. Search for permit PLN20170016. City Contact: Kernen Lien, (425) 771-0220, kemen.lien@edmondswa.gov PUBLIC HEARING INFORMATION A public hearing before the Architectural Design Board (ADB) will be held on Wednesday, May 3, 2017 at 6:00 p.m. in the Council Chambers located at 250 - 5th Ave. N, Edmonds, WA 98020. A copy of the staff report will be available at least seven days prior to the hearing. *SEPA NOTICE ON REVERSE SIDE* Attachment 11 Exhibit 1 1Packet Pg. 143 6.1.a *NOTICE OF APPLICATION AND PUBLIC HEARING ON REVERSE SIDE* STATE ENVIRONMENTAL POLICY ACT (SEPA) NOTICE MITIGATED DETERMINATION OF NONSIGNIFICANCE Lead Agency: The City of Edmonds is SEPA lead agency for the proposed mixed -use building at 202 Main Street (File No. PLN20170016). SEPA Determination: Notice is hereby given that the City of Edmonds has issued a Mitigated Determination of Nonsignificance (DNS) under WAC 197-11-340(2) for the above project. Date of Issuance: April 8, 2017 SEPA Comments: April 24, 2017 SEPA Appeal Deadline: May 1, 2017 at 4.00 p.m. Appeals must be filed in writing citing the specific reasons for appeal with the required fee to the City of Edmonds Planning Division, 121 — 5th Ave. N, Edmonds, WA 98020. Attachment 11 Exhibit 1 Packet Pg. 144 6.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Kathleen Landis being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH752108 PLN20170016 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 04/08/2017 and ending on 04/08/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $115.24. ' Subscribed a an sworn before me on this day of City d Ed-6 - LEGAL ADS 114101416 KERNEN LIEN DEBRA ANN GRIGG Notary Public state of Washington My commission Expires October 31, 2017 Attachment 11 Exhibit 1 Packet Pg. 145 6.1.a 4 01 fY OF EDMONDS Notice of Application. Puhl6c Hearin land SEPA Determination Op�r� I� APPL A ION L�,pt�CSlpiicn u1 Pmpp, ; Apppllcadan im design ui a jaw two alnry building over a one [Beal underground garage. The ground Ilccr will include an art inBlilnte with apace for artists to agate nil and it gallery for Mail art to be displayed. There will also be a paf6 with Indoor and outdoor sealing, The second Tavel will include mor0 artist s"cas and three 2 bedroom aparlments. Dislriet-based design review applications that Iflgget $EPA review ora Type III•B decisions, which require a lwo-phose pubilG hearing and de0sidn by the AfohitoCtural DOMpoarcl(ADii).7he site is lacaled within the Downtown Business (& zone. Edmonds, WA 16.2017 9 6, 2Q17 7 1 Desihn Review clean-up with Washington Slate 119: Critical Areas Determination Anyy person has. Wrlghl to comment on ibis appiimibn dortng the ppghk_c CQmnlonl period, raLaiver notrca and parVc!ipale if' any h0 ingg5. and request a copy of the decision on the application. Tha Clty may accept public comments at any lkme.prior to the closing of the record of an open record predoCislon hbanng, if any, ar, ll it Open raCoid predecision hDarin¢ is providod, prior to Mo decision on the prolocl permit. Onhr part es of record ey do lilted Hl ECDC 20.07.00:3 have standing to 1 bola en admir6shativs appppeal. Information on lhls development apptl Cation can be ""wed 01 obtained at the CIly of Edmonds Development SB.frices Daporlmant, 121 - bth Am N, Edmonds, WA M020. Office hours am Mondays, 7ueadays, Thursday& and Fridays from 8:00 a.m. to 4,30 p.m., land Wednesdays from 8:30 A.m. to noon of online IN-wo the Ci" webatla at Search tar permit LN 701758. City Confect: Kwnen Lien, (425) 771-0220, [c9inepf ea �edmdsodsv0.g01 PUBLIC HEAFIING 1 NFORMA'I ION A public hearing bnesdre the Architectural Design Board (ADB) will be held on 3. 2017 at S:QO_n.m. in the Council Chambers locolod a1250 - 51h Ave, N, Edmonds, WA 98020. A cppqq of the uiafl report will be availoWe at leasl seven days prior to ,hefioadn . STA E ENVIRONMENTAL M' [Cy ACT (SEPA] NOTICE MITIGATED DETE11MINATION OF NO IRNIFICANCE uad Aw nrg The City of Edmhnds is SEPA lead agencp Ipr the Proposal mixed -use building nt 202 Main S71del (File No. required lee to the Cll7 Ave. N, --. . MB, WA 91 hublkshnd Ant118, 2017, Notice is hereby given Ihal the City of I- 01211ur the above pd0(ec1. onsmgnmficance at 4 0 g1t 41000 g14100.�p * Appeals must be reasons for appeal Willi the 1 Planning Division, 521 -5tN EDH752101 I Attachment 11 Exhibit 1 1Packet Pg. 146 6.1.a oV EDj4 0 �d March 30, 2017 CITY OF EDMONDS DEPARTMENT OF FIRE PREVENTION MEMORANDUM To: Kernen Lien, Senior Planner From: Kevin Zweber, Fire Marshal Re: Plan Check: PLN2017016 Address: 202 Main Street, Edmonds Project: Graphite Studios — mixed use After review of the preliminary plans for the above project, it was found that the following will be required: 1. Adequate fire flow — IFC Appendix B. 2. Adequate fire hydrant spacing — IFC Appendix C. 3. Fire Department Connection for required fire sprinkler system. Additional items specific to the building plan submittal. Kevin Zweber Deputy Chief — Fire Marshal City of Edmonds, Department of Fire Prevention Attachment 12 Exhibit 1 Packet Pg. 147 6.1.a Date: To: From: Subject: MEMORANDUM March 29, 2017 Kernen Lien, Senior Planner Leif Bjorback, Building Official Graphite Studios 201 Main St PLN2017-0016 The City of Edmonds Building Division has performed a preliminary building code review of the plans that were submitted under the referenced application number, and have the following comments. 1. Building Division comments were verbally provided to the applicant during a Development Review Committee meeting under the case number DRC2016-0035. The building plans provided under this current review for PLN2017-0016 appear to be substantially the same as those previously reviewed, thus, the Building Division has no new comments at this time. 2. Other building code requirements may be identified during the plan review and inspection process for this project. Thank you. City of Edmonds cat Building Department Attachment 13 Exhibit 1 Packet Pg. 148 6.1.a Lien, Kernen From: Fisher, Steve Sent: Wednesday, November 02, 2016 9:23 AM To: 'fivemillersl@comcast.net' Cc: Thornquist, Linda; Johns, Kristin Subject: Plan review comments Mr. Miller, I was not in attendance at the Edmonds meeting to look at the proposed plan for the Marvel Marble property. I want to make some initial comments. I am with the Public Works Department and provide review for requirements to trash collection areas. There are minimum requirements for these areas, including space for both garbage and recycle containers, adequate screening, gates and minimum gate openings. With a mixed use project like this, the space provided for trash collection on the proposed plan appears inadequate. You will need expand this service area so that both containers can be rolled out independently and serviced in the alley, with enough room for the drivers to access the space and push the containers out for service. Gate opening dimensions and depth of the space can become critical. When submitting for permit I will need to see details on this area with inside finished dimensions plus an elevation view. Please contact me with any questions. Thank you. Steve Fisher Cities of Edmonds Public Works 425-771-0235 Attachment 14 Exhibit 1 Packet Pg. 149 I 6.1.a I CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑X PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. ❑ Building Project Number: PLN20170016 Applicant's Name Property Location GRAPHITE STUDIOS 202 MAIN STREET Date Application Received: 3-16-17 Date Application Routed: 3-21-17 Zoning: 13D-2 Project Description: CONSTRUCT 20,002 SQ. FT. BUILDING WITH 9,540 SQ. FT. PARKING GARAGE. If you have any questions or need clarification on this project, please contact: Responsible Staff: KERNEN LIEN Ext. 1224 Name of Individual Submitting Comments: JoAnne Zulauf Title: Engineering Technician Date: April 12, 2017 ❑ 1 have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT, so I have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. ❑ I have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT, so i have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): No comments from Engineering at this phase. Please route the next phase submittal for review/comments. Thank vou! The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Attachment 15 Exhibit 1 1Packet Pg. 150 6.1.a Lien, Kernen From: Hauss, Bertrand Sent: Tuesday, April 25, 2017 11:30 AM To: Lien, Kernen Subject: 202 Main St. re -development Kernen, For the proposed re -development @ 202 Main St., a traffic impact analysis will be required. Thanks, Bertrand Attachment 16 Exhibit 1 Packet Pg. 151 6.1.a 12. THE FIVE PARKING SPACES ON THE NORTH SIDE OF THE TRASH ENCLOSURE SHALL BE ELIMINATED IN ORDER TO PROVIDE ADEQUATE MANEUVERABILITY FOR SERVICE VEHICLES. 13. THE ENTRANCE TO THE RESIDENTIAL PORTION OF THE BUILDINGS SHOULD STAND OUT MORE AND THAT CAN HAPPEN PRIMARILY WITH COLOR OR MATERIAL CHANGES TO THE FACADE. IF THE CHANGES RESULT IN A STRUCTURAL CHANGE TO THE ROOF LINE, THE PROPOSAL WOULD NEED TO COME BACK TO THE ARCHITECTURAL DESIGN BOARD FOR APPROVAL. BOARD MEMBER BROADWAY SECONDED THE MOTION. BOARD MEMBER BROADWAY MOVED TO AMEND THE MAIN MOTION TO ADD ONE MORE CONDITION TO READ: 14. THE APPLICANT WILL RE-EVALUATE THE PROPOSED COLOR PALLET AND ADJUST SUCH THAT THERE ARE GREATER PROPORTIONS OF A LIGHTER PART OF THE PALLET USED IN THE PROJECT. VICE CHAIR STRAUSS SECONDED THE MOTION TO AMEND, WHICH WAS APPROVED BY A VOTE OF 3-2, WITH BOARD MEMBERS TARRANT AND WALKER VOTING IN OPPOSITION. THE MAIN MOTION, AS AMENDED, WAS UNANIMOUSLY APPROVED. The Board took a five-minute break at 8:00 p.m. The meeting reconvened at 8:05 p.m. PUBLIC HEARING: PHASE 1 DISTRICT BASED DESIGN REVIEW FOR GRAPHITE ART STUDIOS AT 202 MAIN STREET (FILE NUMBER PLN2017001� Chair Walker reviewed the rules and procedures for the public hearing. He explained the Appearance of Fairness Rules and invited members of the Board to disclose any conversations they might have had regarding the subject of the hearing outside of the public process. None were noted. He asked Board Members to identify any conflicts of interest that would render them unable to consider the application in a fair and objective manner. None were noted. He also if anyone in the audience objected to any of the Board Members participating as decision makers in the hearing, and no one stepped forward. Lastly, he asked that everyone who wanted to testify during the hearing stand and be sworn in. Mr. Lien presented the Staff Report, advising that projects that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process. The ADB's decision on such applications is a Type 111-B decision, which is appealable to the City Council. He explained that the purpose of Phase 1 design review is for the applicant to present conceptual designs to the Board and for the Board to give direction to the applicant based on the design review standards. They will not be making a decision tonight. Following public testimony and establishment of the Design Guidelines Checklist by the ADB, the public hearing will be continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. The purpose of Phase 2 is to allow the applicant to redesign the initial conceptual design to address the input of the public and the ADB. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review. Staff will provide a more detailed analysis of the proposal's compliance with the prioritized design guidelines as well as all applicable zoning standards in advance of the Phase 2 hearing. The Board will make a final decision on the design proposal at the conclusion of Phase 2 of the public hearing. Mr. Lien advised that the application is for a new mixed -use building at 202 Main Street within the Downtown Business `m (BD2) zone. The proposed two-story, 20,000 square foot building, referred to as the "Graphite," will contain art studios, r Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 11 of 18 Exhibit 2 Packet Pg. 152 6.1.a art gallery space, a cafe, three two -bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and currently houses the Marvel Marble business, which would be demolished to make room for the new building. Mr. Lien reviewed that, in accordance with ECDC 15.43.030.E, at least 5% of the lot area of the project must be devoted to open space. With a lot area of 14,411 square feet, 720 square feet of open space is required. The proposal provides open space in the northeast corner in front of the cafe and the northwest corner with a patio that is accessible from the sidewalk. The total amount of open space currently proposed by the applicant is 1,400 square feet. Mr. Lien reminded the Board that the maximum allowed height in the BD2 zone is 30 feet, measured from the average grade. Measuring from the main floor elevation, which appears to be close to what the average grade would be, the building is 29'9" in height. While it appears that the proposed building will comply with the height restrictions, specific calculations should be provided with Phase 2 in order to verify the proposal is consistent. Mr. Lien explained that parking is not required for the commercial floor area of permitted uses located in the BD2 zone, and one parking stall is required per residential unit. The applicant has indicated that approximately 20 parking stalls would be provided in a parking garage within the building, which exceeds the required ratio of one stall for each of the three residential units. Mr. Lien reviewed that the BD2 zone requires that the minimum height of the ground floor must be 12 feet. The elevation views found in Attachment 3 indicate a ground floor height of 15 feet, but compliance with the requirement will be confirmed during future review of more detailed plans. Mr. Lien explained that, pursuant to ECDC 20.12.070.A, the ADB will use the Design Guidelines and Design Review Checklist applicable to the district -based design review process when conducting its review. The guidelines and checklist are included in Attachment 4. The intent is that the ADB will use the checklist to prioritize the design guidelines as they pertain to the proposal. He noted that the design standards applicable to the BD zones are found in ECDC 22.43 (Attachment 6). Mr. Lien reported that the City's Recycling Coordinator has advised that the space provided for trash collection on the proposed plan appears to be inadequate and will need to be expanded so that both containers can be rolled out independently and serviced in the alley with enough room for the drivers to access the space. Mr. Lien advised that the City received one comment letter prior to the hearing from Brian Mull, suggesting that the Marvel Marble Building be retained and refurbished. Mary Olsen, Property Owner and Applicant, Edmonds, said the building would be a very large art studio space with room for classes, workshops, and instruction. The ground floor space would be occupied by studios where artists can work and the public can watch. The gallery will allow artists to display their work, and the flexible area will be a nice space for artists to draw. The new building will also house a non-profit, art -education organization called Heartland Northwest, whose purpose is to get art education back into schools by teaching teachers how to teach art. Scott Miller, Architect, Scott G. Miller Design Services, reviewed the floor plan for each level of the proposed new building. He noted where the main entrance would be located and advised that the entrance would have a projected awning and street trees would be provided along the sidewalk. The ground floor will include public space for receptions and meetings, art studios with moveable walls, a center area with moveable tables for various projects, and large skylights above to bring in natural light to the lower part of the building. It will also include office space, a secondary entrance for artists and residents, gallery space, a cafe with a covered sidewalk for outdoor dining and landscape planters outside of the building. Space for deliveries, Americans with Disabilities (ADA) parking and restrooms will also be provided on site. Exhibit 2 Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 12 of 18 Packet Pg. 153 6.1.a Mr. Miller referred to the Recycling Coordinator's comments relative to the size of the trash enclosure and noted that it has already been relocated to a different area on the site and could be expanded to meet whatever size the City deems necessary. An additional trash container would be located in the parking garage below ground, along with bicycle storage space, utilities and a stormwater retention system. The parking garage would be accessed via the alley. Mr. Miller advised that the upper story would be served by both an elevator and stairs and would provide more art studios, flexible space, drawing space, an open area to the ground floor, restrooms, three residential units with decks, and storage units for the occupants. The underground parking will be for the residential tenants, as well as the more permanent artists who use the studios. The street parking would remain open for visitors of the new building, as well as the general community. While the parking garage is a rather costly element and is not required by code, it will relieve a lot of pressure related to parking. Mr. Miller reviewed that the building facade uses a variety of materials and architectural accents on the lower half of the building, accentuated by slate riles, landscape planters, distinct overhangs and fixed awnings on the entryways. The building has substantial exterior modulation on both sides facing Main Street and 2"d Avenue, as well as the alley to the south. The main entrance faces Main Street and a secondary entrance faces the alley to the south. All entryways are accessible from the street and have sloped awnings or overhangs that provide pedestrian protection and additional modulation of the fagade. Ground level details include projecting slate tile planters, sitting areas, large column bases, recessed building corners for greater visibility, natural wood soffits at awnings and large storefront windows for increased visual connection from the exterior to the interior spaces. Building signage will be located above the main entrance below the awning, and a sign will be placed above the cafe entrance, as well. Blade signs might also be used on the building. Two small areas of sloped roof are also included in the design for aesthetics. Due to the slope of the site, the Main Street fagade will be two feet below grade on one end and about four feet above grade on the other end. Mr. Miller advised that the proposed building would be a mixture of compatible uses that are complementary to each other and to the downtown. The proposed Corten steel material will be of a warm color and the natural wood beams and columns will provide modulation. The Corten steel material and wood beam design also wraps around to the alley sides, and there is a lot of modulation on the alley side, as well. Mr. Miller commented that, although the building would not be fully LEED certified, it will contain a number of LEED elements, including materials that are easy to recycle, natural lighting for ventilation and lighting, and the Corten steel is made out of 2/3 recycled steel. Board Member Tarrant asked if the wood beams would be a natural color, and Mr. Miller answered affirmatively. Board Member Tarrant asked why the applicant has chosen to use Corten material. She also asked the applicant's reasoning relative to the scale of the windows, noting that the windows on the two corners appear to be smaller panes than the larger panes in the middle of the building. Mr. Miller said the windows are actually the same size, but they look smaller in the drawing because they are on an angle and the elevation drawing is flat. Board Member Tarrant suggested that the applicant consider different, perhaps smaller windows for the residential units to set them apart from the windows that are provided for the studios and other artist spaces. Mr. Miller agreed that the windows for the residential units could be more residential in scale. Board Member Tarrant asked if the Corten material would be used around the entire building, and Mr. Miller answered affirmatively. He noted that the pieces would be fairly small and the attachment pieces would make it appear "claddish." They want a material that is both ecologically helpful as well as something that will last without a lot of maintenance. The Corten material also has more of a high-tech flavor. Board Member Broadway asked if the building height would be measured to the top of the flat roof. If so, could the applicant obtain a variance for the sloped roof pieces? Mr. Lien said the height would be measured to the peak of the sloped section of the roof. The maximum height of the roof structure could be no greater than 30 feet, but there are some height exceptions for elevator penthouses, stand pipes, etc. Exhibit 2 Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 13 of 18 Packet Pg. 154 6.1.a Vice Chair Strauss observed that the applicant is proposing 20 parking space on site when only three are required. While she gets the desire to provide parking space for the artists, she asked if the intent is to attract artists from outside of the area, as well. She noted that downtown Edmonds is very walkable, and she questioned the need to dig up the ground to put in 20 unneeded parking spaces. Mr. Miller said the underground parking would provide secure parking for both residents and artists who bring equipment and materials. Even though downtown Edmonds is walkable, it is often difficult to find street parking. Vice Chair Strauss asked if the applicant is required to provide ADA parking. Mr. Miller answered that it is not a requirement, but the applicant believes it would be appropriate to accommodate disabled artists, guests and tenants. Board Member Broadway asked if the surface ADA parking space would be designated as ADA only or if it would also be used for drop off parking. Mr. Miller said it is not intended to be a loading stall. Board Member Broadway asked if there would be access from ADA parking spaces to the building. Mr. Miller answered that there would be access from the surface parking space to the side entrance of the restaurant, but there would not be ADA access from the parking space to the main entrance. However, the ADA parking spaces located in the underground parking area would be accessible to the main portion of the building via elevators. He reminded the Board that the ADA spaces are not required. Board Member Guenther asked what structure type the applicant is anticipating for the new building. He also asked if the expression of wood and steel would be carried into the interior of the building, as well. Mr. Miller said he anticipate that the exposed wood beams will be used inside the structure, and there will be some Corten elements inside, as well. The basic framework for the new building will be wood construction, and the open areas will be beamed with columns. Vice Chair Strauss observed that downtown Edmonds is eclectic, with a lot of different designs. She said she likes the Marvel Marble building with its angled gables. Edmonds buildings are all unique, but also have common elements like parapets that go up with crenellation to define entries and pitched roofs to provide modulation. She does not see any of this in the proposed design. The roofs are more symmetrical without any parapets or awnings at the street level. While it is a nice design, she did not feel it fits downtown Edmonds. The metal siding is not used on any other building in downtown. She said she understands that the applicant is trying to bring in a new design that plays into the eclectic nature of Edmonds, but she feels it is too busy for the corner. Ms. Olsen said her intent was to reflect what is going on inside the building, which is artists and artwork. She looked at remodeling the Marvel Marble Building, but it would have been too difficult and costly. She felt that what is going on inside the building should be reflected in the exterior design. It needs to be different to catch your eye and attract people to come inside and see what is going on. Chair Walker opened the public hearing. Tam Axtell, Edmonds, said she is not an artist or a designer, but she has been a resident of Edmonds for 30 years and is very excited about the project. She is heartened that the ADB spends time considering what is built in Edmonds, but she likes the design and is excited about the new art facility. She is particularly glad that it will accommodate a non-profit organization that focuses on art education in public schools. Kim Fine, Edmonds, said she supports the proposed project and thinks the design represents an exciting building. With all due respect, she said she likes that it is different for Edmonds, but fits in with the Pacific Northwest feel. She loves the large windows and the multiple uses of the building, with the cafe, art studios and common space for events. She also really appreciates the idea of parking below ground. She summarized that the proposal is a unique and exciting design for Edmonds. Exhibit 2 Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 14 of 18 Packet Pg. 155 6.1.a Diane Ellis, Edmonds, said she is excited about the proposed new building on a number of levels. She commented that the Marvel Marble building has been an eyesore in the downtown for thirty years, yet it is the first thing you see while coming up SR-104 from the ferry. The proposed project will be cutting edge for what it will provide in opportunities for the community. It will be a nice anchor that will attract more businesses to an area that is not currently as popular as the downtown core. The project will be fun and exciting, and she likes the Corten material that has an urban village feel. It is a brilliant project that should be embraced by the City. Krystal Lanning, Edmonds, said she became a resident of Edmonds in the early 80s, and she loves the design of the proposed new building. She likes the lines, and having some extra parking, even if not required, is an awesome opportunity for both guests and tenants. Extra ADA parking is fabulous, as well. The opportunity for teachers to learn how to teach art is incredible. The people who will be involved in the new building are active in the community and artists themselves. Bringing people to a learning center and offering an opportunity for kids to experiment with art will broaden their horizons. She thanked Ms. Olsen for bringing the project forward Julie Green, Edmonds, said she would probably work in the new studios until she needs to use one of the ADA parking spaces. She thanked the applicant for going above the standard by providing the additional parking spaces. She likes that there will be secure parking when she works late into the evening. Deloris Hogland, Edmonds, said she is a local artist, and she supports the proposed project. Having a place for artists to park and unload their supplies is important and the atrium design is a dream that will attract good things to the City. She agreed with the other citizens who spoke in favor of the project. The Board reviewed the Design Review Checklist and made the following findings: A. Site Planning 1. Reinforce existing site characteristics Low Mr. Lien pointed out that this item refers to the Priority topography, environmental constraints, solar orientation, etc. 2. Reinforce existing streetscape characteristics High Board Member Broadway pointed out that there Priority are existing trees, and she would like them to remain. Mr. Lien advised that there would be street frontage improvements that include sidewalks and new street trees. Although the existing ones might not remain, new ones would be planted. 3. Entry clearly identifiable from the street High Board Member Broadway noted that members of Priority the public indicated the need to draw pedestrians from the ferry terminal to the new building, and accentuating the entryway would help with that. 4. Encourage human activity on street High Board Member Broadway commented that the Priority restaurant component is valuable and will draw people who are not artists through curiosity. Board Member Guenther pointed out that the outdoor dining space will also be consistent with the space that is available across the street. 5. Minimize intrusion into privacy on adjacent sites Low Priority 6. Use space between building and sidewalk to provide Low security, privacy and interaction (residential projects) Priority Exhibit 2 Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 15 of 18 Packet Pg. 156 6.1.a 7. Maximize open space opportunity on site (residential High Mr. Lien pointed out that 5% open space is projects) Priority required and the proposal provides significantly more than that via the outdoor dining space and the patio on the corner. 8. Minimize parking and auto impacts on pedestrians High It was noted that this is already a priority of the and adjoining property Priority applicant, who is proposing significantly more parking space than what is required by code. 9. Discourage parking in street front N/A Mr. Lien noted that the applicant is not proposing to add any parking in front of the building, and they are allowed to use the existing street parking. 10. Orient building to corner and parking away from High Vice Chair Strauss commented that this item is corner on public street fronts (corner lots) Priority important to attract people coming from the ferry. Board Member Broadway said she supports the proposal to provide access to the underground parking via the alley. B. Bulk and Scale 1. Reinforce existing site characteristics N/A Mr. Lien noted that all of the surrounding properties are zoned BD-2, as well. C. Architectural Elements and Materials 1. Complement positive existing character and/or High Vice Chair Strauss pointed out that the proposed respond to nearby historic structures Priority building is large compared to adjacent structures. While there is some vertical separation, perhaps they could bring that down to a smaller scale. 2. Unified architectural concept High Board Member Guenther pointed out that Priority drawings provided by the applicant are flat elevations, which make it difficult to see the modulation that is proposed. He agreed that he would like to see a rhythm or pattern for the windows rather than all being the same size. 3. Use human scale and human activity High Board Member Broadway commented that she Priority likes the materials, proportions and modulation of the building, and she appreciates that the ground floor public space is very visible and clear, but she would like to see more modulation in the upper floor private space. She would also like the windows on the residential portion to be a different scale. While it is important that the ground floor windows be transparent to draw people in, the residential windows should provide privacy. The applicant pointed out that there is only one set of residential windows on the front of the building. The remaining residential windows are on the sides facing the alleys. 4. Use durable, attractive and well -detailed finish High Chair Walker commented that he likes the Exhibit 2 Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 16 of 18 Packet Pg. 157 6.1.a materials. Priority overall design, as well as the proposed materials. It is funky and has an artistic flavor to it. Vice Chair Strauss expressed her belief that a lot of the same materials are used, and the building seems really dark and heavy. Perhaps a lighter color or different material could be used on the upper floor. Board Member Broadway said she likes the Corten building materials, as well as the proposed color pallet. 5. Minimize garage entrances High The Board indicated support for the proposed Priority garage entry from the alley. D. Pedestrian Environment 1. Provide convenient, attractive and protected High pedestrian entry Priority 2. Avoid blank walls High Regarding the blank walls along the alley, Board Priority Member Broadway pointed out that the alleyways are narrow and nothing looks onto the wall from these locations. She felt that this is a good location for the restaurant function. Mr. Lien suggested there could be some variation in color and materials to provide definition. Chair Walker suggested that perhaps an art installation could be on that large, blank wall. 3. Minimize height of retaining walls N/A 4. Minimize visual and physical intrusion of parking N/A lots on pedestrian areas 5. Minimize visual impact of parking structures High It was pointed out that the applicant is already Priority addressing this requirement. 6. Screen dumpsters, utility and service areas High Priority 7. Consider personal safety High Priority E. Landscaping 1. Reinforce existing landscape character of High Mr. Lien reminded the Board that street trees neighborhood Priority would be required. 2. Landscape to enhance the building or site High Priority 3. Landscape to take advantage of special site N/A It was noted that there are no special site conditions conditions. Mr. Miller asked if the Board would prefer that he provide an actual model of the proposed development. The Board agreed that a computer -generated model that is available electronically would be helpful. The Board discussed potential dates for the Phase H hearing and tentatively scheduled it for June 21' at 7:00 p.m. Mr. Lien indicated that he would need all of the applicant's materials by May 29th in order to prepare for the continued hearing on June 21 st. He would prefer that the materials are submitted as early as May 22nd Exhibit 2 Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 17 of 18 Packet Pg. 158 6.1.a BOARD MEMBER GUENTHER MOVED THAT THE HEARING BE CONTINUED TO A FUTURE DATE. BOARD MEMBER BROADWAY SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated permit applications. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: There were no administrative reports. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board Member comments. ADJOURNMENT: The meeting was adjourned at 9:35 p.m. Exhibit 2 Architectural Design Board Meeting Minutes of Regular Meeting Q May 3, 2017 Page 18 of 18 Packet Pg. 159 6.1.a (PER STATUTORY WARRANTY DEED AFN 201512280344) PARCEL A LOTS 13, 14, 15 AND 16, BLOCK 1 GEPHART S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME 5 OF PLATS, PACE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. \,/ I C"'[ z'�l a-r j-4 3 . �rC Z. c :ter{ten '•'`�.3 4�•• n.>;Jg Sol .rE- f ;°2xY..°+' ,z. 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S., SUITE 200 EDMONDS, WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 12108116 co co V) V) 3: 3: z uj uj 0 > > i= 0- w w Lu W Fy z z 0 (D (D w Li 7A uj ui Lu Q 0 a Q0 Lo ui r-1 LO 00 0 DESIGN: VD DRAWN: ics CHECK: JPU JOB NO: 16259.20 DATE: 10/06/16 z n uj F- F- =) V) F- V) Z Z V) Z Q > Q M z z z 0 0 0 L- d W z W C*q n rA C3.1 BASEMENT PLAN SCALE: V = 20' 20 0 10 Exhibit 3 Packet Pg. 161 6.1.a Ly. a 0 t4l . ...... tjA4.j44-r,-A-. z 15.4 r..41 AZ rl ..... ...... -.1- . ....... .... 3 rk 1. -1041 If- L, 4 4330 REGiSTERE'D ARCHITE XOTT G. M41LLE STATE OF WASHINGTOW. APPROVED BY: SCALE: p� o:� F6 I DRAWN BY, DATE: Ito REVISED - -,-4/ DRAWING NUMBER -Packet Pg. 162 6.1aI R �y 1 3 L K M T 0 0 T 0 N Z J a m m L .C� C N O N t4 to _O 7 d r t !Z R L L 3 d d c a� y d 0 d In t4 m T i G N d In t4 t a N Co T N C O` N In r C d E t 0 a 3 0 a m o: r N d to t a T 0 0 I- T 0 N Z J d r C d E t tl Q -T o t� �„E {� j APPROVED BY: 6,1 SCALE: P"'Y! 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MP�IR \STATE Of WhSHINmoNi, d<� SC:AC.EZ. �„ $ .µ APPROVED BY: tf i DRAWN BY DATE' I REVISED«a iv DRAWING NUM E Packet Pg. 164 6.1.a 9 - TF `*fi a � , it) 1 1 114,:F.1 Co 0 0 N Z J a m m L cn _ .C� L N O N r+ I4 N O 7 co Fv r z O 'L^ V L O 3 d d a� .y Fv 0 d N O m V 'i to G N d N O t a N to N SCALE: Hj� ` APPROVED BY: DRAWN BY m DATE: REVISED DRAWING NUM�Bj,ER Packet Pg. 165 6.1.a I e ` tLt a �t --..�..,..n ...view..+. .«.. .sac w.fi .>.-..... .. ....-..,. .>...... �-*�«,,.. ...�.... ...... ,....... ... ._ . ........ j:I_ i I 1 1- i 5} t I I nut imillZ� ml, M-11mill oll It al ! 6.1.a MEMORANDUM To: Robert Gregg — Greg Pry erty Associates, LLC From: Matthew Palmer, PE PW Project: Graphite Art Studios, GTC # 17-121 City of Edmonds Trip Generation and Mitigation Date: June 2, 2017 This memorandum summarizes the trip generation and mitigation analysis for the proposed development which will consist of 13,392 Square Feet (SF) of Artist Studio/Gallery Space, 2,540 SF of Quality Restaurant, and 3 Apartment units. The site is located at 202 Main Street in the City of Edmonds and will have a parking garage with 20 parking spaces with access off the alley on the southwest side of the building. The site location is shown in Figure 1 in the attachments. The site currently consists of 13,949 SF (per Snohomish County Online Property Information) of Manufacturing for Marvel Marble. Trip Generation Trip generation for the proposed land uses and the existing credit is based on data contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, Wh Edition (2012). There is no land use identified for art studio with in ITE; however, based on conversations with the owner the activities of the site would be consistent with those of an office building (Land Use Code 710). There will be a reception area likely staffed from 10 AM to 5 PM. The gallery will be open to outside artists, there will be deliveries for supplies, and the studio space will be accessible via coded lock 24-hours a day. It was thought that each studio space could act like an individual's office within an office building with larger spaces for meeting rooms. The restaurant will be a quality restaurant, LUC 931, which will likely be open only from 3 to 10 PM and might also open for brunch on the weekends. There is a pass -by rate of 44% associated with quality restaurant identified in the ITE Trip Generation Handbook. For the three apartments LUC 220 was utilized. Credit for the existing use was based on manufacturing, LUC 140, as that is the use that matches the description on Snohomish County Online Property Information. The PM peak -hour trip generation is summarized in Table 1 and the trip calculations are included in the attachments. 2813 Rockefeller Avenue • Suite B • Everett, WA 98201 Q Tel: 425-339-8266 • Fax: 425-258-2922 • E-mail: info@gibsontraffic.com Exhibit 5 Packet Pg. 170 6.1.a Graphite Art Studios Trip Generation & Mitigation Memo Table 1: PM Peak Trip Generation Summary Land Use Variable PM Peak -Hour Inbound Outbound Total General Office/Art Studio 13,392 SF 3.39 16.56 19.95 Quality Restaurant 2,540 SF 12.75 6.27 19.02 Apartments 3 Units 1.21 0.65 1.86 Manufacturing (Removed) -13,949 SF -3.66 -6.52 -10.18 Pass -by Trips --- -5.61 -2.76 -8.37 TOTAL --- 8.08 14.20 22.28 Mitigation Fees The applicable traffic mitigation fees are from Table 4 of the City of Edmonds Traffic Impact Analysis Guidelines. The 2009 Impact Fee Rate Table is included in the attachments to determine the new fees and credit for the removed 13,949 SF of manufacturing is based on the 2004 Impact Fee Rate Table as the previous use was permitted before 9/12/2004. There is no land use for the art studio; therefore, general office was utilized the same as in the trip generation. Also, there is no land use for the quality restaurant; however, there is Restaurant: sit-down. The same Trip Length Factor (0.73) was applied to the trip generation rate of 7.49 PM peak -hour trips/1,000 SF and 56% New Trips to calculate an impact fee of $3.06 per square foot for the quality restaurant. The traffic mitigation fee calculation for the Graphite Art Studios is summarized in Table 2. Table 2: Traffic Mitigation Fee Calculation Land Use Number of Units Impact Fee per Unit Total General Office 13,392 SF $2.06 per square foot $27,587.52 Quality Restaurant 2,540 SF $3.21 per square foot $8,153.40 Apartments 3 Units $776.56 per unit $2,329.68 Manufacturing -13,949 SF $0.90 per square foot -$12,554.10 Total --- --- $25,516.50 Gibson Traffic Consultants, Inc. info@gibsontraffic.com 2 Exhibit 5 June 2017 GTC #17-121 Packet Pg. 171 6.1.a Graphite Art Studios Trip Generation & Mitigation Memo Access Analysis The site will have access to the alley on the southwest side of the building. That alley connects to 2nd Avenue and Yd Avenue, from there it's anticipated there will be less than 10 new PM peak -hour trips at any of the City intersections. Summary/Conclusions The redevelopment of the site would generate 22.28 new PM peak hour trips. The site has one access point and would not be anticipated to impact any critical intersection with 10 new PM peak - hour trips; therefore, off -site mitigation should not be required. With the credit for the previously permitted use the traffic mitigation fee would be $25,516.50. Attachments (A-1 to A-10) Gibson Traffic Consultants, Inc. info@gibsontraffic.com June 2017 GTC #17-121 Packet Pg. 172 Exhibit 5 6.1.a LEGEND FIGURE 1 GRAPHITE ART STUDIOS 0 PROJECT SITE CITY OF EDMONDS SITE VICINITY MAP Exhibit 5 Packet Pg. 173 6.1.a 7 O "t "T O co N N N r ((O O N _ N Z W N O Z � NH Y o 0 0 0 0 Q 0 Z J ZQ O O O O O Q F V a w m O o 0 0 0 0 } w H ! } a 00 d c O o 0 0 0 a � QW 0 V N N (M{) N •N Z Z C 3 R O WLU X Z N W J to o O O O O O O C m Z O +' F L W w E O K Q o 0 0 0 L. +, W > F o W04 o 0 0 o N 0 0 0 0 0 o O co0 00 N c H N Z w c x a o 0 0 o _ a a.W H o 0 0 N U) t0 _ 3 O O N M J 7 r I-•• r ~ N Cl) r r Q V1 7 O •� .0. 0 2 0 0 0 0 0 'F Hr^^ r o H C H O r IA C:L V N G C7 U N N O O Q' o 0 0 o NM o O H o 0 0 0 d E 3" O A O CO CO N N CO(•7 M + Q ~ o D o O 0 O 0 O o O Q Q v � O (n (n (n Ln 3 o? 0 0 0 0 Q 0 'L o Lo o Lo o Lo o LoO 2- w o L N ~ O m 0 (Q LU CD H J V r O N ai d N lC >N > W LL LL LL L R N J 00 U) Y Y N Y IL V 3 L > co co Lo N coCD O Q r O N i :-: Z (i Y a.r O i d N c E C (0 L Vr N v m L (If U Q L , O _ @ N - - N E C m N _ EX Z I kit C (v (0 0 ' a C 2 aR+ Packet Pg. 174 8.1.a k ^ ^ co LU � %�of� U) o $ � k o0000 §§� @ £ o0000 /w- 2� >-25 m k o0000 $ 2 3 2 � o oo� f a � k LU 7-�+uao a z a LU F-m§� �00000 §/ §§ f§_ k m LU /jf//// ° ® cn F- » k) o�oo� 04 = 2 7 $ L $ %«/a\ae 0. a. e wF- � ® /� k k /3��22 2A 2 ° ? �b U) _ 00000 \/ 0 § ± U ) o � f 0 & ` CL ƒ 0 ` ° O ° § f 2�¥ / 0 / ° \ ■ 0 or k 7 + u a 2 % £ ®q �\\§ % ` ~ \\\/ i a) \»Gp 0 J _ k F- � c c c t � � 222o�/y _§ G qa t�§z@�� g ■ � m w U- « ■ U) E �$$� co�� � k \ § k /C) \ w2 CD \ \ 0 z J ci -i 4 a. 2 k � ° ) E E § ©J(D 2 o }#E EX |b § / \ / } o Packet Pg. 175 2 a. Al _V r- L w L w w a � L O O L O O Y 2 c0 Y a � as m m mm Y Y W G1 Q Q 6.1.a Packet Pg. 176 6.1.a 2009 - Impact Fee Rate Table F�Irr.c,r.c StreBIsondRro4--sImpact Fee Rate Study TABLE 4 IMPACT FEE ELATES (1) (2) 0) (4) (5) (6) Trip ITE ITE Land Ilse Trip % New LeMth Net New Trips per Impact Fee Per Emit @ Code Cat Rate' Trips' Factor' Unit of Heasure $1 049,41 per Trl 110 Light Indusulal 0.97 100% 1.47 1,43 1,000 sq ft 1.50 per square Foot 140 Manufacturing 013 100% 1.47 1.07 1,000 sq ft 1.12 per square Foot 151 Mimi -warehouse 0.26 100% 1.47 0,38 1,000 Sq ft 0.40 per square toot 210 Single family House 1.01 100% 1,13 1,14 durelling 1,196.33 per dwelling unit 220 Aportment 0.62 100% 1,20 0,74 dwelling 776.56 per dwelling unit 230 rondominium 0.52 100% 1.15 0,60 dwelling 629.65 per dwelling unit 240 Mobile Home 0.59 100% 1.09 0.64 dowelling 671.62 per dwelling unit 251 Senior Housing 0.16 100940 0.93 0,15 dwelling 157.41 per dwellingunit 320 Motel 0.47 100% 1.27 0,60 room I 629.6S per morn 42Q Marina 0.19 100% 0,97 0.18 berth 188.89 per boat berth 444 Movie Theater 3.80 85% 0.73 L36 1,000 sq ft 2.4$ por square foot 492 Health/I'itnesClub 3.53 75% 1,00 2.65 1,000 sq h 2,78 persquare foot 550 High School 0,97 80% 1.00 0.78 1,000 sq Et 0.82 per square foot 560 Church 0.55 100" 1.z0 0,66 1,000 sq Ft 0,6S per square foot 565 Day Care Center 12.46 7S% 0.67 6,26 1,000 eq ft 6,57 persquare foot 620 Nursing Herne 0.22 10096 0,87 0.19 bed 199,39 per bed 710 General Offce 1.49 9036 1.47 1,97 1,f)04 sq ft 2,07 por square foot 720 Medical Office 3.46 75% 1-40 3.63 l 000 su ft 3,81 persquare foot 814 Specialty RCtail 2.71 55% 0.60 0.89 1,000 sq ft OA3 per square foot 820 Shopping Center 3.73 6S% 0.53 1.28 1,000 sq ft 1.34 per square fdat 850 ermarket 10.50 65% 0.6-1 4.57 1.00 *q it 4.60 per square foot 852 Convenience mkt 34.57 4 % 0640 5.53 1,00Q sq ft 5-60 per Square foot 15-16 hours 912 Drive-in Dank 25.82 55% 0.47 6.67 1,000 sq ft 7.00 per square foot 932 Restaurant, sit- 11.15 55% 0,73 4.43 1,000 sq ft 4.70 per square foot down 933 Fast food. no 26.1 S SO% 0.67 8.76 1,000 sq ft 9.39 per square foot drive -up 934 Fast food. 6v1 33,84 51 % 0.62 10-70 1,000 sq ft 11.23 per square foot drive -up 936 Coffeslavnta 40,75 20% 0.67 5.46 1,000 sq ft 5.73 per square foot Shop. rro drive -up I 938 Coffee/Donut 75.00 20% 0.67 10.05 1,000 sq ft M0 5 per square Not Shop, drive -up, rio Indoor seating 945 Gas station 13.38 45% Q.53 3.19 vfp 3,347.62 per vfp' wlconvermence 2ITE Trip Generation (8th Editlon); 4-6 PM Pack HourTrlp Ends 3 Excludes pass -Coy trips; see `Trip eneratlon Handbook: An ITE Proposed Recommended Practice' (1968) ° Ratlo to average trip length, vfp, vehlcle fueing poritlon Hen[ief9orti. City ofEdmonds, Washington m Young & October 29, 2009 E Company EFFECTIVE 5/1/2010 Page 21 a Revised on 6124110 E82 - TraffaeXr pc � r�alysis Page C I IIIJ .7 Packet Pg. 177 6.1.a 2004 - Impact Fee Rate Table ✓"df onds Rood lmpacr Fee Rate Study TABLE 4 IMPACT FEE RATES (1) (2) (3) (4) (5) (6) Trip ITE ITE Land Use Trip % New Length Net New Trips per Impact Fee Per Unit P $ Code Cate o Rates Tri s5 pactor' Unit of Measure 763.66 per Trip 110 Llght Industrial 0.9s 100% 1.59 1.55 1,OU0 sq ft 1,19 per square foot 140 Manufacturing 0.74 100% 1.59 1,16 1,000 sq ft 0,90 per square foot 151 #Hinewarehouse 0.26 10096 1.59 0.41 11,000 -sq ft 0,32 per square foot 210 Single family 1,01 100% 1.09 1.10 dwelling 840.72 per dwenIng unit House 220 Apartment 0.62 100% 1.15 0.71 dwelling 544.49 per dwelling unit 23Q Condominium 0.54 100% 115 0.62 dwellinq 474,24 per dwelling unit 240 Mobile Home 0.56 100% 1.09 0.61 dwelling 466,14 per dwelling unit 310 Hotel Q.61 100% 1_25 0,76 roam 58229 per roorn 320 Fla#el 0.47 100% 1.25 0.59 room 448.65 per room 420 Marina 0.19 100%1 0.97 0.18 berth 140.74 per boat berth 430 Golf course 0.30 100% 1.00 0.30 acre 229.10 per acre 444 Movie Theater 3.80 100% 0,72 2.74 1,000 sq ft 1.36 izer square foot 492 Racquex club 1.83 100% 0.97 1 _78 1 r000 sq ft 3.58 per square foot 530 High School 1.02 100% 0,62 0.63 1,000 sq ft 0.48 per square foot EGO Church 0.66 100% 1.15 1 0.76 1,000 sq ft 0.58 per square foot 610 Hospital 0.92 100% 1.56 1.44 1,000 sq ft 1.10 per square foot 620 Nursing home 0.20 100% 0.87 0,17 bed 132,68 per bed 710 General Office 1.49 100% 1.59 2.37 1,000 ft 1.81 per square foot 720 rAecical office 3.66 100% 1,50 5,49 1,000 sq ft 4,19 per square foot 820 Sho aping Center 3.74 81% 0.40 1.21 1,000 sq ft 0.93 per square foot 852 Reskaurant, sit- 10.86 515% 1,06 6,45 1,000 sq ft 4,92 per square foot done 833 Fast food, no 26.15 52% 0.62 8.43 1,000 sq ft 6.44 per square foot drive -up 834 Fast food, wl 33,48 51 % 0,62 10.59 1.000 sq ft 8,08 per square foot drive -up 844 Gas station 14.55 6096 0-53 4.63 purnp 3 535.82 er of 845 Gas station 13.38 47% 0.53 3,33 pump 2,545.26 per vfW w/conveni ence 850 Supermarket 11.51 55% 0.65 4.11 1.000 sq ft 3.14 per square foot s51 Convenience 53.73 59% 0.40 8.35 1,000sq ft 6.40 per square foot market-24 hr 912 prh-e-In Bank 54.77 51%1 0.47 1. 13.13 1,000 sq ft 1 10.03 per square foot ITE Trip G anercition (bth Edition): 4-6 PM Poo Hour Trlp Ends a Excludes pass -by trips: see "Trip GeneralliorL Handbook: An ITE Praposecl Recommended practice (1998) ' Reno to. average trip length. s vfp: V&Icle fueling posrtlon Henderson, City of EalmDnds, yr lrtigton YounC & AprH 16, 2003 Company EFFECTIVE 9/12/2004 Page 1 a Revised on 6124110 E82 - Traffsr5lysis Page C X Packet Pg. 178 6.1.a � on s41,1 a1 y� s1 ,-71 - IL � ` r n T ch a� r� t Packet Pg. 179 s I Nf® Exhibit 5 ;- L 6.1.a x Exhibit 5 t \} J i ! ! G.�.a \ ,�$ � Exhibit § 6.1.a Co co NAME OF APPLICANT: urtesy Notice of ntinued Public Hearing File # PLN 20170016 DATE OF COURTESY NOTICE: PROJECT LOCATION: Mary Olsen June 9, 2017 202 Main Street, Edmonds, WA 98020 Tax Parcel Number 00454800101300 PROJECT DESCRIPTION: Application for design of a new two story building over a one level underground garage. The ground floor will include an art institute with space for artists to create art and a gallery for their art to be dis- played. There will also be a cafe with indoor and outdoor seating. The second level will include more artist spaces and three two -bedroom apartments. District -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtown Business (13132) zone. PUBLIC COMMENTS DUE: June 21, 2017 Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Depart- ment, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Mondays, Tuesdays, Thursdays and Fridays from 8:00 a.m. to 4:30 p.m., and Wednesdays from 8:30 a.m. to noon or online through the City's website at https://permits.edrronds.wa.usl citizen. Search for permit PLN20170016. PUBLIC HEARING INFORMATION: during the Phase 1 portion of the two-phase hearing process before the Architectural esign Board ( ) on May 3, 2017, the hearing was continued to Wednesday, June 21 2017 at 7:00 p.m. for the Phase 2 portion of the hearing in the Council Chambers locates[250 - 5th Ave ❑rtEdmonds, WA 98020. This notice is a courtesy notice of the continued public hearing. City of Edmonds Development Services Department Planning Division 121 5th Avenue North Edmonds, WA 98020 40 Project Planner: Kernen Lien, Senior Planner Kernen.lien@edmondswa. gov 425.771.0220 www.edmondswa.gov NOTE: This courtesy notice was mailed to owners within 300 feet of the site, posted on site, and posted at tTFublic Safety Complex, Library, and at City Hall. Exhibit 6 Packet Pg. 183 6.1.a FF-SCBC ■IM PLLC FF - SCBC PLLC Architecture I Engineering 543 Main St, Suite 106 Edmonds, WA 98020 Save the Marvel Marble Building: It seems like here we go again. The stewards of the city, failed recently in protecting, renovating and repurposing our old post office. Now the Marvel Marble building is being threatened with demolition and replacement by another mixed use building. The Marvel Marble building is a neat funky part of our City's fabric. There is no reason, this building cannot be renovated and repurposed. I recently saw some photos of the Marvel Marble building in earlier days, with its Native American detailing, it would definitely be a good fit for our eclectic city. Those early photos, that I saw on a recent visit to Marvel Marble, should be made available to the public, so they can get an idea of what a potential renovation might look like. This proposed new building on the other hand, like the mixed use that is going up where the old Post office was, is a dime a dozen, and could go up in Lynnwood, or Kirkland or Bellevue. There is nothing special about it, and it does not say Edmonds in the least. What's next taking down the theater or the Beeson building or another of the buildings that have been around downtown for a long time. How can we protect our city's history and texture from developers just looking to make money? I have my office downtown because of the eclectic 1 and 2 story buildings on Main St and 5th Ave. Folks like to walk around downtown because of the funky shops and buildings. It is a sad day when the City stewards allow another mixed use condo to get onto Main Street of the downtown core. I recently came upon a wikipedia article for the City of Snohomish. The article states "In 1973 the city adopted a Historic District Ordinance protecting historic buildings and structures from inappropriate alterations and demolitions and encouraging the design of new construction in keeping with the district's historic character. Why can't the city adopt a similar ordinance and protect those buildings that form the business district on Main St and 5th Avenue? There is a photo in the Edmonds Historic Commission Preservation Guide .... the caption reads "Built in 1890, the Bishop Hotel at Second and Bell Street was the first hotel in Edmonds. Over the years it was known as the Stevens Hotel, Olympic View Hotel ... Sadly, it was torn dawn in 1975." Will the Marvel Marble Building just be another photo in that guide with a similar caption .... a testament of the inability of the City to protect its important buildings? Exhibit 7 1Packet Pg. 184 FF-SCBC V PLLC 6.1.a We are sending the wrong message for our quaint, funky town when we allow developers come in and tear down a building which is an important part of the tapestry of downtown Edmonds, for their own financial gain, at the expense of a piece of the City's soul. Lets stop the madness and restore, renovate and repurpose the Marvel Marble building! Sincerely, 117,SF Brian E. Moll, P. 7.,S.E., Principal -in -Charge FF — SCBC, PLLC. Exhibit 7 Packet Pg. 185 6.1.a Lien, Kernen From: Brian Moll <brian.moll.se@gmail.com> Sent: Friday, May 19, 2017 4:17 PM To: Lien, Kernen Cc: Brian Moll Subject: Re: Marvel Marble building Project Attachments: BaconsGarage-photol 600dpi jpg; BaconsGarage-photo2 600dpi jpg Hi Kernen, I understand you read my letter into the Record at the Architectural Review board meeting. That is much appreciated. I was able to meet with Katie from the museum this week and she found some old photos of the original building... "Bacon's Garage". I have attached them here. When I am talking about restoration this would be what I am referencing. These might make a good addition to the record as well. Best Regards and TGIF -Brian Brian E. Moll PE,SE Principal -in -Charge SCBC Engineering PLLC AE Program Management I Structural Engineering 543 Main St. , Suite 106 Edmonds, WA 98020 brian.moll.se@gmail.com www.sc bcengineering.com Ph 425.745.9926 (C 206.351.2217) On Wed, May 3, 2017 at 3:08 PM, Brian Moll <brian.moll.se&mail.com> wrote: Hi Kernen, My daughter has a track meet that starts shortly and it will most likely go past 7 like they normally do. I wrote the attached as far as my public opinion on the Marvel Marble project and if possible would like to make it part of the record for this evenings Architectural review board meeting. Best Regards -Brian Brian E. Moll PE,SE Principal -in -Charge SCBC Engineering PLLC AE Program Management I Structural Engineering 543 Main St. , Suite 106 Edmonds, WA 98020 Exhibit 8 1Packet Pg. 186 6.1.a brian.moll.se@gmail.com www.scbcengineering.com Ph 425.745.9926 (C 206.351.2217) On Tue, May 2, 2017 at 4:27 PM, Brian Moll <brian.moll.se r gmail.com> wrote: Hi Kernen, From a public comment standpoint, I do not know why this building is not being renovated. I recently saw some neat old photos of it, with its Native American detailing. I feel as if the City stewards have not be doing a good job recently at protecting those buildings that are integral to the fabric and soul of Edmonds. The old post office, is a perfect example and was another lost opportunity for renovation. To be frank, I feel we need another mixed -use condo like we need a hole in the head ..... so to speak. People come to downtown Edmonds to enjoy the eclectic mix of funky buildings and shops. They don't come here for dime a dozen mixed use condos (or equal). We need to develop a historic district type ordinance like the City of Snohomish in order to protect our funky downtown before it is too late. The mixed use condos will be like a flesh eating bacteria eating away at the fabric of our City. I would propose the Marvel Marble building fagade should be renovated and restored to match those old photographs and the building renovated to serve continued function. It would seem these old photographs should somehow be made available so the public can see another possibility. Best Regards -Brian Brian E. Moll PE,SE Principal -in -Charge SCBC Engineering PLLC AE Program Management I Structural Engineering 543 Main St., Suite 106 Edmonds, WA 98020 brian.moll.se@gmail.com www.scbcengineering.com Ph 425.745.9926 (C 206.351.2217) On Wed, Apr 19, 2017 at 3:46 PM, Lien, Kernen <Kernen.Lien@edmondswa.gov> wrote: Hi Brian, You can see the application materials via the City's online permit webpage at this link. Looks under the Associated Files sections for the plans. Let me know if you have any other questions. Exhibit 8 1Packet Pg. 187 6.1.a Kernen Lien Senior Planner City of Edmonds I Development Services Department Kernen.Lien@edmondswa.gov 425-771-0220 x1223 From: Brian Moll [mailto:brian.moil.se@gmiE il.com] Sent: Wednesday, April 19, 2017 1:34 PM To: Lien, Kernen Cc: Brian Moll Subject: Marvel Marble building Project Hi Kernen, I was passing by the Marvel Marbel building and noteda land use action sign. I saw your name on the sign. How can I find out more information on that proposed project? I would be interested in seeing what has been submitted. Best Regards -Brian Brian E. Moll PE,SE Principal -in -Charge SCBC Engineering PLLC AE Program Management I Structural Engineering 543 Main St., Suite 106 Edmonds, WA 98020 brion.nrioll.se@qmall.com www.scbcenglneering.com Ph 425.745.9926 (C 206.351.2217) Exhibit 8 Packet Pg. 188 ri p xhibit 8 n Packet Pg. 189 6.1.a Exhibit 8 Packet Pg. 190 6.2 Architectural Design Board Agenda Item Meeting Date: 06/21/2017 Public Hearing on Mietzner Brothers Properties, LLC proposal to construct eleven (11) new detached single-family homes located at 8609, 8611 and 8615 244th St SW. (File No. PLN20170017) Staff Lead: Brad Shipley Department: Planning Division Prepared By: Diane Cunningham Background/History See attached staff report Staff Recommendation Staff recommends approval of the proposal with the attached recommended conditions. Narrative See attached staff report Attachments: Ex. 1: Staff Report +Attachments Packet Pg. 191 6.2.a ''f c . 18 `) •' Project: File Number: CITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT AND RECOMMENDATION ARCHITECTURAL DESIGN BOARD Eleven (1 1) Two -Story Detached Single Family Homes PLN20170017 Date of Report: June 1 , 2917 Staff Contact: Brad Shipley Associate Planner Public Hearing: Edmonds Public Safety Complex: Council Chambers 250-5" Avenue N, Edmonds, WA 98020 I. SUMMARY OF PROPOSAL The applicant is proposing to construct eleven (11) new detached single-family homes with attached garages. The subject site consists of three (3) parcels zoned multi -family residential (RM-2.4) in southwest Edmonds. 11. DESIGN REVIEW PROCESS General design review applies to all areas of the city not specifically designated for district - based design review. The subject site falls under general design review. Pursuant to ECDC 20.11.010(A), the Architectural Design Board (ADB) shall review all proposed developments that require a State Environmental Protection Act (SEPA) threshold determination. The ABD shall review the proposed development for compliance with applicable codes and Comprehensive Plan design guidelines and adopt the findings and conclusions of this staff report along with any modifications of existing conditions or subsequent conditions. III. SEPA THRESHOLD DETERMINATION Review under SEPA is required for this project because the project exceeds four (4) single- family units. The applicant submitted a SEPA checklist for the project (attachment 8) and the City determined that the requirements for environmental protection have been adequately addressed. A SEPA threshold determination of non -significance (DNS) was issued on May 2, 2017 (attachment 5). a Packet Pg. 192 6.2.a IV. V. TECHNICAL COMMITTEE This application was reviewed by Snohomish County Fire District #1 and the Engineering and Building Divisions of the Development Services Department. Snohomish County Fire District #1 identified sections of the International Fire Code that apply to the project (attachment 6). Compliance with fire code requirements will be verified through building permit review. The Engineering Division provided comments regarding a requirement for frontage improvements and potential stormwater issues (attachment 6). The applicant provided a response to the Engineering Division's comments addressing the stormwater issues. Subsequently, Engineering provided a memo of compliance (attachment 6). Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. The Building Division determined the project would not affect their department. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS ECDC 16.30 - Multi -Family Residential Zone (RM-2.4) ECDC 16.30.010 Uses Single family dwellings are a permitted primary use within the RM zone. ECDC 16.30.030 Development Standards Minimum Lot Area Minimum Minimum Minimum per Maxim um Maxim um Subdistrict Dwelling Street Side Rear Height Coverage Unit (Sq. Setback Setback Setback ISM-2.4 1 2,400 1 15' 1 10' 15' 25 45% ' Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of four inches in 12 inches orgreater. Staff Findings: The proposal meets density, setback, height, and lot coverage standards. Some units have patios that extend into the side and rear setbacks; however, pursuant to ECDC 16.30.040(C)(2), uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above the ground level at any point. ECDC 17.50.020 — Off -Street Parking Regulations Two (2) parking spaces are required for each unit. The parking requirement is met through w attached two -car garages for each unit. E Page 2 of 9 Q Packet Pg. 193 6.2.a ECDC 20.1 1 — General Design Review ADB is required to review design review applications that trigger SEPA. ECDC 20.11.030 lists the criteria for building design and site treatment. ECDC 20.11.030(A) Building Design. No one architectural style is required The building shall be de zgned to comply with the purposes of this chapter and to avoid conflict with the ,exh ing 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; Staff Findings: Building components are harmonious with the existing character of the nearby area. 2. Colors, which should avoid exivssive brilliance or brightness except where that would enhance the character of the area; Staff Findings: The proposed colors scheme avoids excessive brilliance or brightness (attachment 4). 3. Mechanical equipment or other utility hardware on the roof, grounds or bud,*ngs should be screened from view from the street level; Staff Findings: Details regarding the location of mechanical equipment were not provided with the design review application; however, due to the single-family nature of the project, mechanical or other utility hardware will likely be placed within each unit. 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. Staff Findings: The buildings are detached single-family units. 5. All signs should conform to the general design theme of the development. Staff Findings: The proposed development does not currently propose any signage. All signage will be reviewed under the subsequent building permit. Staff finds the project is consistent with design guidelines contained within ECDC 20.11.030(A) ECDC 20.11.030(B) Site Treatment The existing character of the site and the nearby area should be the starting point for the design of the buildi�ag and all site treatment. The following are elements of site treatment. 1. Grading, vegetation removal and other changes to the site shall be minimi.Zed where natural beauty x exists. Large cut and fall and impervious surfaces should be avoided w c m E Page 3 of 9 Q Packet Pg. 194 6.2.a Staff Findings: A majority of the site is currently developed with three (3) single-family homes, a carport, and a detached garage. Road and building sites will be cleared, graded, and compacted as necessary to achieve proper grading transition, drainage, and structural stability. Approximately 1,092 CY of material will be cut and 1,220 CY will be used for fill. 2. Landscape treatment shall be provided to enhance the building elesx,grt and other site improvements. Staff Findings: Interior landscaping softens the appearance of parking areas 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 brrildtat,g heights, design or color. Staff Findings: Landscaping provides for visual buffers to all adjacent properties. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Staff Findings: Landscaping occurs primarily around the perimeter of the development and in-between buildings; conflicts between landscaping and pedestrians or vehicles are not likely. 5. Serviceyards, and other areas where trash or litter may accumulate, shall be screened with planting or fences or walls which are compatible with natural materials. Staff Findings: No service yards are proposed. Garbage cans are to be kept in private garages. 6. All screening should be effective in the winter as well as the summer. Staff Findings: No significant seasonal changes to the effectiveness of screening; of the trees proposed for the perimeter, 85-percent are evergreen. 7. Materials such as wood, brick, stone andgravel (as opposed to asphalt or concrete may be substituted forplanting in areas unsuitable forplantgrowth. Staff Findings: Not applicable. 8. Exterior lighting shall be the minimum necessary for safety and security. E.y6wiive brightness shall be avoided. All lighting shall be low-rise and directed downward onto the site. Lighting standards and patterns shall be compatible with the overall design theme. Staff Findings: Four (4) exterior lights are proposed per unit: one (1) light on either side of the garage, one (1) entry light, and one (1) rear patio light. Exterior lighting placement can be referenced on the building plan sheets (attachment 4). w r c Staff finds the proposal is consistent with design guidelines contained within ECDC 20.11.030(8) Page 4 of 9 Q Packet Pg. 195 6.2.a ECDC 20.11.030(C) Other Criteria. 1. Community facilities and public or quasi public improvements should not conflict with the exisfing and planned character of the nearby area. Staff Findings: The proposed building is not a community facility. 2. Street furniture (including but not limited to benches, light standards, utility poles, newspaper stands, bus shelters, planters, traffic signs and signals, guardradr, rockeries, walls, mail boxes, fire hydrants and garbage cans) should be compatible with the existing and planned character of the nearby area. Staff Findings: No specific street furniture is proposed or required. ECDC 20.13 — Landscape Requirements Type II landscaping is required on all sides that border adjacent lots and Type III landscaping is required for interior landscaping between buildings. The ADB is allowed to interpret and modify the requirements pursuant to ECDC 20.13.000. Staff Findings: Per the associated landscape plan (attachment 5), Type II and Type III landscaping is provided for according to ECDC 20.13.030. Comprehensive Plan Urban Design Objectives Design Objectives for Site Design. The development of parkin,g lots, pedesii rian walkways and landscaping features is an integral part of how a building interacts with its site and its surrounding environment. Good design and site planning improves access by pedestrians, bicycles and automobiles, mini9niZes potential negative impacts to adjacent development, reinforces the character and activities within a district and builds a more cohesive and coherent physical environment. A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pederl;ian, bicycle and auto safety. A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian access and hep define the street edge. Parking should be placed to the side and rear. Staff Findings: One (1) consolidated ingress/egress is provided for from 244`h St. SW. Outdoor guest parking is proposed between buildings, not along the street frontage. A.3 Connections On- and Offsite. Design site access and circulation within and between sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to providing and improving connections to transit. Staff Findings: Transit stops are located approximately 150-ft from the subject site and are accessed from the existing sidewalk via the proposed driveway. w c m E Page 5 of 9 Q Packet Pg. 196 6.2.a A.4 Building Entry LocAtion. Building entrie hould be configured to provide clear entry points to buildigs, be oriented to pedestrian walkways/pathways, and support the overall intent of the streetscape environment. Space at the entry forgathering or seating is desirable for residential or mixed use buildings. Staff Findings: Building entries face the interior of the project and are not oriented to the street. Additionally, buildings adjacent to the street have few side windows and provide little visual interest. Landscaping will help to enhance the visual character of the streetscape; however, the proposal does not provide space for gathering or sitting. A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and provide a common street frontage tying each site to its neighbor. Setbacks should be appropriate to the desired streetscape, providing for transition areas between public streets and private building entries where a variety of activities and amenities can occur. Staff Findings: Project meets the setbacks requirements for the zone. A.6 Open Space. For residential settings, creategreen spaces to enhance the visual attributes of the development and provide places for interaction, play, sealing, and other activider. Staff Findings: Open space or green space is provided in the rear yard and on the side of buildings. The space provided is narrow, approximately 5-feet in width, and not conducive for encouraging play or interaction. A.7 Builddng/Site Identity. Improvepederirian access and way -finding byprovrdang variety in buildrr?g farms, colors, materials and individuality of buildings. Staff Findings: The proposal provides two (2) model types. While the colors vary slightly, the building form and choice of materials are repetitive. A.8 Weather Protection. Provide covered walkways and entries forpedestrran weatherprotection. Staff Findings: Covered entries are provided. A.9 Lighting. Provide adequate and appropriate idl urination in all areas used by automobiles, bicycles and pedestrians —including building entries, walkways, parking areas, circulation areas and other open .spaces — to support activity and security. Staff Findings: Four (4) exterior lights are proposed per unit: one (1) light on either side of the garage, one (1) entry light, and one (1) rear patio light. Exterior lighting placement can be referenced on the building plan sheets (attachment 4). A.10 Signage. Encourage signage thatprovides clear information and direction forproperties and businesses while preventing the streetscape from becoming cluttered. Encourage the use ofgriaphics and ymbols in signage to support the ciy s emphasis on uniqueness and the arts. Staff Findings: No signage proposed at this time. X W A. 91 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of utility systems using such features as landscaping, building forms, or integrated design. E t V r r Page 6 of 9 Q Packet Pg. 197 6.2.a Staff Findings: Garbage cans are to be kept inside the garages. A.12 Integrating Site Features. Integrate natural landscape features and unique landfarms —such as rocky oulcrnppangr or significant trees — into site design whenever possible. Staff Findings: No significant lot site features exist. A.13 Landscape Buffers. Use landscaping andl or other features such as fences to maintain privacy and create a visual barrier between incompatible uses. These buffering techniques should also be used to soften hard edges (such as the perimeters of parking lots) and reinforce pedestrian ways and circulation routes. Native plants and rain gardens should be promoted as alternatives to lawns and runoff retention areas. Staff Findings: Landscaping is provided for pursuant to ECDC 20.13. Design Objectives for Building Form. Buildtttg height and modulation guidelines are essential to create diversity in building forms, minimise shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of on character and urban form. A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms. A.15 Massing. Reduce the apparent bulk and mass of buildings by encouirsging human scale elements in building design andl or by subAdding building masses vertically or horizontally. A.16 Roof Modulation. Use roof forms to hep ident different prr�grarns or functional areas within the budding and support differentiation of building form and mdsain,g Roof design, in combination with wall modulation, can allow for additional light to enter buildings orpedestrian spaces. A.17 Wlall Modulation. Variation in materials, decorative elements, or other features should be employed to support pedestrian scale environments and streetscapes, or to hep break up large building masses to keep in scale with the surrounding environment. Staff Findings: Two (2) model types are proposed. There is little variation within the development. Roof modulation is typical of single-family development. Design Objectives for Building Favade. Building facade objectives ensure that the exterior of a brsildiarg —the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Fafade Design. Encourage bxtildang fafades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in btrilditrg design. x A.19 Window Variety and Articulation. Use window side and placement to hep define the scale and �!! character of the building. Use the or and combinations of window types to reinforce the E Page 7 of 9 Q Packet Pg. 198 6.2.a streetscape character or to provide variation in a fafade, as well as provide light and air to the bRilrizng interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building fafades to hep define the scale and style of the structure. Variation in fafade materials can hep reduce the apparent bulk of larger buildings while allowing variety and individWality of building design - Staff Findings: The front facade of each unit utilizes a mixture of materials (board -and - batten, shake, and stone) to help define the style and scale of the building. The rear and sides of each building are lap -siding with no variation and few windows. VI. PUBLIC NOTICE Notice of Application and SEPA determination was published in the Edmonds Herald, posted at the site, as well as the Edmonds Library, Public Safety Building, and Development Services Department, and mailed to property owners within 300-ft on May 2, 2017. A Notice of Public Hearing was similarly advertised on June 7, 2017. The City has complied with the noticing provisions of ECDC 20.03. See attachment 7 for public notice documentation. No public comments have been received to date. VII. CONCLUSION AND RECOMMENDATION Pursuant to ECDC 20.11.020, when recommending approval of proposed development applications, the ADB must find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Based on findings, analysis, conclusions, and attachments within this report, staff recommends that the ADB APPROVE the design for the proposed development under file number PLN20170017 with the following motion and recommended conditions of approval: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSION, AND ANALYSIS OF THE STAFF REPORT AND FINDS THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10, DESIGN CRITERIA OF ECDC 20.11.030, AND ZONING REGIULATIONS AND APPROVES THE DESIGN OF THE PROPOSED SINGLE- FAMILY HOMES WITH THE FOLLOWING CONDITIONS: THE APPLICANT MUST OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE AND IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH VARIOUS PROVISIONS CONTAINED IN THESE CODES. 2. ADDITIONAL INTEREST SHALL BE ADDED TO THE SIDE AND REAR w WINDOWS IN THE FORM OF VARIED SILL OR CASING WIDTHS, MATERIALS, OR COLORS. E Page 8 of 9 Q Packet Pg. 199 6.2.a 3. ARCHITECTURAL INTEREST SUCH AS ADDITIONAL WINDOWS, VARIATION OF MATERIALS, OR DECORATIVE ELEMENTS SHALL BE ADDED TO THE SIDES OF THE UNITS WITH SPECIAL ATTENTION TO STREET FACING FACADES. 4. CURBSTOPS SHALL BE INCLUDED FOR GUEST PARKING SPACES TO KEEP FROM DAMAGING LANDSCAPED AREAS. VIII. PARTIES OF RECORD City of Edmonds 121 — 5th Ave N. Edmonds, WA 98020 Mike Mietzner Mietzner Brothers Properties, LLC. 11611 Airport Road, Suite B-1 Everett, WA 98204 IX. ATTACHMENTS 1. Applicant cover letter 2. Vicinity map 3. Land Use Application 4. Project plan sheets 5. Landscape Plan 6. Technical Review Committee comments 7. Public notice documentation 8. SEPA checklist Brian Kalab Insight Engineering Co. PO Box 1478 Everett, WA 98206 Page 9 of 9 Packet Pg. 200 ATTACHMENT #1 BAR. INSIGHT ENGINEERING CO. 244TH ST — COVER LETTER The proposed project 2441h St is located at 8609 244th SW, Edmonds in Snohomish County, Washington. The site is currently developed with three houses, a garage, a shop, and two sheds. The remainder of the site is trees, landscaping, and access drives. This proposal is for 11 detached single-family dwelling units on one 0.90-acre lot. Zoning The standards for RM 2.4 are being followed for this project. The minimum number of square feet per unit is 2400. The lot is 39,012 square feet. Thus, the maximum number of units would be 16. As previously stated, this proposal is for 11 units, which is well within the limit. The setbacks shown follow the zone, with 15 feet at the rear of the lot, 10 feet at the sides, and 15 feet at the front. The building height has a maximum of just under 29 feet. While the standard maximum height is 25 feet, per ECDC 16.030.A(1), a building may have an additional 5 feet of height if all the roof above 25 feet has a slope of at least 4 inches in 12 inches of greater. Per our attached building elevations, this condition will be met, thus our buildings follow the code. The buildings as shown cover 14,579 square feet, or 37.37% of the lot, below the maximum lot coverage of 45%. In addition, while some of the units have patios that protrude into the setback area, these never protrude more than 40 inches, or 3.33 feet, in the case of the side yards, or 4 feet in the case of the rear yard. Parking Each unit has two parking spaces, provided per ECDC 17.50.020.A. In addition, 10 guest spaces have been provided. Landscaping Landscaping has been provided per the landscaping code, see the landscape plan. While, because of all the units being on one lot, the project needs to file under multifamily/townhome, in spirit, it is a single- family development. It is not a super -dense project. The homes will be two stories high. Thus, because of these factors, type II landscape buffers have been provided on all sides that border other lots, with type III landscaping between the buildings and the street. Comprehensive Plan This proposal is in the spirit of the goals of the residential policy of the comprehensive plan. The U) proposal does not impose upon the view of others, being only two stories high. The site presents few environmental constraints. Finally, every effort is being made to harmonize the proposal with the w existing neighborhoods around it. In addition, this proposal could be considered infill, given the site's current zoning versus its current use. E r r a P.O Box 1478 • Everett, WA 98206 • P: 425.303.9363 F.-425.303.9362 • info@insightengineering.net Packet Pg. 201 6.2.a In addition, the project takes access from one main private drive aisle, minimizing the number of curb cuts to the public sidewalk. Established setbacks have been followed, buildings are oriented toward the internal street, and landscaping has been used to soften sharp edges around the site. Overall, this letter demonstrates that not only does the proposal meet zoning requirements; it also meets the intent of the code and the comprehensive plan. X W r C d E t a P.O Box 1478 • Everett, WA 98206 • P: 425.303.9363 F:425.303.9362 • info@insightengineering.net Packet Pg. 202 6.2.a ARCHITECTURAL DESIGN NARRATIVE FOR 244TH ST. PROJECT MAR CCUNj�rSER�? t A SUBJECT PROPERTY: The subject Property is located at 8609, 8611 and 8615 — 244th St. SW. in Edmonds, WA. VOLUME/MASSING: Please refer to the proposed Building Plans. Also refer to Google Maps. The proposal is for 11 detached single-family 2-story residential homes, spaced between 10 and 14 feet apart. Setbacks are 15' to the north, 15' to the south (244th St. SW), 10' to the east and west. The 3 home types are 29', 32' and 42' wide units. They vary in length from 39' to 44'. These homes are only 2- story and are therefore height -weight proportionate. In comparison to the surrounding neighborhood I would, describe the volume/massing of the proposed project as "Medium". The homes to the west and north of the subject property would be described as low volume due to their larger single-family lot sizes. The apartment complex adjacent and east of the subject property would be described as High Volume due to the length of the multi -family structures. The Volume/Massing of the subject property is therefore Medium in comparison to the surrounding properties. The Volume/Massing of the proposed project is in my opinion within reason and not offensive. BUILDING ELEVATIONS: Please refer to the proposed Building Plans. These illustrate building massing and openings, materials and roof forms. Please also refer to the Exterior Paint Colors demonstrating a variety of paint and stone work choices. LIGHTING PLAN: Please refer to the proposed Building Plans for location of exterior lights. There will be 2 lights at the Garage (1 on either side of the garage door), an entry light and an exterior light to a rear patio.. These are the standard new construction lights with standard intensity of illumination for residential purposes. Interior lighting will also be standard for residential homes. r a Packet Pg. 203 ATTACHMENT #2 Y of Edmonds PLN20170017 Legend 0 ReZones i PRD Row Zoning RS-6 RS-8 RS-10 RS-12 �7 RSW-12 RS-20 L7 RS-MP RM-3 RM-2A ■ RM-1.5 RM-EW BD1 BD2 T' BD3 BD4 BD5 7 OR WMU _ BP BN ® FVMU BC i • I Attachment: Ex. 1: Staff Report +Attachments [Revision 2] (2163 : The Applicant is proposing to construct eleven (11) new detached singie- ATTACH6.2.a City of Edmonds Land Use Application - ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # ?L.NJ0t CVWONE (ZM�— , r [I HOME OCCUPATION DATE REC'D BY .) n M ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE S �SrZJ�.GO RECEIPT# ❑ LOT LINE ADJUSTMENT HEARING DATE(i ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB )(ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: ■ PLE4SE NOTE THATALL INFORMATION CONTARVEIX **THIN TVE APPLICATION IS A PUBLIC RECORD • ir8lir te613 PRopt':RTY ADDRESS OR LOCATION 8609 244th St. SW, Edmonds, WA 98026 PROJECT NAME (IF APPLICABLE) 244th St. PROPERTY OWNER Mietzner Brothers Properites, LLC PHONE # (425) 212-2490 ADDRESS 11611 Airport Road, Suite B-1, Everett, WA 98204 E-MAIL mikem@mietznergroup.com FAX# (425) 212-2243 TAX ACCOUNT # 00463303100103, 00463303100105, 00463303100102 SEC. 31 TWP, 27 N RNG. 04 E DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Project is to construct 11 units on approximatelx 0.88 acres. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) APPLICANT Mietzner Brothers Properties. LLC PHONE # (425) 212-2490 ADDRESS 11611 Airport Road, Suite B-1, Everett, WA 98204 E-MAIL mikem@mietznergroup.com FAX# (425) 212-2243 CONTACT PERSON/AGENT Brian Kalab, P.E. / Insight Engineering Co. PHONE # 425 303-9363 ADDRESS P.O. Box 1478 Everett WA 98206 E-MAIL brian@—insightengineering.net FAX# (425) 303-9362 The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application n e alf ❑f l e of r as 1 isted below. SIGNATURE OF APPLICANT/AGENT DATE Property Owner's Authorizatiioon�! D,� � t�r� oG t-LAY i1 , certify under the penalty of perjury under the laws of the State of Washi ion that the foll6vving is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the pu ri 'p in anti pos0 ttfr t to this application. /J SIGNATURE OF OWNS t�r DATE Ques ons? L'a] (425) 771-0220. Q Revised on 8122112 B - Land Use Application Page I of] Packet Pg. 205 SW 114, SEC. 31, T. 27N., R.04 E., W.M. SNOHOWSH COUNTY, WASIMVGTON ATTACHMENT #4 .5W 6.2.a FOUND RCM W1W STAVPED 244TH ST ONS RAVE A41% ACTUAL fi208 49288 491.17 01.28 401.28 490.67 59.02 48982 488.07 saw 48158 48117 5727 487A7 485.75 57.54 4OX54 485.75 57.41 487,45 -71 5a75 7.75 487.07 8D51 49a51 489.17 61.90 491.90 490.17 "04 4504 491.67 US OM 25' WW A SIDES SCALE: 1" = 20' LEGEND + MSINIC WK401T U9 Sl4W �o SECTON 1/4 C004 P NOT FOUND SEb - IYA%YAI -1 FpAtl] a FGVNO OnWVW dit IP. (ACC PWJ (C) CALCTED LU (P) PLAT (M) Af.AAAED TBR TO BE RE9101m ROW RUNT -Or -MAY P.o.B Parr OF Maw" Q CEMERl24E clF am LW FENQ NDF WOOD FDa W,s. HATER AWACS EoP ME OF MMIEWT BON BACK OF WALK (]CB EICAW MW CArIN alit [CB] p,, SMRW DRAM WMIOIE (.sow) o55 SwrA R" Ww7E jSs" OW T,WTAW SLIM aL N 00 (CO) -o-p PNO POLE -0cP ary POLE Call Imm TASTER Mrs a44 Wv PNB I E— WKTR' POLE AHL>W U FAE FNDWWT (2 NOZZLE) T1PE I WPA SIGN PROPOSE= IWTTR PRO-OSED SA.w1AR1'fEPFR A "mb STORY A9WULE fROPOM LFE —X x E05TIN0 FENCE LNE ib �`S— FDCE OF PAYEWW ---r --- Kg' E. MW CWrDAS PRO.= CPrIDL96 —y ARE Q DAIS AM, {i x 4 4 I !I I ! I 1 b I '° I I ! I � II I I a 1 I GARAGEPARKINGDM/L SUZ 1.-20, --N112 4 ,4s-17,5E5 ACRAL - 15,224139% TOTAL SITE AREA 39,012 $C. FT - ON ACRES WRIS PROPMO 11 EATSTW ZONW R14 24 PROP= EL4AN0 I/ OWLS SaWACE RIF 2.4 2a895 SF (0.08 AC) UTff-r S SW OLYWC NEW WATER tr SEVER DWW7 PATER OLYW-pc VIEW WATER & SEatR a.ST%CT POMP A.0 rmo* NE MR¢L1r SVIOW E1WDM SCFUOL DST. ND 15 FARE OGTWT FWE DST. /1 244N Sl W4 zoavlx�rr a a N 2041h Si i N:aa.d V I'. VICfiVnYhlAP 02�1I ti Lm TAWX t,7+ET3 I2plprN 88ARAi0 It 25700 T2 Nf1Of IETlw OF SURAE% my Womb 8T nE D VNVD E M-IRLUNTATK1r: LM TM 1201 ROBOTIC aWFITOW TOTAL STATION PRECTS'!G'h. WFS OR EXCEEDS STATE STANOWS WAC M2-150-090 AZ OF BEAMM THE 100144 MED CE/MM"VE OF 244M ST. all, AS TW aE19N0 OF N 8907'04' W. BM FUIe'ET AYE -06 ECPU. Y A T CENTER OF CIR-C4-SAC. Rn11 Alf. a. FIEY. 175.48' 2BM V. 00 RAr.487,s8 K TD' =w..w E ID'CYP(P} 437.Sa E 10- W1- IU" TWID 80 &%'67NEER SURWOR �f/�Y111119' 911/R�1�IRK� I M T478 P.A 80X 191 P DE At �71 44 P YIE ACr i6tAR 98054 YAITAC7: j1IIAW P.. N.YA9 P.E CpTTACT` LNAaF2T d KOIC AC f47ci] JOJ-4,?i7 I 4bJ UM" us HEST I/210E f, &UK 52, OFAVIRAYS SOIAIO YE11 TR1CR AS 91 VOLLWE 7 OF A'AM Ant 20, REDDRDS or "am COL m Wisom m No P.O. BOX - 1478 EVERETT, WA 98206 (425) 303-9363 (425) 303-9362 FAX INF0@114SIUMNCINISARING.NET SITE ADDRESS: 55D9 244RI SW FDYOIDS, IM OB026-0m TAN ACCOWr NO. Sr 004aSS05100103 I SWIA 8W.31, T.27N., R04R, W-K 244THST a _h I sn7?PLAN Packet Pg. 206 SW114, SEC. 31, T. 27N., R.04 H, W.M SNOHOWSH COUNTY, WASHNGTON 6.2.a FENCE COR. 0.1'(W), 456 0.7'(N) OF SET CORNER ^^ `SET RMAR W/CAPP OFFSET 1.0' FIST OF CORNER ON PROP. FOUND AIRW ,,W Sl'W C LC'D 0.17Nk 0 Y(F') CALC'D !{4iR W1C N FF-i5G5 �i � Tt f ± 4 LOT 7 .( GARAGE w END FENCE I.1'(W) I - -] L OF PROP. UI NE. 0!r-w ME FOUND 1'AU WE 1 11 OF FENCE CDR. 1.9'(W) • - .•—.[ ==�` C4LC'D iROP O0R OF PROP. ONE . yu3q rerxr ON tam Fag parr r 83IIRf F- •W06i7 FENCE IE IO• r 10• it Ir lop,. r��==r3 � • I •fi.i r� ; . �, r IMM Ill . .r 91 Ili oil lr P�lli Ilill II�� _ o!f� Ilill 1 I11 D mill1 / � 1l STCIRM TANK �/ y / IBP r-Ia720 BDTIDM E-45c20 I TpWE f ` ILF 12Y N OBE / CV #7 J ! F LOAM S"Vcnff R111-44804 7. IE-4" I 3 1 Ffnii 05'(W) NE A — 1I IaOR U1 MCC f TfAT� 244THST, S.W. Elf MI m w WO,fMAM as�m��■ rsorm�a�� IWM OR Plu b ` + j ! 1 1/2• - 3/4• 000 ROI2t ! 21-iN1 _I TRENCHX-SEC77ON SLOPE TO ROW D AN99CE s+mM Lm LEIEI.. PVPH �/F4RF. PPE LLLPLANVIEWOFROOF ! n?PWORATSDSV"VTCONN5=NF0RRkLOT I• m aaMr m3a of 2012. am Au RODE WiWI SPARS POU. AM FGFWAEs NPR ME CWeCM& PER OETAL ABOVE _" ._��vtr pxR2lcle.fi%r• �� YW8 - Iff•mac-- WY WW-- ' AY-ERtF -fir 1a 9Sd73 � NM-962 , — a •+r�fi � / [ a• N9.01 � / TIDE 2 is O r coIlA T TO FABT710 Slrial 6ySnLL IE cmmm mR TO PEED M95PY wKwr EEEwyv E AND MUM OT671EEIE awn INS IrEFOIOFS IAF+aE 17 r-M45 244TH ST 3 i N2041h SI s N N amen s1 w VIa WTYMAP 202n0 S1 — 4f. SCALE: !" = 20' 20 90 ,•���� f1 � _� yl LEGEND Nu a'r ~ l■ C oq SECTCN 114 CORNER NOT rOUND a SECOON wRNEIr NOT FOUND FOUND REBWW OR I.P. (FNM' PM (C) CALCUU)ED ' (P) PUT (M) WASLM R UIPAI NZ) PR IJRE TPR TO BE F40000 R O W ROff-OF-IWY WNW Or AX ARAY POWDDRM Br FELD TTEAVERSE " P.0 S. PONT OF BEaw" ft-MU gRA11WL Q LFNIFALN,E LM MW 1201 ROBDTIC ELEMROW TOTAL STATION CLP CHMN LEY( FD" PRECOM, WDF 0000 EOK'E MEETS OR WEEDS STATE STANDYTOS WC 332-130-090 W.S. MITER SURFACE BIOS OF SEAM' ' FOP EDGE OF PAVEMENT M MOMRADDED COUERLEIE OF 2441H Sr. SM., i BON afa Of MYK AS TIE LiFAVW OF N a9W10/• W. pC6 Sr091t MW IWY DISM (ia) B� O50 STORY ORNN MAA9AYE (SDM4) FOIA�E lSlffO t:OnY. Yl7t Af _TER F OS, SWTARr SYFER MAyIGLE (SSW EOM-OC-59[ PRTN A1L M. oco wmw $f" arm CNA (00) t -0-P POWER POLE -O-GP GUY POLE RtIXil e2.ae MElo•+wMw}is9.ae ME10• C1P(N}N7.S! WN MITER IEIFR [ 17 MP(E)° m.M wv WTER W YE PM6 il'OB07 1f8NlL.M7BlC M9w BD u urr PaE AhCHOP ENGINEER SURVEWOR t7 rTEE MORANT (2 NOMi) TYT'E I NOPA SIGN m"Mmmow ALGA Orw�1K m P,ll LAR li7a P,O BON 13a10 AV)OOSED IMT[R EMMM, M9 90206 AILLORM WA ANIM P.E INi0N75(0 SAVTARF SfnF1P ��y9•yy 3EE1-slRlf FOME, (1) SOB-9051 FAIL 3a!-D3R2 FAX (495) 367-3577 171DPIISiD SlDlai DaiwMi (928 A , T.r OWNERIAPPUCANT X x EJvw FUCE LFE AMPIM us T 1a�AE�aer rmiEewT EDGE OFPAVE" ,EVERIEf, NM DOM � - --i�oi -- Ex61MC COYIOLNS PROPOSED CONTOURS LEGALDESCRIPTION ��♦ F1EE-FAri7O,0 EYMAN% PATTDNI I/2 LOT 1. M." 3$ OF NVAI MS $ WIG YEW ETA AS+PFrxW w MMIE 7 Or FLAM PAX 20, 4 M UMMES (PDWER, CABLE, TELEPHONE) ROOM OF ROOM OOUMI7, MIS1NW M m TRANSFORMER BOXnwr � IIIp�11aIMINRERIIN C� 1 SIX TO, P.O. BOX - 1478 EVERETT, WA 98206 ; (425) 303-9363 (425) 303-9362 FAX INFO@INSIG=NGINEERENG NET srr ADDRESS MM 2"TN sW MONK WA W20-OW a TAN ACCOUNT M V ODM&UM100103 REV, NO. DESCAIPMM MW WE 7� SW 114, S6G 31, T, 27N., R04 A, W.M. °�• 7 244THST a4 k F, 1 io-7D-301 1 : 1 i PRELA�YARY sNEUT ROAD A UTILITY 207 03-21-2017 Packet Pg. 6.2.a 30 yr F,G, Comp Roof ing 60w LED - Typ Front Elevation 29 x 44 Plan 00 1 m N a p I I 8 9 N N Packet Pg. 208 r � --------- ---- ------------ ------- - - - - - 4 Right Elevation 29 x 44 Plan Gd I Packet Pg. 209 1 6.2.a 244th Street Project Exterior Color Schemes Scheme #1 Main - Accent - Front Door - Trim/Gutters - Virtual Taupe VanDyke Brown Black Fox Traditional SW7039 SW7041 SW7020 Cream Scheme #2 Main - Accent- Front Door - Trim/Gutters - Adaptive Shade Suitable Brown Tricorn Black Traditional SW7053 SW7054 SW6258 Cream Scheme #3 Main - Accent - Front Door - Trim/Gutters - Portobello Latte Black Fox Traditional SW6102 SW6108 SW7020 Cream hiaoraao - Nanonwlae N Stacked Stone Castaway _ c — — 0 .N a� O a Eldorado - Russet Mountain Ledge Panels .r to X W a Packet Pg. 210 6.2.a Scheme #4 RL Main - Accent - Front Door - Cobble Brown Rookwood Clay Black Bean SW6082 SW2823 SW6006 Scheme #5 Trim/Gutters - Traditional Cream Main - Accent- Front Door - Trim/Gutters - Rare Gray Thunderous Andiron Traditional SW6199 SW6201 SW6174 Cream Scheme #6 Main - Accent - Front Door - Trim/Gutters - Suitable Brown Gray Area Tricorn Black Traditional SW7054 SW7052 SW6258 CreaEn Scheme #7 Main - Accent - Front Door - Eclipse Svelte Sage Andiron SW6166 SW6164 SW6174 Trim/Gutters - Traditional Cream " { to CN Eldorado - Nationwide �, -v r N Mountain Ledge Panels Silverton a� tY E a 0 a as lY R U) X W r C d E t a Packet Pg. 211 6.2.a Sample Homes Scheme #1 - Virtual Taupe Scheme #3 - Portobello Scheme #2 - Adaptive Shade Scheme #4 - Cobble Brown ,7 GUN 9 ER a Packet Pg. 212 6.2.a Scheme #5 - Rare Gray Scheme #6 - Suitable Brown Scheme #7 - Eclipse Packet Pg. 213 GENERALNOTES The General Contractor is to provide subgrades 4" below hard surfaces plus/minus.1 foot. All rough grading shall be positive, draining away from all structures. All stones larger than %5" diameter shall be removed from the growing medium Topsoil shall be placed of a minimum depth of 4" in all bed areas. Topsoil shall be filled into the existing subgrade to eliminate soil interface problems. All bed areas to receive 2" of fine ground fir or hemlock bark, composition mulches are not an acceptable alternative. Trees and shrubs are to be planted at a depth 3/4" higher than the level that they were grown in the nursery. Bark mulch is not to be placed above the roof crown. All plants shall of least conform to the minimum standard established by the American Association of Nurserymen. Substitutions are strongly discouraged, If plant availability is a problem, contact the Landscape Architect for sources or acceptable alternatives. If the site work is different than shown on the Landscape Plan, or poor soils and debris are discovered, requiring changes to the Landscape Plan, contact the Landscape Architect for instruction. - The Landscape Contractor is responsible for maintaining the landscape during installation, until final acceptance by the owner's representative. The Landscape Contractor shall warranty all materials and workmanship for a period of one year, from the lime of final acceptance. During the warranty period, the Landscape Contractor will not be responsible for plant death caused by unusual climatic conditions, vandalism, theft, fire, or poor maintenance practices, The Landscape Architect shall have sole authority to determine the cause of death. Plant counts provided are estimates only. contractor is responsible for calculating all final area and counts. IRRIGATION ASSESSMENT ALL PROPOSED PLANTS ARE NATIVE OR NATURALIZED TO THE PACIFIC NORTHWEST AND ARE DROUGHT TOLERANT. NO IRRIGATION IS NECESSARY, SW 1/4, SEC. 31, T. 27 N., R.04 E., W.M. SNOHOMISH COUNTY, WASHINGTON N 0'07'04' W_ IJ0.01____ ----^---- I I I I . i I I I CLEARING I LIMITS LINE I I I a< ass _ r _ II - - i' i � -+• II -4 8 EXISTING - I II rl If� TREES TO If BE REMOVED -I, I / --- I I } Y�. f I •7r $ It- f` 1 r I �? 3 9� I II - h l 1 II BSBL LE . II I Ii 1 A V F• � I I � ; 2 J 10 I. I' I. I I- � 1 PP I- r • !- .+' �a frlyd -"�._. _, � roar I1J I • I l III I I _ 11 I I I 1 f ,62 fir•. It. • F I II I y t ffl or s/w R -- - - 1�»� ?4TH STREET IN 0 20' 40' ATTACHMENT #5 { -7-7 c ° ORIGIN =,,:Mee xsnz DESIGN GROUF V 1031185TH AVE NE i r.raep SNOHOMISH, WA 98290 +i �.+• s 4 TEL 425,346.1905 N VICINITY MAP STATE: OF 4; NTS WASHINGTON U LICENSED 3 L. LANDSCAPE ARCHITECT 4a KRYSTAL LO W E O LICENCE NO; 1206 V O RLVISIONs: 4a # DESCRIPTION DATE Ci 1 TREE SPACING 6-14-17 .y O Q O Q .y C cC v Q. a a N L FF— CO) F_ CN W W N IN A N t v Q I IIL\W NIl+ I rT>_r_ LANDSCAPE PLAN O Q APPLICANT MIETZNER BROTHERS PROPERTIES, LLC CIO a+ 11611 AIRPORT RD, SUITE B-1 EVERETT, WA 98204 DRAN'ING1Nr0i,vmATON W COG PROJECT #. 17-151 DRAWN BY KL CHECKED BY KL DAT H, G MARCH 15, 2017 SrICFT NO. OF 3 Packet Pg. 214 6.2.a SW 1/4, SEC. 31, T. 27 N., R.04 E., W.M. SNOHOMISH COUNTY, WASHINGTON LANDSCAPE PLANTING SCHEDULE TREES SYMBOL Cry BOTANICAL/COMMON NAME JUE CONDITION (�! 20 Tsuga mert.:nsiano / MOUNTAIN HEMLOCK 6' MIN. HT . AS AS 20' O.0 OR SHOO WN ,4 f { k 17 Chamaecyparis r4 "Pendulo" / WEEPING ALASKA CEDAR 6' MIN, HT B&B, / 20' O,G OR AS SHOWN 5 Acer clr,in,lum / VINE MAPLE 6" MIN, HT, MULTI STEM, B&B, / SPACING AS SHOWN • 3 Froxinus pennsylvanica 'Summit' / SUMMIT ASH 1,5" CAL B&B. / 30" QC, OR AS SHOWN O O 10 Thujo occidenlolis 'Smorgoord' / EMERALD GREEN ARBORVITAE 6" MIN, HT. B&B SPACING AS SHO SHRUBS SYMBOL ON 1IMANICAL / COMMON NAME SIZE CONDITION G) 69 Cornus olbo 'Eleganlissimo' / TATARIAN DOGWOOD 18" MIN HT CON. GRWN, 4^ O.C. 23 Palystichum munilum / SWORD FERN 18" MIN. HT, CON, GRWN, 5" O.C. py*r S{ 25 Leucothoe fonlnnesiana 'Zeblid" / SCARLETTA FETTERBUSH 18" MIN, HT, CON. GRWN, 4' 0C. ® 9 Ceanolhus thyrsiflorus / CALIFORNIA LILAC 18" MIN, HT CON. GRWN, 5" O.C. 34 Misconlhus sinensis "Morning Light' / SILVER MAIDEN GRASS 18" MIN. HE, CON. GRWN., 5' O.C. 0 29 Mahonia ngoif.liom / OREGON GRAPE IB" MIN. HT. CON. GRWN., 3' 0.C. (D 4 Snrcacocco ruscifolio / SWEET BOX I " MIN. HT. CON. GRWN., 3" O.C. 37 Nondino domeslica 'Gulf Streom' / GULF STREAM HEAVENLY BAMBOO I8"' MIN HT. CON, GRWN„ 3' O.C. m 14 Prunus laurocerasus 'Olio Luyken'•./ 'OTTO LUYKEN' LAUREL ^ 18" Mft HT. CON. GRWN„ 3' 0.C. 0 10 Berberis lhunbergii 'Crimson Pygmy' / DWARF BARBERRY 1 GALLON CON, GRWN„ 2' O.C. 1f Carex buchananii / LEATHERLEAF SEDGE ^ 18" MIN, H7 CON, GRWN, 3' O.C. Q 11 Lovandulo ongustifolio 'Munsteod' / MUNSTEAD LAVENDER ^ 1 GALLON CON. GRWN., 3" O.C. 0 13 Sp7roeo X q 'Anthony Waterer' / ANTHOOY WATERER SPIREA 18" MIN. H7 CON, GRWN„ 3" 0.C, 39 Hasla / HOSTA 1 GALLON CON_ GRWN., 2" O.C. GROUND COVER SYMBOL OIY BOTANICAL/COMMON NAME SIZE CONDITION Arctosyaphylos uvo—ursi / KINNIKINN)CK 4" POTS CON. GRWN, 24" OC ' Goultheria shollon / SALAL 4" POTS CON, GRWN„ 24" O,C. ® ' Liriope muscori / LILY TURF 4" POTS CON GRWN., 24" O.C. NOTE: ALL PLANTS ARE NATIVE OR NATURALIZED TO THE PACIFIC NORTHWEST AND ARE DROUGHT TOLERANT. SOURCE: WSU EXTENTION—DROUHT TOLERANT LANDSCAPING FOR WASHINGTON STATE MULCH • COBBLE 3"-5" N a 21 aa' <z7> ORIGIN DESIGN GROUP 1031185-- AV- ,E SNOHOMISH, WA 98290 TEL:42534F0905 STATE OF WASHINGTON LICENSED LAND CAjyWHITECT xR y%ALLOWE LICENCE NO. 1206 REVI SIJNS s 1 TREE SPACING OKAWINGHTLL LANDSCAPE PLAN APFI-ICAN I y� Y MIETZNER BROTHERS PROPERTIES, LLC 11611 AIRPORT RD. SUITE B-1 EVERETT. WA 98204 DRAWING INFORMATION ODG PROJECT A 17-151 ` DRAWN BY KL CHECKED BY KL DATE MARCH 15, 2017 SYICET NO I L-2 4 OF 3 Packet Pg. 215 6.2.a f 1 TREE GUYING 3 SCALE:NTS BACKFLL WITH INI51 SOIL IF UNSUM SOIL IS FOUND, CONS LANDSCAPE ARCHIT FINISH OR NOTE: DRIVE STAKES UNTIL FIRM IN GROUND TO SUPPORT TREE f s� TREE PLANTING / STAKING 3. SCALE:NTS SW 1/4, SEC. 31, T. 27 N., R.04 E., W.M. SNOHOMISH COUNTY, WASHINGTON GAUGE HOSE INSTALL I" ABOVE CONTAINER DEPTH TS L SPACED PLACE 2" LAYER OF SPECIFIED MULCH OVER PLANTING BED lF MULCH LAC FILL PLANTING - E PT WITH SPECIFIED MIX OF NATIVE AND IMPORTED SOIL ICCUR MOUND CENTER PROVIDE OF PLANTING PIT :I RCLE COMPACT TO SUBGRADE DENSITY CHAINLOCK TREE TIE . BVC ROUND STAKES SET ITS2IDE ROOTBALL EMOVE AFTER ONE YEAR-) RK MULCH 2" DEPTH 'EP CLEAR OF TRUNK BASE I BERM/WATER BASIN T AND REMOVE TWINE 'D BURLAP FROM TOP 'D SIDES OF ROOTBALL. EMOVE ALL WIRE SKETS.) MPACTED NATIVE SOIL 1.5 D REMOVE UNTREATED BURLAP FROM TIP 1/3 OF ROOTBALL REMOVE TREATED BURLAP Reothefl OR WIRE BASKETS COMPLETELY. CONTAINER PLANTS —SCORE ROOTBAUS IN 3 PLACES TO 1/2' DEPTH Mo TOp OHkSSINO PERDLlatiR. $EI SPECIFICATION - PROVIDE WATER SAUCER. FINISH GRADE OF SOIL PLANT TAW. AUAwm ACCORDING TO MANUFACTURRRS SPECIFICATIONS NOTE: DETAIL APPLIES TO TREES, SHRUBS AND GROUNDCOVER PLANTINGS. SHRUB PLANTING 3 SCALE: NIS & BOARD FENCE 4 ) 3 SCALE:NTS SIMPLE CAP AT END RUNS AND CORNERS ONLY 4 X 4 POST, B' OX TYP. 1 X 4 BOARDS 2 X 4 BOTTOM AND TOP RAILS, ONE SIDE 2" CLEARANCE, MIN. FINISH GRADE co ORIGIN DESIGN GROUP 1031 185TH AVE NE SNOHOMISH, WA 98290 TEL: 425.346.1905 STATE OF WASHINGTON LICENSED LANGSCAPEARCI 111 r— rrr� KRYSTAL LO W E LICENCE NQ 1206 REV15ION55 5 DESCRIPTION TREESPACING DRAWING TITLE LANDSCAPE PLAN APPLICA'VT MIETZNER BROTHERS PROPERTIES, LLC 11611 AIRPORT RD, SUITE B-1 EVERETT, WA 98204 DRAWING INFORMATION ODG PROJECT*. 17-151 DRAWN BY KL CHECKED BY: KL DATE: MARCH 15, 2017 L O- L-3 OF 3 iPg. 216 ATTA 'ITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. ❑ Building Project Number: PLN20170017 Applicant's Name: MIETZNER BROTHERS PROPERTIES, LLC Property Location: 8609 8611 + 861S 24eH ST SW Date Application Received: 3-21-17 Date Application Routed:-3-22-17 Zoning:_ RM-2.4 Project Description:_ 11 MULTIFAMILY TOWNHOME UNITS WITH 2 PARKING SPACES EACH UNIT. If you have any questions or need clarification on this project, please contact: Responsible Staff. BRAD SHIPLEY Ext. 1367 Name of Ind Title: dual Submitting Comments: ADate: S ❑ 1 have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT; so I have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. 1 have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT so 1 have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): X W The following conditions should be attached to this permit to ensure compliance with the c requirements of this department (please attach memo if additional space is needed): E a Packet Pg. 217 6.2.a >>! ED.11 V PARTL�ti,�- March 30, 2017 CITY OF EDMONDS DEPARTMENT OF FIRE PREVENTION MEMORANDUM To: Brad Shipley, Associate Planner From: Kevin Zweber, Fire Marshal Re: Plan Check: PLN2017017 Address: 8609 244t" ST SW, Edmonds Project: 11 Unit residential project After review of the preliminary plans for the above project, it was found that the following will be required: 1. Adequate fire flow — IFC Appendix B. 2. Adequate fire hydrant spacing — IFC Appendix C. 3. Fire Access — IFC 503 (fire lane standard) including fire turn -around. Additional items specific to the building plan submittal. Kevin Zweber Deputy Chief — Fire Marshal City of Edmonds, Department of Fire Prevention Packet Pg. 218 CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. Asuilding Project Number PLN20170017 Applicant's Name: MIETZNER BROTHERS PROPERTIES, LLC Property Location: 8609 8611 + 8615 244 H ST SW Date Application Received: 3-21-17 Date Application Routed: 3-22-17 Zoning: RM-2.4 Project Description: 11 MULTIFAMILY / TOWNHOME UNITS WITH 2 PARKING SPACES EACH UNIT. If you have any questions or need clarification on this project, please contact: Responsible Staff: BRAD SHIPLEY Ext. 1367 Name of Individual Submitting Comments: Title: . I have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT so I have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Date: ❑ 1 have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT. so 1 have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Packet Pg. 219 6.2.a Date: To: From: Subject: MEMORANDUM May 16, 2017 Brad Shipley, Associate Planner Jeanie McConnell, Engineering Program Manager PLN20170017 — Design Review for 11-Unit Development Mietzner Brothers Properties — 8609 244t' St SW The comments provided below are based upon review of the application and documents submitted with the design review application for the subject property. Additional information is requested from the applicant at this time. Please ask the applicant to respond to the following. FRONTAGE IMPROVEMENTS 1. An existing sidewalk has been shown along the frontage of the property, however, it is unclear where existing driveway approaches are located. Please show existing approaches as "to be removed" and indicate the requirement to construct a new driveway approach. STORMWATER Background This is classified as a Category 2 Small Site because it proposes impervious area exceeding 5,000 SF. Category 2 Small Site Projects are subject to Small Site Minimum Requirements 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, and 11. Project Feasibility The project is not considered to be technically feasible due to the proposed storm drainage design. Q 1) The City of Edmonds requires the use of the Puget East 36 rainfall in the WWHM model. c The drainage report uses the Everett rain gage. The proposed detention facility will likely enlarge. 2) The subject parcel is part of tho Edmonds Way basin. The project proposes discharging to the MS4 in 244" St SW. This proposed discharge is to Lake Ballinger_ As such it does not preserve the natural drainage path specified by MR #4. Lake Ballinger is a 303(d) water body and experiences flooding. Lake Ballinger cannot accept additional discharge. The w drainage report does correctly identify the natural drainage path to the north. m E City of Edmonds a Packet Pg. 220 6.2.a 3) Detention may not be feasible as discharge to the north as multiple drainage easements will be required. 4) Infiltration is feasible according to the gcotechnical report. Design infiltration rates are provided for permeable pavements and infiltration trenches. Thank you. a Packet Pg. 221 6.2.a CA INSIGHT ENGINEERING CO. May 18, 2017 Jeanie McConnell, Engineering Program Manager The City of Edmonds 121 5th Ave N Edmonds, WA 98020 Re: PLN20170017 — Design Review for 11-Unit Development Mietzner Brothers Properties — 8609 244t' St SW IECO No. 16-0800 Dear Ms. McConnell, The project referenced above is revised in response to the review comments dated May 16, 2017. Based upon the review comments regarding the discharge points of the proposed project, the proposed redesign incorporates infiltration to fully infiltrate the runoff from the site by the means of permeable pavement. Flow control, water quality and onsite stormwater management requirements will be met by providing infiltration through the permeable pavement, subsequent aggregate and underlaying soil layers. The permeable pavement was designed in accordance with the geotechnical engineer's recommendations. The infiltration rate that was recommended by the geotechnical engineer was 0.25 iph. The pavement section recommended by the geotechnical engineer is a 4" layer of porous pavement, a 4"layer of 5/8" crushed rock base and a 10" layer of 2-1/2" crushed rock. Our design will incorporate an additional 2" of 2- 1/2" crushed rock to provide additional storage. The runoff from the roof will be connected to the gravel subbase to infiltrate underneath the permeable. The proposed project will no longer divert the basin runoff. The overflow for the infiltration trench will be connected to a dispersion trench to flow north to continue the natural drainage path of the site. The WWHM analysis uses the Puget East 36 rainfall data. Refer to the following pages for the WWHM report. Please feel free to contact the with any questions or comments you may have. Sincerely, `o n Brian Kalab PE, Project Manager x w c m E PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Q Packet Pg. 222 6.2.a Total Site Area = 0.90Acres Total Area Included in the Analysis = 0.68 Acres The area included in the analysis will be the area where the new impervious is proposed. From the Soil Conservation Service Map of Snohomish County, the majority of the site contains Error! Reference source not found.. Existing Basin Summary Existing Basin = 0.68 Acres Total area included in the analysis =0.68 Acres Entire existing basin was modeled as forested areas. Refer to the Existing Basin Map and the following pages for more details. Developed Basin Summary Developed Basin = 0.68 Acres Total area included in the analysis =0.68 Acres Refer to the Developed Basin Map for representation. Impervious: Roof Area = 0.44 Acres (19,117 SF) Sidewalk = 0.02 Acres (566 SF) Road (Permeable Paving) = 0.22 Acres ( 9,737 SF) Total Existing Impervious = 0.68 Acres (29,420 SF) X W r C d E t PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Q Packet Pg. 223 6.2.a WWHM2012 PROJECT REPORT Project Name: 244th St Perm Pav Site Name: 244th St Site Address: 8609 244th SW City : Edmonds Report Date: 5/18/2017 MGS Regoin Puget East Data Start 1901/10/1 Data End : 2058/09/30 DOT Data Number: 03 Version Date: 2016/02/25 Version : 4.2.12 Low Flow Threshold for POC 1 : 50 Percent of the 2 Year High Flow Threshold for POC 1: 50 year PREDEVELOPED LAND USE Name : Ex Bypass: No GroundWater: No Pervious Land Use acre C, Forest, Flat .68 Pervious Total 0.68 Impervious Land Use acre Impervious Total 0 Basin Total 0.68 Element Flows To: Surface Interflow MITIGATED LAND USE Name : Permeable Pavement Pavement Area: 0.2237 ft. Pavement Length: 406.00 ft. Pavement Width: 24.00 ft. Groundwater PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net a Packet Pg. 224 6.2.a Pavement slope 1: 0.02 To 1 Pavement thickness: 0.33 Pour Space of Pavement: 0.3 Material thickness of second layer: 1.33 Pour Space of material for second layer: 0.4 Material thickness of third layer: 0 Pour Space of material for third layer: 0 Infiltration On Infiltration rate: 0.25 Infiltration safety factor: 1 Wetted surface area On Total Volume Infiltrated (ac-ft.): 250.939 Total Volume Through Riser (ac-ft.): 0 Total Volume Through Facility (ac-ft.): 250.939 Percent Infiltrated: 100 Total Precip Applied to Facility: 0 Total Evap From Facility: 8.357 Element Flows To: Outlet 1 Outlet 2 Permeable Pavement Hydraulic Table W Sta e(feet Area(ac.) Volume(ac-£t.) Dischar a cfs Infilt cfs 0.0000 0.223 0.000 0.000 0.000 0.0162 0.223 0.001 0.000 0.056 Q 0.0324 0.223 0.002 0.000 0.056 t 0.0487 0.223 0.004 0.000 0.056 F- 0.0649 0.223 0.005 0.000 0.056 M 0.0811 0.223 0.007 0.000 0.056 to 0.0973 0.223 0.008 0.000 0.056 N 0.1136 0.223 0.010 0.000 0.056 N 0.1298 0.223 0.011 0.000 0.056 C 0.1460 0.223 0.013 0.000 0.056 2 0.1622 0.223 0.014 0.000 0.056 N T 0.1784 0.223 0.016 0.000 0.056 4) 0.1947 0.223 0.017 0.000 0.056 0.2109 0.223 0.018 0.000 0.056 0.2271 0.223 0.020 0.000 0.056 0.2433 0.223 0.021 0.000 0.056 E 0.2596 0.223 0.023 0.000 0.056 0 0.2758 0.223 0.024 0.000 0.056 Q 0.2920 0.223 0.026 0.000 0.056 + 0.3082 0.223 0.027 0.000 0.056 - 0.3244 0.223 0.029 0.000 0.056 Q 0.3407 0.223 0.030 0.000 0.056 0.3569 0.223 0.031 0.000 0.056 0.3731 0.223 0.033 0.000 0.056 0.3893 0.223 0.034 0.000 0.056 0.4056 0.223 0.036 0.000 0.056 0.4218 0.223 0.037 0.000 0.056 K W 0.4380 0.223 0.039 0.000 0.056 0.4542 0.223 0.040 0.000 0.056 E t PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Q Packet Pg. 225 6.2.a 0.4704 0.223 0.042 0.000 0.056 0.4867 0.223 0.043 0.000 0.056 0.5029 0.223 0.045 0.000 0.056 0.5191 0.223 0.046 0.000 0.056 0.5353 0.223 0.047 0.000 0.056 0.5516 0.223 0.049 0.000 0.056 0.5678 0.223 0.050 0.000 0.056 0.5840 0.223 0.052 0.000 0.056 0.6002 0.223 0.053 0.000 0.056 0.6164 0.223 0.055 0.000 0.056 0.6327 0.223 0.056 0.000 0.056 0.6489 0.223 0.058 0.000 0.056 0.6651 0.223 0.059 0.000 0.056 0.6813 0.223 0.061 0.000 0.056 0.6976 0.223 0.062 0.000 0.056 0.7138 0.223 0.063 0.000 0.056 0.7300 0.223 0.065 0.000 0.056 0.7462 0.223 0.066 0.000 0.056 0.7624 0.223 0.068 0.000 0.056 0.7787 0.223 0.069 0.000 0.056 0.7949 0.223 0.071 0.000 0.056 0.8111 0.223 0.072 0.000 0.056 0.8273 0.223 0.074 0.000 0.056 0.8436 0.223 0.075 0.000 0.056 0.8598 0.223 0.076 0.000 0.056 0.8760 0.223 0.078 0.000 0.056 0.8922 0.223 0.079 0.000 0.056 0.9084 0.223 0.081 0.000 0.056 0.9247 0.223 0.082 0.000 0.056 0.9409 0.223 0.084 0.000 0.056 0.9571 0.223 0.085 0.000 0.056 0.9733 0.223 0.087 0.000 0.056 0.9896 0.223 0.088 0.000 0.056 1.0058 0.223 0.090 0.000 0.056 1.0220 0.223 0.091 0.000 0.056 1.0382 0.223 0.092 0.000 0.056 1.0544 0.223 0.094 0.000 0.056 1.0707 0.223 0.095 0.000 0.056 1.0869 0.223 0.097 0.000 0.056 1.1031 0.223 0.098 0.000 0.056 1.1193 0.223 0.100 0.000 0.056 1.1356 0.223 0.101 0.000 0.056 1.1518 0.223 0.103 0.000 0.056 1.1680 0.223 0.104 0.000 0.056 1.1842 0.223 0.106 0.000 0.056 1.2004 0.223 0.107 0.000 0.056 1.2167 0.223 0.108 0.000 0.056 1.2329 0.223 0.110 0.000 0.056 1.2491 0.223 0.111 0.000 0.056 1.2653 0.223 0.113 0.000 0.056 1.2816 0.223 0.114 0.000 0.056 1.2978 0.223 0.116 0.000 0.056 1.3140 0.223 0.117 0.000 0.056 1.3302 0.223 0.118 0.000 0.056 1.3464 0.223 0.119 0.000 0.056 1.3627 0.223 0.120 0.000 0.056 PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Packet Pg. 226 6.2.a 1.3789 0.223 0.121 0.000 0.056 1.3951 0.223 0.123 0.000 0.056 1.4113 0.223 0.124 0.000 0.056 1.4276 0.223 0.125 0.000 0.056 1.4438 0.223 0.126 0.000 0.056 1.4600 0.223 0.127 0.000 0.056 Name : Roof Bypass: No Impervious Land Use acre ROOF TOPS FLAT LAT 0.44 Element Flows To: Outlet 1 Outlet 2 Permeable Pavement Name : Sidewalk Bypass: No Impervious Land Use acre DRIVEWAYS FLAT LAT 0.02 Element Flows To: Outlet 1 Outlet 2 Permeable Pavement ANALYSIS RESULTS Stream Protection Duration Predeveloped Landuse Totals for POC #1 Total Pervious Area:0.68 Total Impervious Area:O Mitigated Landuse Totals for POC #1 Total Pervious Area:O Total Impervious Area:0.683691 Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.011434 5 year 0.017667 PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net a Packet Pg. 227 6.2.a 10 year 0.021039 25 year 0.024462 50 year 0.026493 100 year 0.028162 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Stream Protection Duration Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predevelo ed Mitigated 1902 0.016 0.000 1903 0.006 0.000 1904 0.010 0.000 1905 0.007 0.000 1906 0.003 0.000 1907 0.018 0.000 1908 0.011 0.000 1909 0.012 0.000 1910 0.020 0.000 1911 0.010 0.000 1912 0.028 0.000 1913 0.017 0.000 1914 0.004 0.000 1915 0.006 0.000 1916 0.009 0.000 1917 0.005 0.000 1918 0.011 0.000 1919 0.008 0.000 1920 0.011 0.000 1921 0.011 0.000 1922 0.013 0.000 1923 0.008 0.000 1924 0.006 0.000 1925 0.006 0.000 1926 0.010 0.000 1927 0.013 0.000 1928 0.009 0.000 1929 0.018 0.000 1930 0.011 0.000 1931 0.011 0.000 1932 0.008 0.000 1933 0.009 0.000 1934 0.025 0.000 1935 0.009 0.000 1936 0.015 0.000 1937 0.012 0.000 1938 0.013 0.000 1939 0.001 0.000 PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Packet Pg. 228 6.2.a 1940 0.010 0.000 .N 1941 0.010 0.000 1942 0.015 0.000 t 1943 0.005 0.000 ca 1944 0.012 0.000 1945 0.011 0.000 3 1946 0.010 0.000 m 1947 0.007 0.000 1948 0.024 0.000 1949 0.019 0.000 ` 1950 0.010 c 0.000 1951 0.012 0.000 a� 1952 0.034 0.000 .r 1953 0.030 0.000 v 1954 0.009 0.000 r 1955 0.008 0.000 w c 1956 0.005 0.000 0 1957 0.013 0.000 O 1958 0.032 0.000 a 1959 0.019 0.000 1960 0.007 0.000 0 1961 0.020 0.000 0 0 1962 0.010 0.000 Q 1963 0.005 0.000 y 1964 0.007 0.000 1965 0.023 0.000 v 1966 0.004 0.000 1967 0.009 0.000 1968 0.012 0.000 Q a� 1969 0.008 0.000 1970 0.013 0.000 1971 0.025 0.000 CO) to 1972 0.016 0.000 N 1973 0.018 0.000 1974 0.010 0.000 N 1975 0.027 0.000 0 1976 0.012 0.000 y 1977 0.007 0.000 1978 0.023 0.000 1979 0.006 0.000 N 1980 0.011 0.000 c 1981 0.011 0.000 (D E 1982 0.008 0.000 v 1983 0.019 0.000 c�a 1984 0.005 0.000 Q 1985 0.011 0.000 + 1986 0.009 0.000 t 0 1987 0.019 0.000 0 1988 0.014 a� 0.000 w 1989 0.011 0.000 1990 0.014 0.000 U) 1991 0.010 0.000 1992 0.016 0.000 1993 0.013 0.000 W 1994 0.024 0.000 r 1995 0.006 0.000 aa) E t PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Q Packet Pg. 229 6.2.a 1996 0.026 0.000 .N 1997 0.012 0.000 1998 0.012 0.000 O t 1999 0.001 0.000 c� 2000 0.009 0.000 2001 0.006 0.000 3 2002 0.014 0.000 a� 2003 0.013 0.000 2004 0.013 0.000 2005 0.014 0.000 2006 0.008 0.000 2007 0.009 0.000 a� 2008 0.012 0.000 2009 0.008 .r 0.000 2010 0.006 0.000 r 2011 0.008 0.000 2012 0.010 0.000 O v 2013 0.009 0.000 0 2014 0.006 0.000 a 2015 0.017 0.000 2016 0.003 0.000 0 2017 0.019 0.000 O O 2018 0.032 0.000 Q 2019 0.034 0.000 y 2020 0.010 0.000 2021 0.016 0.000 v 2022 0.006 0.000 Q 2023 0.013 0.000 2024 0.024 0.000 Q a� 2025 0.010 0.000 2026 0.018 0.000 2027 0.008 0.000 CO) 2028 0.004 0.000 N 2029 0.013 0.000 `- 2030 0.025 0.000 c� 2031 0.007 0.000 C 2032 0.006 0.000 N 2033 0.006 0.000 > 2034 0.007 0.000 a) 2035 0.028 0.000 N 2036 0.015 0.000 c 2037 0.003 0.000 O E 2038 0.014 0.000 t 2039 0.001 0.000 w 2040 0.005 0.000 Q 2041 0.008 0.000 + 2042 0.029 0.000 t O 2043 0.013 0.000 2044 0.018 0.000 w 2045 0.011 0.000 2046 0.013 0.000 2047 0.008 0.000 2048 0.011 0.000 2049 0.010 0.000 W 2050 0.007 0.000 r 2051 0.012 0.000 m E t PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 # Email:info@insightengineering.net Q Packet Pg. 230 6.2.a 2052 0.007 0.000 .y 2053 0.012 0.000 2054 0.014 0.000 0 t 2055 0.005 0.000 2056 0.004 0.000 2057 0.008 0.000 3 2058 0.009 0.000 0 c Stream Protection Duration T ` Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 0 1 0.0338 0.0000 0 2 0.0336 0.0000 v 3 0.0317 0.0000 4 0.0316 0.0000 0 c 5 0.0301 0.0000 0 v 6 0.0288 0.0000 O 7 0.0285 0.0000 a 8 0.0280 0.0000 9 0.0265 0.0000 0 10 0.0262 0.0000 0 O 11 0.0254 0.0000 Q 12 0.0250 0.0000 y 13 0.0247 0.0000 14 0.0245 0.0000 w v 15 0.0236 0.0000 16 0.0236 0.0000 Q 17 0.0233 0.0000 18 0.0228 0 0.0000 19 0.0197 0.0000 20 0.0197 0.0000 M 21 0.0194 0.0000 T 22 0.0192 N 0.0000 23 0.0187 0.0000 c� 24 0.0187 0.0000 a 0 25 0.0186 0.0000 y 26 0.0184 0.0000 27 0.0180 0.0000 28 0.0180 0.0000 N 29 0.0178 0.0000 c 30 0.0177 0.0000 0 E 31 0.0173 0.0000 v 32 0.0173 0.0000 c�v 33 0.0163 0.0000 Q 34 0.0162 0.0000 + 35 0.0161 0.0000 r- O 36 0.0155 0.0000 37 0.0151 0.0000 w 38 0.0150 0.0000 39 0.0145 0.0000 *' 40 0.0145 0.0000 41 0.0144 0.0000 42 0.0142 0.0000 W 43 0.0142 0.0000 44 0.0140 0.0000 0 E t PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Q Packet Pg. 231 6.2.a 45 0.0139 0.0000 .N 46 0.0134 0.0000 47 0.0132 0.0000 t 48 0.0131 0.0000 c� 49 0.0131 0.0000 50 0.0130 0.0000 51 0.0129 0.0000 3 m 52 0.0128 0.0000 53 0.0128 0.0000 54 0.0127 0.0000 55 0.0126 0.0000 a0i 56 0.0125 0.0000 57 0.0125 0.0000 58 0.0124 .r 0.0000 3 59 0.0124 0.0000 60 0.0124 0.0000 y c 61 0.0122 0.0000 0 v 62 0.0122 0.0000 0 63 0.0122 r 0.0000 a 64 0.0119 0.0000 65 0.0117 0.0000 0 66 0.0117 0.0000 a 0 67 0.0117 0.0000 Q 68 0.0115 0.0000 to 69 0.0114 0.0000 70 0.0113 0.0000 v 71 0.0112 0.0000 - 72 0.0112 0.0000 73 0.0112 0.0000 Q 74 0.0112 0.0000 t 75 0.0111 0.0000 76 0.0111 0.0000 CO) 77 0.0110 0.0000 T- 78 0.0109 0.0000 N 79 0.0109 0.0000 N 80 0.0108 0.0000 0 81 0.0106 0.0000 N 82 0.0105 0.0000 > 83 0.0105 0.0000 a) 84 0.0104 0.0000 N 85 0.0104 0.0000 c 86 0.0103 0.0000• 0 t 87 0.0103 0.0000 88 0.0102 0.0000 w 89 0.0102 0.0000 Q 90 0.0102 0.0000 + 91 0.0101 0.0000 t 0 92 0.0100 0.0000 0 93 0.0100 0.0000 w 94 0.0099 0.0000 9� 0.0099 0.0000 96 0.0095 0.0000 97 0.0094 0.0000 98 0.0094 0.0000 K W 99 0.0093 0.0000 100 0.0091 0.0000 m E t PO Box 1478 + Everett, WA 98206 + Phone: (425) 303-9363 Fax: (425) 303-9362 + Email:info@insightengineering.net Q Packet Pg. 232 6.2.a 101 0.0091 0.0000 .N 102 0.0091 0.0000 103 0.0088 0.0000 O t 104 0.0087 0.0000 c� 105 0.0086 0.0000 106 0.0085 0.0000 3 107 0.0083 0.0000 a� 108 0.0082 0.0000 109 0.0082 0.0000 110 0.0082 0.0000 111 0.0082 0.0000 112 0.0081 0.0000 a� 113 0.0081 0.0000 .r 114 0.0078 0.0000 v 115 0.0077 0.0000 r 116 0.0077 0.0000 y c 117 0.0077 0.0000 O 118 0.0075 0.0000 0 119 0.0075 0.0000 a 120 0.0074 0.0000 121 0.0072 0.0000 O 122 0.0071 0.0000 O O 123 0.0070 0.0000 Q 124 0.0069 0.0000 y 125 0.0069 0.0000 126 0.0068 0.0000 v 127 0.0067 0.0000 128 0.0065 0.0000 129 0.0063 0.0000 Q 130 0.0062 a� 0.0000 131 0.0061 0.0000 132 0.0060 0.0000 CO) to 133 0.0059 0.0000 134 0.0058 N 0.0000 `- 135 0.0056 0.0000 c� 136 0.0056 0.0000 C 137 0.0056 O 0.0000 y 138 0.0055 0.0000 139 0.0055 0.0000 140 0.0055 0.0000 141 0.0054 0.0000 c 142 0.0053 0.0000 (D E 143 0.0051 0.0000 v 144 0.0049 0.0000 ca 145 0.0048 0.0000 Q 146 0.0047 0.0000 + 147 0.0045 0.0000 t O 148 0.0045 0.0000 149 0.0042 0.0000 w 150 0.0040 0.0000 151 0.0039 0.0000 U) 152 0.0032 0.0000 153 0.0028 0.0000 154 0.0026 0.0000 W 155 0.0013 0.0000 r 156 0.0008 0.0000 m E t PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Q Packet Pg. 233 6.2.a 157 0.0006 Stream Protection Duration POC #1 The Facility PASSED The Facility PASSED. Flow(cfs) Predev Mit Percentage Pass/Fail 0.0057 54379 0 0 Pass 0.0059 50140 0 0 Pass 0.0061 46193 0 0 Pass 0.0063 42741 0 0 Pass 0.0066 39581 0 0 Pass 0.0068 36713 0 0 Pass 0.0070 34098 0 0 Pass 0.0072 31742 0 0 Pass 0.0074 29689 0 0 Pass 0.0076 27767 0 0 Pass 0.0078 25907 0 0 Pass 0.0080 24195 0 0 Pass 0.0082 22609 0 0 Pass 0.0084 21073 0 0 Pass 0.0087 19636 0 0 Pass 0.0089 18326 0 0 Pass 0.0091 17121 0 0 Pass 0.0093 16064 0 0 Pass 0.0095 15051 0 0 Pass 0.0097 14071 0 0 Pass 0.0099 13152 0 0 Pass 0.0101 12326 0 0 Pass 0.0103 11533 0 0 Pass 0.0105 10861 0 0 Pass 0.0108 10245 0 0 Pass 0.0110 9694 0 0 Pass 0.0112 9204 0 0 Pass 0.0114 8648 0 0 Pass 0.0116 8208 0 0 Pass 0.0118 7757 0 0 Pass 0.0120 7349 0 0 Pass 0.0122 6991 0 0 Pass 0.0124 6617 0 0 Pass 0.0126 6309 0 0 Pass 0.0129 6000 0 0 Pass 0.0131 5731 0 0 Pass 0.0133 5457 0 0 Pass 0.0135 5213 0 0 Pass 0.0137 4983 0 0 Pass 0.0139 4765 0 0 Pass 0.0141 4548 0 0 Pass 0.0143 4340 0 0 Pass 0.0145 4136 0 0 Pass 0.0147 3947 0 0 Pass 0.0150 3793 0 0 Pass 0.0152 3649 0 0 Pass PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net Packet Pg. 234 6.2.a 0.0154 3508 0 0 Pass 0.0156 3374 0 ❑ Pass 0.0158 3275 0 0 Pass 0.0160 3167 0 0 Pass 0.0162 3073 0 0 Pass 0.0164 2983 0 0 Pass 0.0166 2898 0 0 Pass 0.0168 2807 0 0 Pass 0.0170 2718 0 0 Pass 0.0173 2619 0 0 Pass 0.0175 2521 0 0 Pass 0.0177 2426 0 0 Pass 0.0179 2317 0 0 Pass 0.0181 2217 0 0 Pass 0.0183 2129 0 0 Pass 0.0185 2027 0 0 Pass 0.0187 1961 0 0 Pass 0.0189 1898 0 0 Pass 0.0191 1833 0 0 Pass 0.0194 1764 0 0 Pass 0.0196 1691 0 0 Pass 0.0198 1636 0 0 Pass 0.0200 1575 0 0 Pass 0.0202 1510 0 0 Pass 0.0204 1456 0 0 Pass 0.0206 1397 0 0 Pass 0.0208 1338 0 0 Pass 0.0210 1278 0 0 Pass 0.0212 1221 0 0 Pass 0.0215 1173 0 0 Pass 0.0217 1126 0 0 Pass 0.0219 1082 0 0 Pass 0.0221 1033 0 0 Pass 0.0223 987 0 0 Pass 0.0225 938 0 0 Pass 0.0227 904 0 0 Pass 0.0229 863 0 0 Pass 0.0231 812 0 0 Pass 0.0233 778 0 0 Pass 0.0236 742 0 0 Pass 0.0238 703 0 0 Pass 0.0240 657 0 0 Pass 0.0242 616 0 0 Pass 0.0244 584 0 0 Pass 0.0246 547 0 0 Pass 0.0248 507 0 0 Pass 0.0250 460 0 0 Pass 0.0252 415 0 0 Pass 0.0254 387 0 0 Pass 0.0257 360 0 0 Pass 0.0259 339 .0 0 Pass 0.0261 303 0 0 Pass 0.0263 286 0 0 Pass 0.0265 266 0 0 Pass PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email: info@insightengineering-net Packet Pg. 235 6.2.a Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0 acre-feet On-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. Off-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. LID Report LID Technique Used for Total Volumn Volumn Infiltration Cumulative Percent Water Quality Percent Comment Treatment? Needs Through Volumn Volumn Volumn Water Quality Treatment Facility (ac-ft.) Infiltration Infiltrated Treated (ac-ft) (ac-ft) Credit Permeable Pavement POC y 228.38 250.97 250.94 Y 99.99 250.94 99.99 Treat. Credit Total Volume Infiltrated 228.38 250.97 250.94 99.99 250.94 251 / 251 - 1OTreat. Credit - 1000 Compliance with LID Standard 8 Duration Analysis Result = Passed N Perind and Impind Changes a No changes have been made. v .Q a This program and accompanying documentation are provided 'as -is' without warranty of any kind. N The entire risk regarding the performance and results of this program is assumed by End User. L Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, ~ either expressed or implied, including but not limited to implied warranties of program and CO) accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any to damages whatsoever (including without limitation to damages for loss of business profits, loss of v business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized N representatives have been advised of the possibility of such damages. Software Copyright © by O Clear Creek Solutions, Inc. 2005-2017; All Rights Reserved. O .N N N C N E t V R Q t O N R X W r C d 1= t PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 0 Fax: (425) 303-9362 • Email:info@insightengineering.net Q Packet Pg. 236 6.2.a Y MEMORANDUM Date: June 5, 2017 To: Brad Shipley, Associate Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20170017 —Design Review for 11-Unit Development Mietzner Brothers Properties — 8609 244th St SW Engineering has reviewed the subject design review application. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Existing frontage improvements will need to be removed and replaced to comply with City standards and ADA requirements. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. Thank you. City of Edmonds a Packet Pg. 237 RECEl 6.2.a MAY cl 4 2011 RD Providing quality water, power and service at a competitive price thRAWAMT SERVICES COUNTER as a� May 18, 2017 Brad Shipley City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Dear Mr. Shipley: Reference Number: 8609, 8611 & 8615 244th Street, Edmonds District DR Number: 17-094 The District presently has sufficient electric system capacity to serve the proposed development. However, the existing District facilities in the local area may require upgrading. Existing PUD facilities and easements may need modifications or relocations at the developer's expense. Please note that electrical service to four houses west of the above - referenced property originates from the referenced property, and service must be maintained at the developer's expense. Any relocation, alteration or removal of District facilities to accommodate this project shall be at the expense of the project developer, and must be coordinated with the PUD in advance of final design. Please include any utility work in all applicable permits. Cost of any work, new or to upgrade, existing facilities that are required to connect this proposed development to the District electric system shall be in accordance with the applicable District policies. The District policy requires the developer to provide a 10-foot easement and an 8-foot clearance between any building/structures and transformers/switch cabinets upon its property for underground electrical facilities that must be installed to serve the proposed development. Please contact the District prior to design of the proposed project. For information about specific electric service requirements, please call the District's Plat Development Team at (425)783-4350. Sincerely, Mark A. Oens Senior Manager Planning, Engineering, & Technical Services Cc: Mietzner Brothers Properties, LLC a 1802 — 751h Street S.W. • Everett, WA • 98203 l Mailing Address: P.O. Box 1107 • Everett, WA • 98206-1107 425-783-4300 + Toll -free in Western Washington at 1-877-783-1000, ext. 4300 • www.snopud.com Packet Pg. 238 ATTACHM CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 o Fax: 425.771.0221 ■ Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION '4C. 1 %9" April 18, 2017 Brian Kalab Insight Engineering Co. P.O. Box 1478 Everett, WA 98206 Brian@insightengineering.net Subject: COMPLETE APPLICATION — DESIGN REVIEW FOR ELEVEN MULTI -FAMILY TOWNHOME UNITS (FILE NO. PLN20170017) Dear Mr. Kalab, Thank you for submitting the required documentation and application fees for the above - referenced permit; the application is complete in accordance with ECDC 20.02.002. As a result, the City will proceed with issuing public notice of the project per ECDC 20.03. As project review moves forward, additional information or clarification could be requested per ECDC 20.02.003. If you have any questions, please contact me at (425) 771-0220. Cc: Mike Mietzner Mietzner Brothers Properties, LLC 11611 Airport Rd, Suite B-1 Everett, WA 98204 Mikem@mietznergroup.com Packet Pg. 239 6.2.a Notice of Application and SEPA Determination File Number PLN20170017 NOTICE OF APPLICATION Description of Proposal: Application for design of eleven (11) new two-story detached single-family homes. Each unit will include an attached two car garage. General design review applications that trigger SEPA review are Type III-B decisions, which require a public hearing and decision by the Architectural Design Board (ADB). The site is located within the Multiple Residential (RM) zone. Name of Applicant: Mietzner Brothers Properties, LLC. Location: 8609/8611/8615-244"' St SW, Edmonds, WA File No.: PLN20170017 Date of Application: March 21, 2017 Date of Notice: May 2, 2017 Requested Permits: General Design Review Date of Completeness: April 18, 2017 Other Required Permits: Building Permit. Required Studies: Unknown. Existing Environmental Documents: Critical Areas Determination and Environmental Checklist. Comments on Proposal Due: May 17, 2017 (see public hearing information below). Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Mondays, Tuesdays, Thursdays and Fridays from 8:00 a.m. to 4:30 p.m., and Wednesdays from 8:30 a.m. to noon or online through the City's website at https://perinits.edmonds.wa.us/citizen. Search for permit PLN20170017. City Contact: Brad Shipley, (425) 771-0220, brad.shipley@edmondswa.gov *SEPA NOTICE ON REVERSE SIDE* a Packet Pg. 240 *NOTICE OF APPLICATION ON REVERSE SIDE* 6.2.a STATE ENVIRONMENTAL POLICY ACT (SEPA) NOTICE MITIGATED DETERMINATION OF NONSIGNIFICANCE Lead Agency: The City of Edmonds is SEPA lead agency for the proposed eleven (1 1) new two-story detached single-family homes at 8609/8611/8615-244"' St SW (File No. PLN20170017). SEPA Determination: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance (DNS) under WAC 197-11-340(2) for the above project. Date of Issuance: May 2, 2017 SEPA Comments: May 17, 2017 SEPA Appeal Deadline: June 1 2017 at 4:00 p.rn. Appeals must be filed in writing citing the specific reasons for appeal with the required fee to the City of Edmonds Planning Division, 121 — 5th Ave. N, Edmonds, WA 98020. x w c m E a Packet Pg. 241 6.2.a FILE NO.: PLN20170017 APPLICANT: Mietzner Brothers Properties, LLC. DECLARATION OF POSTING NOTICE OF APPLICATION AND SEPA DETERMINATION On the 30th day of April 2017, the attached Notice of Application and SEPA Determination was posted in compliance with ECDC 20.03.002 at the subject site of the above -referenced application. I, Brad Shipley, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 30th day of April, 2017 at Edmonds, Washington. a Packet Pg. 242 6.2.a FILE NO.: PLN20170017 APPLICANT: MIETZNER BROTHERS PROPERTIES, LLC. DECLARATION OF MAILING On the 1" day of May, 2017, the attached Notice of Application was mailed by the City to property owners within 300-feet of the property that is subject of the application referenced above. The names were provided by the applicant. I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1s` day of May, 2017, at Edmonds, Washington. Signed: a Packet Pg. 243 6.2.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH755582 PLN20170017 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 05/02/2017 and ending on 05/02/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is S98.04-_ r-1 . Subscribed and sworn before me on this r day of J_ Notary Public in and for the State of Washington. City of Edmonds -LEGAL ADS 114101416 DIANE CUNNINGHAM `DEBRA ANN GRIGG Notary Public State of Washington My Commission Expires October 31. 2017 Packet Pg. 244 6.2.a CITY OF EDMONDS P! Flo t�ulnh9�LN2Q1l�i��iR� NO 1 OF APPLICAf IN DgggApA=gI PrnuosaL• Application for oviiyn of alevan 01) n¢w SivG9lory dDtdcherO sin gle•lamlly hangs. Each unit will Inelude an atlaoh two car garage. General design review applfCalions Thal Irlgggger SEPA teyiaw are Typa III-B doc sions, which require a ppublic hearing and decision by the Architectural Design Board `ADOj. The site 131ogated within the Multiple RWdontial (RM-2.4) zone. �[��ggpp�� Miettner Brothers Pr of lies, LLC. I nrat�&f981 t16615.24401 St SW, Ednwnds, WA , 2017 16.2017 Desir Review dmo Permit Checklist. An99 paf8dn hob theil8h110 commont on this application during the ppulrl10 COMmeni period leCeive notteg and participate in.any hearinggss, and requo$t a copy Ot Iho dectslon on the appfloaa0n, The Cfty may acCepl public comments at any lime prior 10 the cloxing of She record of an open record proddCisidn hoanng, d any. or. if no upon t000id prwdUcigiull Roaring is provided, pngr to ing dealaion on the Project permit. Only parties 01 fBCord as dahned in ECDC 20.07.003 hate standing to iniliale an admenislrnlive appeal. Information an this 00WOpment application can he viewed or obtained at the City of Edmonds Dovelopmenl Servide$ Daparbnenl, 121 - 51h Ave. N. Edmonds, WA 90420. Olftce hours are Mondaya. Tuesdays, Thursdays and Friday$ from 6:00 a,m. 10 4:30 p.m., end Wednesdays from 8:30 a.m.. to noon of online Ihrougfl the Ciys wobsft aI $ chpS rI1o&r . r IN412MO e", Qontaot: brmad.slliopI yySNVIOy®ud425) mm dsw guy STATE ENVIRONMENTAL POLICY ACT {SEPA) NOTICE MITIGATED DETERMINATION OF NON GN1 tCANCE Lead Agency: The City cl Edmonds is SEPA lead aggenoy far ttfe "opused oloven (11) now two•elory detached sin fa•famlly homes BS11160DA161Ifni$.24iflli St SW (Fla No. PL14201.700171. , A Oatgudaalion: Nollde is her6pr ivon that the CII Of Edmonds has iSaued A f)elerminatCan eiartdirme under WAG 107-11-390($) fdr the abOvd ArdlKt• 1 20 Me 1y7, M7 S A..SRyAW-aeadline• dlaaa.i..2 Z.at9:R0.�.�. Appeals must be filed in writing Citing the speoillC reasons or appeal with 1110 required fee to tile Ci[yy of Edmonds Planning Divs8ron, 121 - 6Sh Ave, N. Edmonds, WA 96020. Wished,uMay2,2017. EDH75558i� a Packet Pg. 245 6.2.a 4", CITY OF EDMONDS s 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 d WAC 197-11-970 Determination of Nonsignificance (DNS) DETERMINATION OF NONSIGNIFICANCE Description of proposal: Application for design of eleven (11) new two-story detached single-family homes. Each unit will include an attached two car garage. General design review applications that trigger SEPA review are Type III-B decisions, which require a public hearing and decision by the Architectural Design Board (ADB). The site is located within the Multiple Residential (RM-2.4) zone. Proponent: MIETZNER BROTHERS PROPERTIES, LLC. Location of proposal, including street address if any: 8609/8611/8615-244t" St SW, Edmonds, WA Lead agency: CITY OF EDMONDS The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by JUNE 1, 2017. Project Planner: Brad Shipley, Associate Planner M Responsible Official: Rob Chave, Planning Manager N Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 N c 0 Mn as Date: April 28 2017 Signature: c XX You may appeal this determination to Robert Chave, anager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than June 1, 2017. You should be prepared to make specific factual objections. a Contact Rob Chave to read or ask about the procedures for SEPA appeals. 0 XX Posted on May 2, 2017, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (S E PAu nit(ci).ecy.wa, go_v_ ). U) XX Distribute to "Checked" Agencies below. The SEPA Checklist, project plans, location map, and DNS are available at www.edmondswa. ov through the w Permits Online link. Search for file number PLN20170017. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. m E t Mailed to the following along with the Environmental Checklist: 0 a Page 1 of 2 SEPA DNS 4/28/17 SEPA Packet Pg. 246 XX Environmental Review Section Department of Ecology P.O. Box 47703 Olympia, WA 98504-7703 Email: SEPAunit&ecywa.gov XX COMCAST Outside rlant Engineer, North Region 1525 75` St. SW Ste 200 Everett, WA 98203 XX Snohomish County Fire District No. 1 Headquarters Station No. 1 Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 XX XX XX Washington State Dept. of Transportation Attn' Ramin Pazooki SnoKing Developer Services, MS 221 15700 Dayton Ave. N. XX PO Box 330310 Seattle, WA 98133-9710 XX Puget Sound Partnership 326 East D St. Tacoma, WA 98421 Marsha.en el s .wa. ov XX DNR SEPA Center P.O. Box 47015 Olympia, WA 98504-7015 SEPACE NTERCu, _DN R. WA. GOV XX Puget Sound Regional Council Attn.: S.R.C. 1011 Western Avenue, Suite 500 Seattle, WA 98104-1035 XX Snohomish County Public Works 3000 Rockefeller M/S 607 Everett, WA 98201 Attachments o SEPA Checklist SEPA DNS 4/28/17 SEPA XX City of Shoreline Attn.: Permit Services Manager 17500 Midvale Avenue North Shoreline, WA 98133-4905 Edmonds School District No. 15 Attn.: Stephanie Hall 20420 68th Avenue West Lynnwood, WA 98036-7400 Community Transit Attn.: Kate Tourtellot 7100 Hardeson Road Everett, WA 98203 Olympic View Water & Sewer District 8128 228 St. SW Edmonds, WA 98026 XX Puget Sound Energy Attn: David Matulich PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 david.matulich@,psse com XX M.L. Wicklund Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 XX Department of Archaeology & Historic Preservation P.O. Box 48343 Olympia, WA 98504-8343 Page 2 of 2 6.2.a a Packet Pg. 247 ATTACHMEN #P71 CITY OF EOMONDS ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part 13) which they determine do not contribute meaningfully to the analysis of the proposed nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND I. Name of proposed project, if applicable: 244th St. Q 1` r O 2. Name of applicant: „ Mietzner Brothers Properties, LLC 3. Address and phone number of applicant and contact person: Applicant: 11611 Airport Road, Suite B-1, Everett, WA 98204 - (425) 212-2490 U) Contact: Brian Kalab, P.E. / Insight Engineering Company - P.O. Box 1478, Everett, WA 98206 - (425) 303-9363 X W 4. Date checklist prepared: February13, 2017 c m 5. Agency requesting checklist: City of Edmonds Revised on 9116116 SEPA a Page I of 27 Packet Pg. 248 6.2.a � 6. ,.,- 7. ---"8. Proposed timing or schedule (including phasing, if applicable): Construction would start upon receipts of ail necessary development, building andgrading permits. (STAFF COMM Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no plans for future expansion at this time. (STAFF COMMENTS) List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A full drainage report and critical areas study will be submitted along with this Environmental Checklist. (STAFF COMMENTS) ►-4 Z a 1' oe) 3 W 41 vefc E Te � Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are no known applications pending at this time. (STAFF COMM ENTS) a Revised on 9119116 SEPA Page 2 of 27 Packet Pg. 249 6.2.a 10. List any government approvals or permits that will be needed for your proposal, if known. Building permits by City of Edmonds SEPA Determination by City of Edmonds Grading permits. by Ci of Edmonds (STAFF COMMENTS) �11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is for 11 new townhome units on approximateiv 0.88 acres. (STAFF COMMENTS) _ -/ 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your _ proposed project, including a street address, if any, and section, township, and range, if known. If a proposal N would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan, o_ vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the N agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The orooerty is located at 8609 244th St. SW, Edmonds, WA 98206 Located in the SW 1/4, SEC 31, T.27N, R.04E, W.M. Tax Account #: 00463303100103 (STAFF COMMENTS) go S'T_ S cJ -11 a 0 4- (� 7':� C 010, x w 6 f — i'�} r ST. S<.l _ �r�x ► t7 Chi K 0 31001 a E a Revised on 9119116 SEPA Page 3 of 27 Packet Pg. 250 6.2.a TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth '--� a. General description of the site (circle one) • at. Ming, hilly, steep slopes, mountainous, other: (STAFF COMMENTS) What is the steepest slope on the site (approximate percent slope)? Less than 8% (STAFF COMMENTS) What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long term commercial significance and whether the proposal results in removing any of these soils. Alderwood-Urban land complex as per the soil conservation service soil survey of Snohomish (STAFF COMM L''d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No indications or history of unstable soils in the immediate vicinity, (STAFF CUM a Revised on 9119116 SEPA Page 4 of 27 Packet Pg. 251 6.2.a e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Road and buildings sites would be cleared graded and compacted as necessary to achieve propelr grading transition, drainage and structural stability. Approximately 1,092 CY of material will be cut, and 1,220 CY will be used for fill. The source of fill will be suitable fill imported from an on -site material or legal source. (STAFF COMM (/ f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, the potential for on -site erosion will increase in the short term where soils are exposed during site preparation and construction. (STAFF COM About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 73.3% of the site would be covered by residential buildings, roads driveways and site impervious surface. (STAFF COM _'__�h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion sedimentation control clan (TESCP) will be submitted to the city for approval prior to any construction activities. Construction phase erosion control will include the use of silt fences, hay bales, and catch basin protection as necessary to minimize the impacts of erosion on off -site areas and on -site systems. (STAFF COMMENTS) AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Short Term Construction Impacts- short-term emissions and odors would result from site preparation and construction activities. Sources of short-term emissions and odors include dust generated by grading activities and combustion emissions from heavy equipment. It is anticipated that these impacts Long -Term Air Quality Impacts: Long-term impacts would result from increased traffic to the site, resulting in a slight increase in carbon monoxide levels. Domesli a] iy produced poltutanis would be generated attar the residential structures are occupied - These Impacts are not expected to be sign l5nnt. (STAFF COMM Revised on 9119116 Q SEPA Page 5 of 27 Packet Pg. 252 6.2.a L/ b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. None known. (STAFF CUM M ENTS] C. Proposed measures to reduce or control emissions or other impacts to the, if any: Construction Impact Mitigation: The Washington Clean Air Act requires the use of all known, available and reasonable means of controlling air pollution, including dust. Construction impacts would not be significant and the potential for soils to be carried off the site by exiling trucks could be controlled with the construction of a gravel entrance. Additionally, equipment used for site preparation will be serviced and maintained in good operating condition to fessen impacts from this source. Water will also be used for dust control when necessary. Long -Term Air Quality Mitigation: Long-term air quality impacts are no expected to exceed regulated amounts. (STAFFCOMMENTS) 3. WATER / a. Surface: W!(1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. (STAFF COMM �2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. (STAFF COMMENTS (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No wetlands on site; N/A (STAFF COMM Revised on 9119116 SEPA x W E a Page 6 of 27 Packet Pg. 253 6.2.a (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. (STAFF COMMENTS) ✓(6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Waste materials would not be discharged into surface waters as a result of these projects. It is possible that disch es of PeAroleurn products and other substances related to automobiles from the parking areas could result from the surface flow of stormwater. However, implementation of the drainage plan would minimize this occurence by providing water quality in the stormwater drainage facilities. (STAFF COMM Ground: /(1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. (STAFF COMMENTS) Q Revised on 9119116 SEPA Page 7 of 27 Packet Pg. 254 6.2.a (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The project would be served by Olympic View Water District for sanitary sewer services. No waste material would be discharged from spetic tanks or other sources. (STAFF COMM l C. Water Runoff (including storm water): (1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Run-off from proposed impervious surfaces would be collected via conveyance systems with roadside and detained. The run-off will be discharged into the existing surface water conveyance systems (i.e. pipes, ditches, etc). For run-off volume, pipe and detention sizing please refer to the civil plan, reports, and calculations. (STAFF COMMENTS) .f(2) Could waste materials enter ground or surface waters? If so, generally describe. Oil, grease and other pollutants from the additional paved areas could potentially enter the ground or downstream surface waters through surface water run-off. Implementation of the proposed water quality features of the detailed drainage plan will remove most waste materials, as consistent with stormwater management requirements. (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No, the proposal does not alter or otherwise affect drainage patterns in the vicinity of the site. (STAFF COMM a Revised on 9119116 SEPA Page 8 of 27 Packet Pg. 255 6.2.a ,/d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Temporary and permanent drainage facilities meeting City limited existing native vegetation consisting of trees, groundcover and grass. State standards would be employed to control surface water runoff during construction and after development. (STAFF COMMENTS) �4. Plants / a. Check or circle types of vegetation found on the site: w X_ deciduous tree: alder, maple, aspen, other: c U x evergreen tree: fir, cedar, pine, other: a� shrubs c .y grass 0 0 L pasture a 0 crop or grain Orchards, vineyards or other permanent crops c� 2 .Q wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: Q- a water plants: water lily, eelgrass, milfoil, other: H other types of vegetation: CO) to (STAFF COMMENTS) v N C 0 .N N /b. What kind and amount of vegetation will be removed or altered? Limited existing native vegetation consisting of trees, groundcover and grass. c� Q 0 a as R U) (STAFF COMMENTS) x w r c m E 0 a Revised on 9119116 SEPA Page 9 of 27 Packet Pg. 256 6.2.a List threatened or endangered species known to be on or near the site. None known. (STAFF COMM /--"'d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: All areas, exclusive of buildings and parking, will be landscaped by subsequent owners/occupants. Hydroseeding may ossibl occur on barren areas er County requirements. (STAFF COMMENTS) e. List all noxious weeds and invasive species known to be on or near the site. No noxious weeds or invasive species known to be on or near the site. (STAFF COMM 5. Animals /a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle songbirds, ther: Crows and Robins mammals: deer, bear, elk, beaver o er: Rodents and Squirrels fish: bass, salmon, trout, herring, shellfish, other: Revised on 9119116 SEPA Page 10 of 27 Packet Pg. 257 6.2.a (STAFF COMMENTS) _ b. List any threatened or endangered species known to be on or near the site. There are no known threatened or endangered species known to be on or near the site. (STAFF COMMENTS) /-c. Is the site part of a migration route? If so, explain. All of Waste $Pacific Flyaway. The site is not a significant factor in the Pacific Flyaway. (STAFF COMMENTS) .✓a. N Proposed measures to preserve or enhance wildlife, if any: o None. N a� c a� E t (STAFF COMMENTS) _ Q 0 a as e. List any invasive animal species known to be on or near the site. None known. .r U) X W r C d (STAFF COMMENTS) t a Revised on 9119116 SEPA Page 11 of 27 Packet Pg. 258 6.2.a 6. Energy and Natural Resources What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. At the time of completion of development: -Electricity for lighting, as well as electricity and/or natural gas would be used for heating. (STA FF COM M ENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No effect. (STAFF COMMENTS) c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: At the time of construction, the requirements of the International Building Code would be satisfied in the construction of the residential buildings. Energy conserving materials would be utilized wherever possible throughout the construction process. (STAFF COMMENTS) 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. The project would not create any environmental health hazards - a Revised on 9119116 SEPA Page 12 of 27 Packet Pg. 259 6.2.a (STAFF COMMENTS) (1) Describe any known or possible contamination at the site from present or past uses. No known or possible contamination at the site from past or present uses. (STAFF COMM (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. No known existing hazardous chemicals/conditions that might affect the project development and design of this property. (STAFF COMMENTS) (3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or constructions, or at any time during the operating life of the project. Fuel will be used during the projects development, construction and at any time during the operating `life of the protect. (STAFF COMMENTS) ) Describe special emergency services that might be required. Hazardous waste cleanup of any fuel spillage associated with construction of this proposal. (STAFF COMM a Revised on 9119116 SEPA Page 13 of 27 Packet Pg. 260 6.2.a i '(5) Proposed measures to reduce or control environmental health hazards, if any: At the time of construction, the project site would adhere to the Contractor's Safety Plan and Program. ' b. (STAFF COMMENTS) Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic on existing roads near the site would be audible. There are no other sources of noise that will affect this project. (STAFF COMMENTS) _ (2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise would come from the site. Short term noise impacts would result from the use of construction equipment during daylight hours. (3) Construction noise is generated by heavy equipment, hand tools and the transporting of construction equipment. Long term impacts would be those associated with increase of site users and additional traffic. The increase in noise would be typical of surrounding single family residences. (STAFF CO M Proposed measures to reduce or control noise impacts, if any: At the time, construction would comply with the City of Edmonds noise ordinance. (STAFF COMM a Revised on 9119116 SEPA Page 14 of 27 Packet Pg. 261 6.2.a 8. Land and Shoreline Use f a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The site is currently developed with 3 single family homes. The development pattern of the areas to the north, west and south are single family residential in Shoreline. There are 3 condos to the east containinq 6 units each. (STAFF COMMENTS) �/b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? To our knowledge, the site has not been used for agriculture. (STAFF COMM ✓ (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. (STAFF COMMENTS) C. Describe any structures on the site. The site is currently developed with three single family homes. (STAFF COMM Revised on 9119116 SEPA Page 15 of 27 Packet Pg. 262 6.2.a �. d. Will any structures be demolished? If so, what? All existing structures will be demolished. (STAFF COMMENTS) e. What is the current zoning classification of the site? O (STAFF COMMENTS) c .y O O_ O L �f. Q What is the current comprehensive plan designation of the site? 2 Multi -Family, High Density .r .Q a a (STAFF COMMENTS) CO) N N C O .rn g. If applicable, what is the current shoreline master plan designation of the site? N/A c a� E (STAFF COMMENTS) t U Q O h. Has any part of the site been classified critical area by the city? If so, specify. a No. w R U) X W r C d (STAFF COMMENTS) E a Revised on 9119116 SEPA Page 16 of 27 Packet Pg. 263 6.2.a i. Approximately how many people would reside or work in the completed project? 2.7 per residence = 11x2.7=29.7 (STAFF COMM �o j. Approximately how many people would the completed project displace? To our knowledge, no people will be displaced. (STAFF COMMENTS) �k. Proposed measures to avoid or reduce displacement impacts, if any: N/A (STAFF COMMENTS) Z1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will be controlled by City of Edmonds zoning requirements. (STAFF COMMENTS} 'Ill. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: N/A (STAFF COMMENTS) Revised on 9119116 SEPA Page 17 of 27 Packet Pg. 264 6.2.a 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. At the time of development, the project's proposal would provide 11 new, middle income, townhome units. (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. 3 middle income units will be eliminated. (STAFF COMMENTS) L,"**'c. Proposed measures to reduce or control housing impacts, if any: (STAFF COMMENTS) 10. Aesthetics tea. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? The residential structures would comply with the height requirements of the Citv of Edmonds code. The exterior structures would be principally wood and masonry. (STAFFCOMMENTS) Revised on 9119116 SEPA Page 18 of 27 Packet Pg. 265 6.2.a / b. What views in the immediate vicinity would be altered or obstructed? The finished project would not obstruct the surrounding view; however, the view would be altered due to the development of the site. (STAFF COMMENTS) fc. Proposed measures to reduce or control aesthetic impacts, if any: The development design and appearance of the proposed project would-be compatible with other uses in the area. Lot landscaping would be designed to complement the structures and site layout. Native vegetation would be retained and enhanced where practical. (STAFF COMMENTS) 11. Light and Glare / a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare would mainly be produced by exterior and interior residential lighting during evening hours and vehicle headlights traveling to and from the site. (STAFF COMMENTS) bCould light or glare from the finished project be a safety hazard or interfere with views? Light from the finished project would not interfere with the views or cause hazards. Exterior lighting would be typical of a residenital neighborhood. (STAFF COMMENTS) Z-'C'. What existing off -site sources of light or glare may affect your proposal? No off -site sources of light or glare would affect this proposal. (STAFF COMMENTS) _ a Revised on 9119116 SEPA Page 19 of 27 Packet Pg. 266 6.2.a cl. Proposed measures to reduce or control light and glare impacts, if any: None proposed. (STAFF COMMENTS) 12. Recreation ,, a. What designated and informal recreational opportunities are in the immediate vicinity? City parks, golf courses, playgrounds at school facilities, boating and water related activities are available in the area. (STAFF COMM a� t H •!�. Would the proposed project displace any existing recreation uses? If so, describe. CO) None are displaced. m N N C O N N W (STAFF COMMENTS) a� t c� �� Q � c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be + provided by the project or applicant, if any: o 0. Park mitigation fees in accordance with City of Edmonds code totals are offered by the applicant. x w (STAP COMMENTS} m E t a Revised on 9119116 SEPA Page 20 of 27 Packet Pg. 267 6.2.a 13. Historic and Cultural Preservation �. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. There are no known areas reserved for preservation. (STAFF COMM b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. There are no known archeological artifacts on the site. (STAFF COMMENTS) Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. N/A {STAFF COMMENTS) .� d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. This project would not adversly affect any historical resources, therefore, no mitigation of impacts are being_proposed. (STAFF COMMENTS) a Revised on 9119116 SEPA Page 21 of 27 Packet Pg. 268 6.2.a 14. Transportation Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. The site fronts, and will take access from, 244th St. (STAFFCOMMENTS] C/I . Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is currently served by public transit 0.1 miles away at 244th St. SW & Whitman Ave. N. (Stop #1710) (STAFF COMMENTS) - - How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? 2 parking spaces per residence: 11x2=22 new parking spaces (STAFF C+O M d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). The proposal will not require any new public roads. Revised on 9119116 SEPA Page 22 of 27 a Packet Pg. 269 6.2.a (STAFF COMMENTS) e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. (S'UAFF COMM a� f How many vehicular trips per day would be generated by the completed project? If known, indicate when N O c peak volumes would occur and what percentage of the volume would be trucks (such as commercial and a passenger vehicles). What data or transportation models were used to make these estimates? 2 9.52 ADT x 11 (new) units = 104.72 ADT .r U a a CO) (STAFF COMMENTS) N C O r/ Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products W on roads or streets in the area? If so, generally describe. ,a No. E t c� Q O a as (STAFF COMMENTS) w R .r w h. Proposed measures to reduce or control transportation impacts, if any: The development would be required to pay traffic mitigation fees. Payment will be made to the City of m E Edmonds for traffic mitigation fees. a Revised on 9119116 SEPA Page 23 of 27 Packet Pg. 270 6.2.a (STAFF COMMENTS) 15. Public Services X--"a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. Yes; however, the level is not expected to be significant. (STAFF COMMENTS) �b. Proposed measures to reduce or control direct impacts on public services, if any: Proposal will generate new tax revenue. Payment to the Edmonds School District for school mitigation fees Park mitigation fees and traffic mitigation fees as required by code. (ST.A FF COM M ENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, eptic system, other: b. (STAFF COMMENTS) Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. a Revised on 9119116 SEPA 1'age 24 of 27 Packet Pg. 271 6.2.a Electricity: Snohomish County PUD Gas: Puget Sound Energy Water & Sewer: Olympic View Water and Sewer District Telephone: Frontier Communications / Cable Television: Comcast Refuse: Waste Management (STAFF COMMENTS) C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. 7 c�� -3 Signature of Proponent Date Submitted a Revised on 9119116 SEPA Page 25 of 27 Packet Pg. 272 6.2.a D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the When ans eying these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would aFFec !le item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the p osal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous s stances; or production of noise? .r L r N C O v O r C .y Proposal measures to avoid or reduce su increases are: a O L Q U Q 2. How would the proposal be likely to affect plants, an als, fish, or marine life? Q a� t H CO) to N C Proposed measures to protect or conserve plants, animals, fish, or ma ' e life are: o N a) c a� E 3. How would the proposal be likely to deplete energy or natural resources? U Q O a as R U) Proposed measures to protect or conserve energy and natural resources are: X W r d E t O a Revised on 9119116 SEPA Page 26 of 27 Packet Pg. 273 6.2.a 4. How would the proposal .be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species It.ibilat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to I)mlec' such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect IATd and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plays? Proposed measures to avoid or reduce shoreline and land use are: 6. How would the proposal be likely to increase demands on transportation 1public services and utilities? CM c — n Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws protection of the environment. N LY N 41 - C Q requirements for the 1 .r to a Revised on 9119116 SEPA Page 27 of 27 Packet Pg. 274