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2017-08-02 Architectural Design Board Packeto Agenda Edmonds Architectural Design Board snl. ynyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 AUGUST 2, 2017, 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of July 5, 2017 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 1. Revisions to Beach Walk Apartments located at 303 and 311 Edmonds St. and zoned BD2 (File # PLN20150036) 6. PUBLIC HEARINGS 1. Phase 1 District -Based Design Review for HomeStreet Bank (PLN20170024) 7. CONSOLIDATED PERMIT APPLICATIONS 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda August 2, 2017 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 08/2/2017 Approval of Draft Minutes of July 5, 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: ADB170705d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting July 5, 2017 Chair Walker called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers, 250 - 5 h Avenue North, Edmonds, Washington. Board Members Present Tom Walker, Chair Lauri Strauss, Vice Chair Brian Borofka Cary Guenther Joe Herr Athene Tarrant APPROVAL OF MINUTES Board Members Absent Lois Broadway Staff Present Keman Lien, Senior Planner Karin Noyes, Recorder VICE CHAIR STRAUSS MOVED THAT THE MINUTES OF JUNE 21, 2017 BE APPROVED AS SUBMITTED. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA BOARD MEMBER BOROFKA MOVED THAT THE AGENDA BE ACCEPTED AS PRESENTED. BOARD MEMBER HERR SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. REQUESTS FROM THE AUDIENCE: 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 FOR EDMONDS VISIT APARTMENTS, A 19-UNIT MULTI -FAMILY DEVELOPMENT AND ASSOCIAETD PARKING. THE PROPERTY IS LOCATED AT 8509 — 244TH STREET SOUTHWEST AND IS ZONED RM-1.5. 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 July 5, 2017 Page 1 of 5 Packet Pg. 3 2.1.a Mr. Lien presented the Staff Report, advising that the applicant is proposing to construct a 19-unit, multi -family development and associated parking. The 19 units are proposed to be divided between two structures. Three of the units will have garages, with the remainder of the parking being provided in a surface parking area. He explained that the proposal is a Type III-B review process, which requires a State Environmental Policy Act (SEPA) threshold determination. Projects that require SEPA are reviewed by the Architectural Design Board in a public hearing, and the Board's decision is appealable to the City Council. He reviewed that, when recommending approval of a development application, the Board must find that the proposal is consistent with the criteria listed in Edmonds Community Development Code (ECDC) 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Mr. Lien advised that the subject property is located near the intersection of SR-104 and Highway 99 and is zoned Multi - Family Residential (RM-1.5). The RM-1.5 zone allows a maximum density of one dwelling unit for each 1,500 square feet of property. The lot size allows a maximum of 19 units, and that is what the applicant is proposing. He provided an aerial photograph of the site, which is located behind the existing Denny's and Arby's Restaurants. The subject property is a flag lot, with no direct access from 24,e Street. Access is proposed via an easement through the Denny's property. Mr. Lien explained that because the property is a flag lot, only side setbacks apply. The side setback requirement in the RM-1.5 zone is 10 feet, but there is an exception that allows uncovered decks, porches and patios to extend into the setback area. Both of the proposed structures are compliant with the side setback requirements. However, some patios and stairs on the western side of Building 2 extend into the setback, but no more than the one-third allowed by the exception in ECDC 16.30.040.C.3. The height limit in the RM-1.5 zone is 25 feet, but an additional 5 feet is allowed if the project includes a 6:12 pitched roof. As proposed, both buildings would have roof pitches of 6:12, and both buildings would be less than 30 feet in height from average grade. He summarized that the proposed project is consistent with the setback and height requirements for the RM-1.5 zone. Mr. Lien advised that 33 parking spaces will be required for the project, and the applicant is proposing that three be located in the Building 2 garages. The rest of the spaces will be surface parking area in front of the buildings. As proposed, 13 of the spaces will be compact size. ECDC 18.95.020 allows up to 50% of the parking stalls to be reduced in size if it can be demonstrated that there is enough area to provide all the stalls at full size. The applicant has demonstrated that there is enough area to provide all the parking spaces at full size, and less than 50% of the stalls are proposed at reduced size. Therefore, staff fords that the proposal is consistent with the off-street parking requirements in ECDC 17.50. Mr. Lien noted that, because the parcel is landlocked, addressing stormwater has been a struggle. One option is to come out into the Denny's property, where a project is currently under design review, but the applicant has had trouble negotiating an easement with the property owner. The applicant is now proposing to take stormwater water out the north side, and the adjacent property owner has submitted a letter saying he would be willing to work with the applicant in that regard. Mr. Lien advised that the applicant has proposed a trash enclosure with a 6-foot fence in the northeastern corner of the site. The enclosure area will include sufficient space for a 20-foot turnaround radius to accommodate both fire trucks and garbage trucks. Mr. Lien reviewed that, as per ECDC 20.13, three types of landscaping are required for the proposed development: Type 1 landscaping is required along the eastern property boundary to buffer the site from the adjacent commercial development. The applicant is proposing a 4.5-foot wide planting strip along the eastern property line, which will be planted with arborvitae, infilled with shrubs and ground cover and backed by an existing 5- foot fence. The proposed landscaping should provide a dense barrier consistent with the intent of the Type I landscaping requirement. Architectural Design Board Meeting Minutes of Regular Meeting July 5, 2017 Page 2 of 5 Packet Pg. 4 2.1.a • Type III landscaping is required along the northern, western and southern property boundaries, and the proposed landscaping is consistent. • Type V landscaping is required within the surface parking area. With 30 parking spaces proposed in the surface parking area, 525 feet of Type V landscaping is required. The proposal includes 603 square feet of landscaping in six landscaping islands within the surface parking area, which exceeds the requirement. Mr. Lien recommended that the Board approve the project, as proposed, with the two conditions outlined in the Staff Report. Board Member Borofka asked if the configuration of the trash enclosure would be impacted if the stormwater is changed from the north to the east, and Mr. Lien answered no. Board Member Borofka asked if changing the stormwater would impact the site design or landscaping, and Mr. Lien answered that it should not alter the layout on the site too much. However, the site design could be impacted if the applicant fails to obtain an easement on adjacent properties to the east or north. While staff does not foresee this happening, Condition 2 in the staff recommendation is intended to provide flexibility to address situations of this type. Steve Barnes, Cornerstone Architectural Group, said he was present to represent the applicant, Ron Gursh. He provided a view of the proposed project, noting that the intent of the design was to appear more single-family residential in nature. For example, the project was divided into two units rather than one large one. hi addition, each of the units has an outside entrance, with a covered entryway. The buildings are situated on the west and north property lines so that the parking area will be hidden from adjacent properties. With the exception of the Denny's site, none of the surrounding multi -family residential units will be able to see the parking area. Mr. Barnes noted that the west side of the Building 1 will be built into the hillside to allow for 3-story units, and some outdoor space will be provided for each of the individual units. Sidewalks will be provided for people to move from the buildings to the street. The trash enclosure will provide easy access for both garbage trucks and fire trucks. As proposed, the project will provide a good mix of 1, 2 and 3-bedroom units. The 3-bedroom units will be two stories with their own garages. In addition, there will be a small office for the property manager in the middle of Building 2. Mr. Barnes summarized that the proposed design uses many elements that are common in single-family housing, such as covered porches, individual storage areas, etc. In addition, windows will be oriented towards the east where there is a nice view of the Cascades. The proposed design includes modulation of both the facades and the rooflines to provide a variety of interest on the buildings. Board Member Tarrant asked if the applicant gave any consideration to covering the parking areas to provide weather protection. Mr. Barnes said this has been discussed as an option, but the applicant didn't want to complicate this portion of the review by including canopies over the parking spaces. Although it is still a possibility, space is tight and adding covered parking would require a reduction in the landscaped areas. Chair Walker commented that the north elevation of the proposed Building 2 seems to be less attractive. Mr. Barnes pointed out that the rooflines on the north fagade are articulated, and there are railings on the decks. In addition, it is important to keep in mind that the building would be separated from the adjacent property by trees. Chair Walker pointed out that Vine Maple and Hinoki Cypress trees do not grow tall. He suggested that another type of tree might create a better barrier. Mr. Barnes said he likes Vine Maple because they do not grow tall and it is possible to decorate around them with other types of landscaping. Vine Maples are also a native species, which the landscape architect tries to use as much as possible. Chair Walker agreed that Vine Maples are attractive, but he suggested that perhaps a taller species could be mixed in. Mr. Barnes pointed out that there are existing trees along the property line, and the intent is to keep the new landscaping light. Architectural Design Board Meeting Minutes of Regular Meeting July 5, 2017 Page 3 of 5 Packet Pg. 5 2.1.a Board Member Herr asked if all of the units would be Americans with Disabilities Act (ADA) accessible, and Mr. Barnes answered that all of the lower units could be made ADA accessible, and they will definitely build the number that is required by code. Board Member Borofka asked if the applicant is proposing any other lighting standards other than those identified on the buildings. Mr. Barnes said there are already lights in the parking area, and the applicant plans to add one new standard. The rest of the lighting will come from the cutoff fixtures on the buildings. Vice Chair Strauss suggested that, based on the proposed parking plan, the best approach would be to locate the ADA accessible units at the end of Buildings 1 and 2 near the proposed ADA parking spaces. Mr. Barnes agreed. Vice Chair Strauss requested more information about the proposed office space in the middle of Building 2. She asked if it would require additional parking. Mr. Barnes answered that the space would be occupied by the property manager, and there would be no additional parking requirement to serve the office space. Vice Chair Strauss asked where visitors would park, and Mr. Barnes suggested that perhaps visitors could park in the turnaround space near the trash enclosure when there are no trucks present. Mr. Lien reminded the applicant that parking would not be allowed in the turnaround space if it is also designated for fire access. Vice Chair Strauss asked if the turnaround space for the garages meet code standards, and Mr. Barnes answered affirmatively. Chair Walker asked if there is sufficient space for cars parked in the garages to back out. Mr. Barnes responded that the turnaround space in front of the garages would remain open at all times. No parking would be allowed in this area. Chair Walker closed the public hearing. Vice Chair Strauss commented that the applicant did a great job of submitting documentation and staff did a great job of analyzing it. Board Member Guenther concurred and said it looks like a complete package that is nearly ready to submit for building permit. He commented that if the Board is expected to provide design input, it would have been better for it to occur earlier in the process. Mr. Lien explained that there has been a lot of discussion between the staff and applicant, and he treats design review similar to preliminary plat review to make sure what applicants are proposing is feasible and meets the code requirements. Because stormwater was a concern, a stonnwater plan was required. He agreed that the application provides a lot of details, particularly when it comes to site layout to make sure everything works. This is particularly important given that the applicant is proposing to construct the maximum number of units and sketching in all of the required parking was difficult. The intent was to make sure the application met all of the code requirements before it was submitted to the ADB for review and approval. Board Member Herr pointed out that some of the doors appear to be exposed to weather. He commented that, from a builder's perspective, he would not use wood doors in exposed areas. Mr. Barnes agreed and said no decision has been made yet regarding door material. CHAIR WALKER MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE FINDINGS, CONCLUSION AND ANALYSIS OF THE STAFF REPORT; FIND THAT THE PROPOSAL IS CONSISTENT WITH THE COMPREHESNIVE PLAN, POLICIES OF ECDC 20.10, DESIGN CRITERIA OF ECDC 20.11.030 AND ZONING REGULATIONS; AND APPROVE THE DESIGN OF THE PROPOSED EDMONDS VISTA APARTMENT PROJECT WITH THE FOLLOWING CONDITIONS: 1. 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 THE VARIOUS PROVISIONS CONTAINED IN THESE CODES. Architectural Design Board Meeting Minutes of Regular Meeting July 5, 2017 Page 4 of 5 Packet Pg. 6 2. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES AND LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND ENGINEERING PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE APPROVED BY STAFF AT THE TIME OF BUILDING PERMIT WITHOUT FURTHER DESIGN REVIEW BY THE BOARD AS LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT ORIGINALLY APPROVED. VICE CHAIR STRAUSS SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated permit applications. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: There was no administrative report. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: Vice Chair Strauss proposed that the Board have an opportunity to review the design guidelines and development code and perhaps identify provisions that give too much leeway to an applicant. She would particularly like to review the design guidelines to identify how they can be made tighter. Board Member Borofka agreed that it would be appropriate for the Board to spend some time reviewing the design guidelines and development code, in general. For example, the City Council has adopted resolutions related to sustainability, climate change and energy. Given the talent on the Architectural Design Board, it would be appropriate to consider how they can help in terms of brainstorming ideas on how to freshen up the code to address these concepts better. Vice Chair Strauss referred to the comment letter the Board received relative to the Edmonds Vista Apartment Project, suggesting that there are already too many apartments in the area and green space would be preferable. She suggested the Board take a fresh look at the design standards and consider how to preserve green space in Edmonds, particularly in the downtown area. Mr. Lien advised that the City has been working to update the development code for a number of years, including the design guidelines. He agreed to discuss with Mr. Chave the possibility of scheduling a discussion between the staff and Board relative to the development code and design guidelines. Board Member Borofka inquired regarding the Board's extended agenda. Mr. Lien reviewed that he is currently working on a 10-unit townhouse development on Edmonds Way with an associated variance request for height. He is also working on an application for a new marine retail space on the Port's property. Both of these projects will come before the Board soon. In addition, the Board will be asked to revisit the multi -family residential project at the corner of 3'd Avenue and Edmonds Street again. He explained that there have been a substantial number of small changes that could result in a larger cumulative change. Staff will be bringing the application back to the Board to make sure the project is consistent with their approval. Board Member Tarrant informed the Board that she is no longer living within the City of Edmonds, and she questioned whether or not it would be appropriate for her to continue to serve on the Board. Mr. Lien advised that if she is serving in one of the "professional" positions, there is no residency requirement. However, there is a residency requirement for those who serve on the Board as lay persons. He agreed to check the requirements and report back. ADJOURNMENT: The meeting was adjourned at 7:45 p.m. Architectural Design Board Meeting Minutes of Regular Meeting July 5, 2017 Page 5 of 5 Packet Pg. 7 5.1 Architectural Design Board Agenda Item Meeting Date: 08/2/2017 Revisions to Beach Walk Apartments located at 303 and 311 Edmonds St. and zoned BD2 (File # PLN20150036) Staff Lead: Jen Machuga Department: Planning Division Prepared By: Diane Cunningham Background/History The ADB conducted a two-phase public hearing on September 2, 2015 and November 4, 2015 for district -based design review of a new 9-unit residential building and the re -cladding of an existing mixed - use building located at 303 and 311 Edmonds Street. Following the close of the public hearing on November 4, 2015, the ADB approved the proposal with conditions. Building permit applications for the proposal are currently under review by staff (BLD20161366 for the 9-unit residential building at 303 Edmonds St. and BLD20170909 for the re -cladding of the existing building at 311 Edmonds St.). During review of the building permit applications for the project, it was found that the applicant proposed a number of changes to the exterior building design and landscaping from what was reviewed by the ADB. Although the majority of these changes appear minor when looked at individually, staff would like to consult with the ADB for advice on whether the cumulative impact of these changes are consistent with the ADB's original decision or if the proposed changes would require the project to go through the design review process again. Staff Recommendation No formal decision is being requested by the ADB. Staff is requesting the ADB's advice on whether the proposed changes to the building design and associated site improvements currently being reviewed administratively under building permit applications BLD20161366 and BLD20170909 are consistent with the ADB's November 4, 2015 decision on the associated design review application (PLN20150036). Based on the ADB's advice, staff will make a decision on the proposal as part of the building permit review process. If it is determined that the changes are not consistent with the ADB's original decision, the applicant will need to re -apply for full design review by the ADB. Narrative Refer to Attachment 1 for the original project plans that were approved by the ADB with conditions at the Phase 2 public hearing on November 4, 2015. The meeting minutes from the ADB's November 4, 2015 meeting are included as Attachment 2. Refer to Attachment 3 for Exhibit 13 from the design review file, which was directly referenced in the ADB's conditions of approval as related to the required beltcourse and stairwell screening wall for the existing building. The project architect provided summaries via email of the proposed changes to the exterior design of the 9-unit residential building and landscaping as well as changes to the exterior of the existing building, both of which are included in Attachment 4. The revised project plans indicating the proposed changes to the exterior design of the existing and proposed buildings as well as the proposed changes to the landscape plan are included as Packet Pg. 8 5.1 Attachment 5. It should be noted that at a minimum, the proposed landscape plan included in Attachment 5 will need to be further revised in order to provide three street trees adjacent to Edmonds Street in order to be consistent with the ADB's conditions of approval. The property owner and project architect plan to attend the ADB's discussion related to this project on August 2nd and will be available to answer any specific questions from the ADB. Attachments: Attachment 1 - Original Project Plans Attachment 2 - ADB Meeting Minutes 11-4-15 Attachment 3 - Exhibit 13 Referenced in Conditions Attachment 4 - Emails from Architect Attachment 5 - Revised Project Plans Packet Pg. 9 DRAWING INDEX EXIST PLANTING STRIPE BESIDE ROAD, NEW ROW PLANTING TO ALIGN WI EXIST — I g Z o LUJ I � IIM� I � Im I I I I I APPROXIMATE LOCATION OF WATERLINE I I I I PROPOSED EXTENT OF ROOF OVER OVER PUBLIC ROW I I I I I I SITE PLAN PROPOSED 6 FOOT HIGH CEDAR FENCE ALONG PROPERTY LINE LANDSCAPING PER LANDSCAPE ARCHITECT, TYP N 60" 55'02"W i7 CRICKET CRICf�T CRICKET CPoCkE7' CRICKET mg RIDGE CRICKET CW-TCCRICI�T PoCI(ET I I --------------- :�k SEATING `L----------------- EXIST FIRE HYDRANT EDMONDSST EXIST PLANTING STRIPE BESIDE 30 FT PROPERTY UNE TO ROAD CL ROAD TO BE REMOVED PROPOSED LIGHTING, SEE LIGHTING PLAN, TYP — PROPOSED BIKE RACK WALKWAY — PROPOSED WAC UNIT FOR OFFICE TI BY OWNER EXIST ROOF TO REMAIN PROPOSED TRASH & RECYCLING ENCLOSURE PER CITY STANDARDS, 6' TALL WALL BUILT OF SOLID MATERIAL, CONIC SLAB, GATE TO SWING GREATER THAN 90°, ENCL UREACCESS FROM ALLEY WI 9'-0"OPENING PROP0.5EDTRANSFORMER LOCATION i �18 zl� I w J APPROXIMATE LOCATION OF WATERLINE PROPOSED CANOPY POWERPOLE WITH TRANSFORMER Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) ADB Al GENERAL INFORMATION, HEIGHT CALCULATIONS & SITE PLAN A2 FIRST FLOOR PLAN A3 SECOND&THIRD FLOOR PLAN A4 LIGHTING PLANS AS EXTERIOR ELEVATIONS AS VICINITY MAP AS APPROACH FROM EDMONDS ST AND 3RD AVENUE AS APPROACH FROM EAST EDMONDS ST POL C3.1 APPROACH FROM NORTH 3RD AVENUE PRELIMINARY GRADING AND DRAINAGE PLAN LANDSCAPE L-1.0 LANDSCAPE PLAN GENERAL INFORMATION TAX PARCEL NUMBER: 00434202600102 SITE ADDRESS: 311 EDMONDS ST EDMONDS, WA 98020 EXISTING AND PROPOSED OCCUPANCIES: R-2 RESIDENTIAL (PROPOSED); R-2 RESIDENTIAL (EXISTING) AND B BUSINESS (EXISTING) BUILDING TYPE OF CONSTRUCTION: V-B WITH AUTOMATIC SPRINKER SYSTEM NUMBER OF STORIES: 3 ZONING DESIGNATION: BD2 - DOWNTOWN MIXED COMMERCIAL NUMBER OF DWELLING UNITS: 9 (PROPOSED) FLOOR AREAS OF THE PROPOSED BUILDING (INCLUDING BALCONIES, CANOPIES & ROOF OVERHANG): FIRST FLOOR: 2,718 SF BUILDING SECOND FLOOR: 2,776 SF BUILDING + 267 BALCONIES + 63 SF CANOPY = 3,106 SF THIRD FLOOR:2,776 SF BUILDING + 267 BALCONIES = 3,043 SF ROOF AREA: 3,226 SF FLOOR AREAS OF THE EXISTING 311 BUILDING (INCLUDING EXISTING AND PROPOSED CANOPIES): FIRST FLOOR: 1,889 SF BUILDING FIRE SPRINKLER SYSTEM AND FIRE ALARM SYSTEM TO MEET APPLICABLE CODE REQUIREMENTS LOT AREA: 7054 SF PROPOSED BUILDING TO BE HEATED WITH ELECTRIC WALL HEATERS DISTANCE BETWEEN PROPOSED AND EXISTING BUILDINGS IS GREATER THAN 10'-011, NO RATING REQUIRED ON NEW EXTERIOR WALL. SEE EXISTING ELEVATION FOR OPENING PROTECTIONS CALCULATIONS PER IBC TABLE 705.8. HEIGHT CALCULATIONS GRADES BASED ON SITE SURVEY COMPLETED AUGUST 2014, BENCH MARK - DATUM (NAVD 88) WSDOT BRASS DISK LOCATED ACROSS FROM 210 SUNSET AVE, ELEV 37.57 ELEVATIONS AT BUILDING CORNERS ARE AVERAGED FROM DOCUMENTED DATUM POINTS GRADES @ 4 CORNERS: 52,75, 53.83, 53.72, 54.20 AVERAGE GRADE = 214.5 (SUM) 14 = 53.63' MAXIMUM ALLOWABLE HEIGHT = 30'-0" + 53.6T = 83.63' PROPOSED FFE = 54.0' ACTUAL HEIGHT = 54.0' + 29.5' = 83.5' tgba t 425.778.1530 21911 76th Ave W. Suite 210 f 425.774.7803 Edmonds WA 98026 info@tgbarchitects.com www.tgbarchitects.com PRELIMINARY: NOT FOR CONSTRUCTION 303 BUILDING APARTMENTS 303 EDMONDS ST EDMONDS, WA 98020 GENERAL INFORMATION, HEIGHT CALCULATIONS & SITE PLAN PROJECT INFORMATION PROJECT NUMBER: 14044 PROJECT LEAD: Designer DRAWN BY: Author SHEET NO (JI AA- ll 'S T.O.P. - NEW CONSTRUCTION_ 4 ez _ 6'" LEVEL 03 y 18 O— (7T-0•) LEVEL 02 4 ''IEV (6T-DJ ■ L91-1-EllJ ICI T.O.P. - NEW CONSTRUCTION _ 29'-6' T.O.P. -EXIST BLDG 24'-8 LEVEL 03 Y 88If — LEVEL 02 - EXIST BLDG n SOUTH ELEVATION n WEST ELEVATION U va =r-o^ U va^=r-o^ T.O.P. - NEW T.O.P. - NEW CONSTRUCTION rnNICTPI ICTInNI 29' - 6" LEVEL 033 M-L EL OZ- 9, _ 2 n NORTH ELEVATION ire•=r-o• T.O.P. - EXIST T.O.P. - EXIST BLDG BLDG LEVEL 02 - EXIST INN I I INN LEVEL 02 - EXIST BLDG BLDG MI;w 5 EXISTING BLDG - WEST ELEVATION n EXISTING BLDG - EAST ELEVATION ire•=r-o^ RIVING =AST ELEVATION va•=1W' Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) STREET TREES AS _ REQUIRED BY CITY OF EDMONDS — tgba t 425.778.1530 21911 76th Ave W. Suite 210 f 425.774.7803 Edmonds WA 98026 info@tgbarchitects.com www.tgbarchitects.com PRELIMINARY: NOT FOR CONSTRUCTION 303 BUILDING APARTMENTS 303 EDMONDS ST EDMONDS, WA 98020 EXTERIOR ELEVATIONS PROJECT INFORMATION PROJECT NUMBER: 14044 PROJECT LEAD: Designer DRAWN BY Author SHEET NO (JI A G �, BIRD'S EYE PERSPECTIVE 10/22/15 tgb arch*ltects M 303 BUILDING APARTMENTS C4 425.778.1530 21911 76th Ave W. Suite 21 303 EDMONDS ST WWWTGBArchitects.com Edmonds, WA 9802 Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) APROACH FROM EAST EDMONDS ST 10/22/15 m 303 BUILDING APARTMENTS 303 EDMONDS ST tJ tgb archeltectq 425.778.1530 21911 76th Ave W. Suite 2 �n www.TGBArchitects.com Edmonds, WA 98 Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) n w co to A =.y.--,-ta'GJJam— �j Jim ■�i 303 ENTRY PERSPECTIVE 10/22/15 303 BUILDING APARTMENTS 303 EDMONDS ST M tgb archeltectc 425.778.1530 21911 76th Ave W. Suite Z www.TGBArchitects.com Edmonds, WA 98 Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) APROACH FROM WEST EDMONDS ST w 10/22/15 n 303 BUILDING APARTMENTS 303 EDMONDS ST tgb archeltects 425.778.1530 21911 76th Ave W. Suite 21 WWW.TGBArchitects.com Edmonds, WA 9802 al Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) APROACH FROM NORTH 3RD AVENUE 10/22/15 m 303 BUILDING APARTMENTS C4 303 EDMONDS ST tgb archeltect 425.778.1530 21911 76th Ave W. Suite 21 www,TGBArchitects.com Edmonds, WA 9802 Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) 0218 0506 { 0215 Drifting Sand Ocean Storms Herare White �I • PAINT COLORS: DRIFTING SAND (BODY) OCEAN STORMS (ACCENT) HERARE WHITE (TRIM) i I ELEVATION _ ■ MUTUAL MATERIALS: BRICK "COVINGTON" COLOR PATTERN TOP -NEW CONSTRUCTION— ? 29, - 6.— (67 fi'1 (7-0i LEyEi a: - - a=:�. 0 m LEVEL01 v •� Isa�l AVG GRADE r 5 50UTH ELEVATION ■ PHOTO EXAMPLE: WHITE VINYL STYLELINE WINDOWS (MILGRAD OR EQUAL); A CLEAN, CONTEMPORARY LOOK. WINDOW SHOWN INSTALLED IN "HARDIE" PANEL AND BEVELED SIDING EXTERIOR WALLS. _ � 1 T.O.P.-NEW-- CONSTRUCTION T.6.P • EXIST BLDG .2q - K, S LEVEL R2 - EXIST BLDG y '� d LEVEL 01 AVG GRADE 4 112' INI=ST ELEVATIQN Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) 303 / 311 Building Project EDMONDS, WA. mr Va s gY cm, OR - _ is�pp-� -+a. a, 21911 76+h Ave W, Sul tg { - _ Edmonds WA 98026 INN. ■ PAINT COLORS: DRIFTING SAND (BODY) • OCEAN STORMS (ACCENT) • �j HERAREWHITE (TRIM) • G r ' S • PHOTO EXAMPLE: BLACK TUBE STEEL AWNING WITH GALVANIZED METAL ROOF 1011111111101" ■ PHOTO EXAMPLE: CORTEN WEATHERED STEEL RECTANGULAR PLANTERS INSTALLED AT THE SIDEWALK, IN FRONT OF EACH BUILDING T,n.P. -MEW 303 / 311 Building Project EDMONDS, WA. 11 ■ PHOTO EXAMPLE: HANGING FLOWER BASKETS; TO BE INSTALLED UNDER AWNING AT 311 BUILDING, AND ENTRY AT 303 BUILDING A T.O.P. - EXIST BLDG_ LEVEL 02 - EXISTEX.� —14. --4 - BL- -{— - - -- I e EKILDG EAST ELEVATION _ • PHOTO EXAMPLE: HORIZONTAL WOOD SCREEN FENCE INSTALLED AT BOTH THE 303 & 311 BUILDINGS; SEE ELEVATIONS -i- Z` g 21911 VI` Ave W, Suite 21C ` Edmonds WA 98026 tr p1 Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) 0 T M V a 0 CCD to � w W co 30' MIN. BLUE' FESCUE WOOD HEADER WITH ROUND ROCK �� R WWWWWWWWWW WWWWWWWWWW R 1 1 PATIO 7777777777 PLANT SCHEDULE 91 ONDO GRASS SYMBOL VINCA MINOR 30' MIN. PATIO BOTANICAL/COMMON NAME SIZE/COMMENTS TREES CER CIRCINATUM/ VINE MAPLE 8-10'HT., B&B, NURSERY -GROWN, SPECIMEN, MULTI -STEMMED PYRUS CALLERYANA 'CAPITAL' / CAPITAL 2" CAL., SPECIMEN QUALITY, FLOWERING PEAR BRANCHED AT 5' ZELKOVA SERRATO 'MUSASHINO' / 2" CAL., SPECIMEN QUALITY, USASHINO' ZELKOVA BRANCHED AT 5' SHRUBS/TALL ORNAMENTAL GRASS 5 GAL. CONT., 18" HT., FULL CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'/ 'KARL FOERSTER' FEATHER REED GRASS & BUSHY LEUCOTHOE FONTANESIANA 'GIRARD'S RAINBOW' / 5 GAL. CONT., FULL & BUSHY 'GIRARD'S RAINBOW DROOPING LEUCOTHOE MAHONIA AQUIFODUM / OREGON GRAPE 18" MIN. HT, B&B, SPECIMEN QUALITY MISCANTHUS SINENSIS 'MORNING LIGHT / 5 GAL. CONT., FULL & BUSHY 'MORNING LIGHT MISCANTHUS RHODODENDRON 'PJM' / 'PJM' RHODODENDRON 18"-21" MIN. HT, SPECIMEN QUALITY SARCOCOCCA HOOKERANA VAR. HUMILIS / 2 GAL. CONT., SPECIMEN QUALITY HIMALAYAN SWEET BOX u FAI '041 � TREE GRATE EDMONDS STREET _ I A BIKE RACK ROUND ROCK PLANT SCHEDULE I Cv BOTANICAL/COMMON NAME SIZE/COMMENTS SHRUBS/TALL ORNAMENTAL GRASS 5 GAL. CONT., PLANT (2) MALES SKIMMIA JAPONIA / JAPANESE SKIMMIA INTERSPERCED WITH FEMALES TAXUS X MEDIA 'HICKSII' / HICK'S INTERMEDIATE 30"-36" HT, FULL & BUSHY YEW THUJA OCCIDENTAUS 'SMARAGD'/ 5'-6' HT,. FULL & BUSHY EMERALD GREEN ARBORVITAE VIBURNUM DAVIDII / DAMD'S VIBURNUM 15"-18", B&B, FULL & BUSHY GROUNDCOVERS/PERENNIALS 1 GAL. CONT., FULL & BUSHY, FESTUCA OVINA GLAUCA 'ELIJAH BLUE' / 'ELIJAH BLUE' FESCUE PLANT ® 18" O.C. GAULTHERIA SHALLON/SALAL 1 GAL. CONT., PLANT ® 24" O.C. HOSTA SP. 2 GAL. CONT., IMPERATA CYLINDRICA / JAPANESE BLOCK 1 GAL. CONT., PLANT ® 24" O.C. GRASS UROPE MUSCARI / LILYTURF 1 GAL. CONT., FULL & BUSHY CAREX ALUBULA / NEW ZEALAND HAIR SEDGE 1 GAL. CONT., FULL & BUSHY OPHIOPOGON PLANISCARPUS 'NISRECENS' / 1 GAL. CONT., PLANT 0 18" O.C. MONDO GRASS PENNISETUM ALOPECUROIDES 'LITTLE BUNNY / 1 GAL. CONT., FULL & BUSHY 'LITTLE BUNNY FOUNTAIN GRASS NASSELLA TENUISSIMA / MEXICAN FEATHER GRASS I GAL. CONT., FULL & BUSHY VINCA MINOR / COMMON PERIWINKLE 4" POTS, PLANT ® 18" O.C. SOD LAWN VINCA MINOR PATIO / No. Date By Revision Description Designed By Issue Date TSP ASHIN OF TON REGISTERED 311 BUILDING APTS 7/24/2015 E ARCHI Drawn By. ADB SUBMITTAL / ,DMD , MN.Sh 311 EDMONDS ST. p1eed By: prq N,,; arsons, 250 4TH AVE. S. T (425) 275-9808 Certificate No. 307 EDMONDS WA TSP 70022023 Suite 101 F (425) 275-0272 EXPIRES 6/29/2017 Edmonds, WA 98020 _.P.Lneo Attachment: Attachment 1 - Original Project Plans (2253 : Revision to Beach Walk Apartments) 1 1 I 1 1 II 1 �I 1 GRAPHIC SCALE 8 4 O 8 12 16 ( IN FEET ) 1/4 inch = 1 ft. LANDSCAPE PLAN 5.1.b CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting November 4, 2015 Chair Gootee called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers, 250 - 5t' Avenue North, Edmonds, Washington. Board Members Present Board Members Absent Staff Present Bryan Gootee, Chair Bruce O'Neill Jen Machuga, Associate Planner Cary Guenther, Vice Chair Karin Noyes, Recorder Brian Borofka Lois Broadway Tom Walker BOARD MEMBER BOROFKA MOVED THAT THE MINUTES OF OCTOBER 7, 2015 BE APPROVED AS SUBMITTED. BOARD MEMBER BROADWAY SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA BOARD MEMBER BROADWAY MOVED THAT THE AGENDA BE APPROVED AS SUBMITTED. BOARD MEMBER BOROFKA SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. REQUESTS FROM THE AUDIENCE: No one in the audience indicated a desire to address the Board during this portion of the meeting. PRESENTATION BY MAYOR EARLING Mayor Earling recognized and thanked Board Members O'Neill and Gootee for their years of service on the Board, and presented Board Member Gootee with a gift. (Note: Board Member O'Neill was absent.) He noted that both would be retiring from the Board at the end of 2015. He said he receives numerous comments about the high-level of volunteerism in the community. He shared some examples, and advised that he has been invited speak on the subject at a conference in April. Chair Gootee thanked the Board members and said he enjoyed working with them very much. CONSENT AGENDA: There were no items on the consent agenda. Architectural Design Board Meeting Minutes of Regular Meeting November 4, 2015 Pagel of 7 Packet Pg. 20 5.1.b MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC HEARINGS - MAJOR PROJECTS: File Number PLN20150036: Phase 2 of a public hearing for GBH Holdings LLC for a district -based design review of a new 9-unit residential building at 303 Edmonds Street and architectural improvements to an existing mixed -use building at 311 Edmonds Street. Chair Gootee explained that the purpose of this open record hearing is for the Architectural Design Board (ADB) to address GBH Holdings LLC's design review application for a new 9-unit residential building and minor architectural improvements to an existing mixed -use building located at 303 and 311 Edmonds Street. The project is subject to a two- phase public hearing before the ADB. Phase 1 of the hearing occurred on September 2nd, at which time the hearing was continued to November e for the Phase 2 portion. Chair Gootee opened the public hearing and reviewed the rules and procedures for the hearing. He advised that during the open record hearing, the staff, applicant and any member of the public would have an opportunity to introduce evidence into the administrative record. The evidence could be in the form of public testimony and/or through submission of written comments or other documents. He cautioned that evidence should be germane to the design review criteria and asked that speakers identify the design review criteria that their comments are intended to address. He noted that citizens who want to speak at any future appeal on the application need to testify during the hearing to preserve their ability to participate in the future. Chair Gootee reviewed that the Appearance of Fairness Doctrine requires that the hearing be fair in form, substance and appearance. Not only must it be fair, it also must appear fair. He asked whether any member of the Board had engaged in communication with opponents or proponents regarding the issues in the design review matter outside of the public hearing process. All Board Members answered no. Next, Chair Gootee asked if any member of the Board had a conflict of interest or believed that he/she could not hear and consider the application in a fair and objective manner. Board Member Broadway disclosed that the application is being presented by members of her firm. None of the Board Members felt it necessary for her to recuse herself from the discussion and decision. Lastly, Chair Gootee asked if anyone in the audience objected to any Board Member's participation as a decision maker in the hearing. No one in the audience indicated a concern. Chair Gootee explained that, because the Board is making an evidentiary record that may be relied upon in the future, it is important that the Board Members ask any and all questions of speakers during the hearing. One of the most important purposes of the hearing is to ensure that all relevant facts are brought to light through the process. He asked all those who planned to testify at the hearing to stand and raise their right hand. He invited them to affirm that the testimony they would be giving would be the truth, the whole truth and nothing but the truth. Ms. Machuga presented the staff report, stating that the subject proposal is for design of a new 9-unit residential building at 303 Edmonds Street and minor architectural improvements to an existing building located at 311 Edmonds Street. The site is located on the corner of 3rd Avenue North and Edmonds Street and is within the Downtown Business (BD2) zone. The eastern portion of the site (311 Edmonds Street) is developed with existing two-story mixed -use building that contains an office on the ground floor and four residential units on the upper floor. The proposal includes minor architectural improvements to this existing building. The western portion of the site (303 Edmonds Street) is currently an undeveloped gravel area that is occasionally used for parking, but is not an improved parking lot. The proposed 9- unit residential building would be located on that portion of the property. Ms. Machuga pointed out that pedestrian access to both building would be directly off of Edmonds Street, and no vehicular access or on -site parking is proposed. She noted that, following the issuance of the Staff Report, two public Architectural Design Board Meeting Minutes of Regular Meeting November 4, 2015 Page 2 of 7 Packet Pg. 21 5.1.b comment letters were received, both of which address concerns related to the lack of on -site parking. Both letters were emailed to Board Members prior to the meeting, and hard copies are available, as well. She entered the letter from Barbara and Patrick Marker into the record as Exhibit 11 and the letter from Jeff and Vicki Phillips into the record as Exhibit 12. Although both letters referred to the parking standard within ECDC 17.50, it should be noted that the BD zoning standards of ECDC 16.43.030.D specifically state that whenever there are conflicts between the requirements of ECDC 16.43 and 17.50, the provision in ECDC 16.43 shall apply. Thus, the site is subject to the off-street parking requirements in 16.43.030.D, which do not require parking for any commercial floor area of permitted uses within the BD2 zone and also do not require parking for any floor area in any building with a total building footprint of less than 4,800 square feet. Therefore, no on -site parking is required for the subject proposal. Ms. Machuga reminded the Board that, pursuant to ECDC 20.12.010, proposed developments in the BD zones that require a State Environmental Policy Act (SEPA) threshold determination also require review by the ADB in a two - phased public hearing process that is intended to provide public and design professional input at an early stage. Phase 1 of the process was held before the ADB on September 2°d, at which time the Board reviewed the conceptual project plans, took testimony, established the Design Guidelines Checklist, and continued the hearing to November 41'. Following the Phase 1 hearing, the applicant submitted revised project plans, which were provided in Exhibit 5 of the Staff Report, as well as a letter stating how the Design Guidelines were addressed (Exhibit 6). During the Phase 2 hearing, the Board will review the revised plans and take public testimony. After the public hearing has been closed, the Board will deliberate and make a decision on the proposal. Ms. Machuga recalled that several criteria must be considered when reviewing the subject application, including the general and downtown -specific design objectives of the Comprehensive Plan, the Design Guidelines Checklist as prioritized by the ADB on September 2°d, the zoning standards of ECDC 16.43, and the additional design standards specific to the BD zones in ECDC 22.43. She further reviewed that the project plans were fairly well formed at the Phase 1 hearing, so the applicant has not made many changes to what the Board reviewed on September 2°d. The applicant has, however, eliminated the proposal to re -clad the existing building. Instead, the applicant is proposing to paint the building and make other minor architectural improvements such as a canopy over the front entry, enclosing the stairwell on the eastern side of the building, and providing hanging flower baskets and steel planter boxes. Ms. Machuga provided drawings to illustrate the changes proposed for the existing building, as well as the design of the new building. She advised that the Staff Report provides greater detail as to how the proposal is in compliance with applicable codes and design guidelines. For example, the main entrances to both buildings have been clearly identified by a recessed entry on the proposed new building, canopies over both building entrances, and flower boxes and planters. Pedestrian access to both buildings is provided from Edmonds Street. Although the applicant is not proposing to use the same materials on both buildings, he is proposing similar colors and design elements. The screening wall around the stairwell will be the same material as the lower fence that will go around the patios on the proposed new building. Ms. Machuga summarized that with the conditions outlined on Pages 27 and 28 of the Staff Report, staff believes the proposal is consistent with applicable codes, as well as the design guidelines and criteria. She recommended the Board approve the proposal with the conditions as outlined in the Staff Report. Alex Bautz, TGB Architects, Edmonds, advised that to address the Board's previously -stated concerns relative to modulation, the west elevation was revised to continue the bump out that was originally proposed for the upper two stories all the way to the ground level. He provided material boards to illustrate the types and colors of proposed materials. The applicant is proposing a brick material on the lower level of the new building, with Hardie Panel and beveled lap siding above. Paint colors include "Drifting Sand" (grey) for the body, "Ocean Storms" (blue) for the accent, and "Herare White" for the trim. The applicant is no longer proposing Hardie Panel siding for the existing building. Instead, the existing siding would be painted to match the grey color (Drifting Sand) used for the body of the proposed new building. Architectural Design Board Meeting Minutes of Regular Meeting November 4, 2015 Page 3 of 7 Packet Pg. 22 5.1.b Mr. Bautz further reviewed that the applicant is now proposing a canopy over the entrance and lower windows on the front fagade of the existing building, as well as planter boxes and hanging baskets to match those proposed for the new building. As per the Board's request, the applicant is proposing to enclose the stairwell with a wood cedar horizontal fence that matches the horizontal fencing that is proposed for the new building, the screening around the dumpster and transformer enclosures, and the common area courtyard fence and gate. All of these modifications will bring down the human scale and create interaction at the street level. Board Member Borofka requested clarification on the materials and colors proposed for the main portion of the two buildings. Mr. Bautz referred to Attachment A.5 of Exhibit 5 of the Staff Report and answered that the existing building would be painted the grey color (Drifting Sand) to match the color that will be used for the Hardie Panel proposed for the new building. The protrusions on the north, south and west facades of the new building would be painted the blue color (Ocean Storms), and the trim around the windows would be painted white (Herare White). The band on the south fagade of the existing building would also be painted white. Board Member Gootee requested more information about the proposed fencing materials, noting that cedar fencing will become discolored due to weather. Mr. Bautz said the fencing material would likely be horizontal cedar, but it would be stained and sealed to preserve its color. Board Member Walker recalled that the Board previously voiced concern about the blank walls on the existing building. He said the band on the southern elevation works well to break up the wall, and he questioned why the applicant is no longer proposing that the band continue around all sides of the building. Steve Butterfield, TGB Architects, explained that as structural improvements were made to the existing building, the structural engineer voiced concern about whether the exterior structure could support the weight of the additional materials. The existing building will be painted to match the new building. Whether it is clad in CMU or Hardie Panel siding, the appearance should be similar. The applicant is currently proposing a band on just the southern elevation. Board Member Borofka asked if the applicant has a drawing to illustrate what the existing building would look like if the conditions outlined in the Staff Report relative to the stairwell screening and band around the building were incorporated into the design. Mr. Butterfield explained that since the September 2nd meeting, the band around the existing building was removed because it was determined to be structurally unsound as it was applied to the existing CMU material. Another option would be to simply paint a band around the building or use a different material. Chair Gootee referred to the drawings that were submitted during the Phase 1 hearing and said it appears that an element was removed from the parapet of the existing building. Mr. Bautz explained that the previous proposal included a wood element that was intended to tie to the new building. When the Hardie Panel was removed from the design, this element was eliminated, as well. Chair Gootee summarized that it appears the options are limited for the existing building due to the structural integrity of the exterior wall. Mr. Butterfield reminded the Board that the applicant has already done extensive structural improvements, and it was determined that the existing band around the building created a safety hazard. Pat Marker, Edmonds, said he attended the Phase 1 hearing, but was unaware that no on -site parking would be required for the project. He assumed that a 9-unit residential building would require parking, as would the existing mixed -use building. The project description provided for the hearing does not mention parking at all, and until recently, he did not know about the code provision that says no on -site parking is required for buildings with a footprint of less than 4,800 square feet. He questioned where tenants of the development would park, given that most of the parking in the area is limited to three hours. Lastly, Mr. Marker asked if the applicant would be required to provide an elevator in the proposed new building. Architectural Design Board Meeting Minutes of Regular Meeting November 4, 2015 Page 4 of 7 Packet Pg. 23 5.1.b Mr. Butterfield responded that he met with City staff early in the process. Upon learning that the parking standard for the BD2 zone does not require on -site parking, the applicant decided to develop apartments on the site, with street parking rather than on -site parking. Chair Gootee acknowledged that Mr. Marker's concern about parking is valid, but it is not within the Board's purview to address. The Board is strictly charged with reviewing the design of proposals, and staff is responsible for insuring that projects are consistent with the code, including parking standards. Ms. Machuga suggested that Mr. Marker take his concern to the City Council with a request that the code be revised. However, the current project is code compliant with regard to parking. Vicki Phillips, Edmonds, said she lives right behind the subject property. She voiced concern that, although she has a permit, she often cannot find parking space on the street during busy days. With all of the activities that take place in the downtown area, people have often parked in her backyard. She asked if the applicant is proposing to provide a load/unload zone for people to move their things in and out of the building. If so, this could further limit the amount of on -street parking that is available to serve the tenants. While she does not foresee problems with parking during the week, it will be a greater concern during the weekends. She noted that people currently park in the alley, which would no longer be possible once the stairway of the existing building is enclosed as proposed. She expressed her belief that the applicant should want to ensure that enough parking is available for the tenants of the new project. While she is grateful that the existing building is being upgraded and the vacant site is being developed, she is very concerned about parking. Again, Mr. Butterfield pointed out that the application is consistent with the City's current requirements for height and parking. The applicant is proposing to enclose the stairway to address life safety issues raised by the Fire Marshall who is concerned that garbage is dropped under the stairs, creating a fire hazard. He agreed that cars would no longer be able to park under the stairs once they are screened. The screening around the transformer and trash enclosure will also eliminate parking spaces along the alleyway. However, it is important to note that these screening elements are required by code. Pat Marker, Edmonds, once again asked if an elevator would be required for the new building. Mr. Butterfield answered that an elevator would not be required based on the size of the proposed new building. CHAIR GOOTEE CLOSED THE PUBLIC TESTIMONY PORTION OF THE HEARING AND THE BOARD BEGAN ITS DELIBERATIONS. Chair Gootee voiced concern that the changes proposed for the existing building have severely reduced its appearance, and it will be a stark contrast to the proposed new building. He asked the Board to share ideas for how the existing building could be dressed up in a cost-effective manner. Vice Chair Guenther recalled that the Board previously commented on how the proposed changes to the existing building did not have the same level of detail as the proposed design for the new building. Now, because of the condition of the exterior of the existing building, the applicant has determined that it cannot be clad with Hardie board as originally proposed. Other than providing a band around the building, it appears that little can be done to provide more detail to the building. Board Member Walker suggested that another option would be to paint the top portion of the building a different color than the bottom. Board Member Broadway agreed that paint variation is one way to break up the monolithic look of the building without challenging the structure's integrity or adding significant cost. However, they must be careful with paint so the structure does not end up looking like a caricature building. Mr. Butterfield requested an opportunity to converse with his client regarding the matter. Following this brief conversation, Mr. Butterfield provided an illustration of the existing building that showed a white band around the entire building, with the upper portion painted blue and the lower portion grey. The illustration also showed screening that follows the contour of the stairs and windows with a little bit of white trim. He emphasized that the band would be a Architectural Design Board Meeting Minutes of Regular Meeting November 4, 2015 Page 5 of 7 Packet Pg. 24 5.1.b board that provides some depth. Ms. Machuga entered the illustration titled, "Approach from East Edmonds Street" dated October 22, 2015 into the record as Exhibit 13. Board Member Walker asked if the structural engineer would support the application of a band around the entire building. Mr. Butterfield answered that it would depend on the material and application used. They need to come up with a material that provides both depth and shadow and then figure out the best way to affix it to the building to ensure it does not fall off. The Board concurred that the illustration in Exhibit 13 adequately addresses their concerns relative to the design of the existing building, as long as the band has some depth. They acknowledged that it is not as favorable as the previous design, but it is a reasonable and affordable solution. The Board further concurred that the applicant has addressed all of the concerns that were raised at the Phase 1 hearing. BOARD MEMBER BOROFKA MOVED THAT THE BOARD ADOPT THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FIND THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA IDENTIFEID DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43. HE FURTHER MOVED THAT THE BOARD APPROVE THE PROPOSAL WITH THE FOLLOWING CONDITIONS: 1. ADDITIONAL INTEREST SHALL BE ADDED TO THE EXISTING BUILDING BY EXTENDING THE PAINTED BELTCOURSE FROM THE SOUTHERN FACADE AROUND ALL FOUR BUILDING FACADES, FOLLOWING A PAINT SCHEME AS PRESENTED IN THE TOP DRAWING OF EXHIBIT 13, WHICH WAS SUBMITTED BY THE APPLICANT ON NOVEMBER 4, 2015. 2. THE SCREENING WALL AROUND THE EXTERIOR STAIRWELL SHALL BE ANGLED TO FOLLOW THE SLOPE OF THE STAIRS AS SHOWN IN THE TOP DRAWING OF EXHIBIT 13, WHICH WAS SUBMITTED BY THE APPLICANT ON NOVEMBER 4, 2015. 3. THE SCREENING OF THE STAIRWAY ON THE EAST SIDE OF THE EXISTING BUILDING SHALL NOT EXTEND FURTHER SOUTH THAN THE FACE OF THE BUILDING TO PREVENT OBSCURING PEDESTRIANS FROM CARS EXITING THE ALLEY. 4. THREE STREET TREES SHALL BE PROVIDED ALONG EDMONDS STREET AT 30' ON CENTER SPACING PER THE CITY OF EDMONDS STREET TREE PLAN. STREET TREE SIZING AND SPECIES IS TO BE DETERMINED AT THE TIME OF BUILDING PERMIT REVIEW. 5. THE APPLICANT MUST APPLY FOR AND OBTAIN ALL NECESSARY PERMITS, AND THE APPLICATION WILL BE 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. BOARD MEMBER WALKER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated applications on the agenda. Architectural Design Board Meeting Minutes of Regular Meeting November 4, 2015 Page 6 of 7 Packet Pg. 25 5.1.b ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: Ms. Machuga announced that the Board's December 2nd meeting was cancelled, but it may be necessary to have a meeting on December 16d'. Ms. Machuga encouraged Board Members to view the video of a presentation the City Attorney made to the Planning Board on October 28t` regarding the Appearance of Fairness Doctrine. She advised that once the Board vacancies have been filled, it may be appropriate to invite the City Attorney to provide training specific to the Board. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: Vice Chair Guenther inquired if the City has allocated a budget to the Board to fund training opportunities, and Ms. Machuga agreed to check and report back. Chair Gootee thanked the Mayor for his gift and presentation on behalf of the City. He also thanked staff for their help in guiding the Board Members along and helping them run effective meetings. [I D1117110 I D10" The meeting was adjourned at 8:16 p.m. Architectural Design Board Meeting Minutes of Regular Meeting November 4, 2015 Page 7 of 7 Packet Pg. 26 Attachment: Attachment 3 - Exhibit 13 Referenced in Conditions (2253 : Revision to Beach Walk Apartments) 13" 5.1.d Machuga, Jen From: Phil Frisk<phil.frisk@pwfarchitecture.com> Sent: Monday, July 3, 2017 1:50 PM To: Machuga, Jen Subject: Beach Walk Apartments (BLD20161366) Attachments: 070317 BW South West Elevations.pdf; 070317 BW North East Elevations.pdf, 070317 BW Site.pdf, 070317 311 A1.04.pdf Hi Jen- Attached are the current exterior building elevations and the site plan for the Beach Walk Apartments project that we discussed last week. As mentioned in your letter to Glenn Safadago, dated June 13, 2017, you thought that the current plans deviated from the approved ADB plans such that it would require an ADB re -review. Below is a summary of the changes we made, which I believe aren't significant enough to warrant the ADB re -review. I've also included the original ADB drawings as well as a supplemental drawing showing a cleaner version of the original exterior elevation drawings (all of which were prepared by the original architect, tgba). I deleted the notes and dimensions on my drawing, to make an easier comparision to the original approved drawings. We are not changing the approved exterior colors and materials; the lap siding, panel siding with metal reveals, masonry veneer, deck railing, and window styles are the same as in the approved ADB. And the roof profile and overall building modulation is not significantly different, revised primarily to provide a required second exit at the back. Minor changes were made to each elevation. To summarize: South Elevation 1. This is the front of the buildings so is likely considered the most important. Subtle changes were made to the sloping roof overhangs, as what was originally depicted couldn't feasibly be constructed without additional modifications. And the sloping roof on the right side of the south elevation actually exceeded the allowable building height. 2. Some of the window sizes were adjusted to accommodate the required structure (larger lateral shear panels) and to facilitate construction (it's not possible to join a vinyl -framed window with a wood -framed door, as shown at the balconies in the original drawings). 3. Transom windows are added to the top -floor unit on the right, given the vaulted ceiling in that space. I would assume this is recognized as adding aesthetic value and would have been approved if they were shown on the original design. 4. The existing building (on the right) will be modified basically as shown, and will be submitted as a separate permit. I included the elevation drawing for easier reference. West Elevation 5. The windows are changed only slightly, with transom windows added at the top -floor units. This improves the overall appearance of the building given the relatively minor modulation in the approved original version. Packet Pg. 28 5.1.d 6. The sloped roof overhang is reduced on the right side, since what was originally depicted would have required a variance, as it was projecting over the public right-of-way. 7. As mentioned above, the exterior siding colors and materials have not changed. North Elevation 8. The change shown here is to accommodate a second exit, required for egress. Because this is at the back of the building, it is not a highly visible building feature. And because it actually increases the building modulation, it is providing a small aesthetic improvement for the few people that will see it. I'm showing it with the lap siding so it will visually tie-in with the more -visible right side of the north elevation. 9. The windows are revised to meet the building code requirements; as originally drawn they were too large, given the proximity to the property line. East Elevation 10. The windows were reduced in size from what was originally drawn, due to the proximity to the existing adjacent building. As with the north elevation, the windows had exceeded their allowable area of the wall surface. Because the existing building is only ten feet away, this elevation won't be as highly visible as the south and west elevations. 11. The sloping roof trim was extended along the wall to provide a larger -scale architectural feature, allowing the two types of siding to have an angled line of intersection. Because this portion of the wall will project above the adjacent existing building, this adds some aesthetic value. Landscaping 12. Because we are now including the street trees along Edmonds Street, there doesn't appear to be a significant departure from the approved landscape plan. The planters along the south building elevations were removed at the direction of the City, as they were in the public right-of-way. So apparently they shouldn't have been included in the ADB approval. I'll be submitting a complete set of drawings; this e-mail is to hopefully allow you to eliminate the requirement for the ADB re -review, which would impact the work effort to formally respond to your correction letter. If you have any questions on this or suggest additional modifications to facilitate your approval, I am willing to meet in person to discuss them. I hope the City is able to decide on this before you leave on vacation, as I'm sure you know we are eager to have our permit issued. Thanks Jen for your help! Philip W. Frisk, AIA Principal a rchitecture 144 Railroad Avenue, Suite 307 Edmonds, Washington 98020 (425) 582.0948 p (425) 582.2439 If PWFArchitecture,com a a 76 U m 0 0 y M LO N 2 Packet Pg. 29 5.1.d Machuga, Jen From: Phil Frisk <phiLfrisk@pwfarchitecture.com> Sent: Wednesday, July 26, 2017 12:14 PM To: Machuga, Jen Cc: Glenn Safadago; Heidi Fyall Subject: Beach Walk Apartments Attachments: Original Beach Walk ADB Approved Landscape Plan.pdf; Revised Beach Walk Landscape Plan.pdf; Original Beach Walk ADB Submittal.pdf, 070317 BW South West Elevations.pdf; 070317 BW North East Elevations.pdf; 070317 311 A1.04.pdf Hi Jen- Glad we could talk yesterday about our upcoming ADB meeting. As we discussed, below are the changes to the ADB approval of the existing 311 Building: 1. The horizontal trim is on all four sides of the building as requested, but is raised slightly to align with the existing window sill trim. Doing so ties the trim to the existing architectural features, resulting in a more intentional and less random appearance. Also, a common rule for aesthetic proportioning is to locate breaks in visual elements into "thirds", be it a canvas, photograph, or a building. This provides a better visual balance over having the trim at the halfway point on the building. 2. I'm suggesting the colors be inverted from the original submittal, with the darker blue for the walls below the new horizontal trim, and the lighter beige for the walls above it. This follows a common convention of locating darker colors on lower portions of a building, and lighter colors on a building's upper portions. Otherwise the building would be visually top-heavy and have a more ponderous appearance. 3. The screening of the existing stairs is as requested by the ADB approval. According to the property survey the east end of the stairs is about four inches from the south property line. So the screening will not encroach on the public right-of-way. 4. The canopy can be reduced in length as needed to accommodate the City's preferred location of new street trees. please let us know where it should be located. Attached are the drawings we discussed to present at our meeting. Let me know if you need anything else. I am in Portland for a couple days but will be back in the office Friday. Thanks Jen for your help! See you on August 2 at 7:00. I'll bring a laser pointer so I can reference the drawings on the video screen. Packet Pg. 30 5.1.d Philip W. Frisk, AIA Principal a rchitecture 144 Railroad Avenue, Sub 307 Edmonds, Washington 98020 (425) 582.0948 p (425)582.2439f PWFArchitecture.com M LO N N r V d L V L Q E O L CU E W C w E M U Y Y Q r E M U 2 a Packet Pg. 31 rchitecture BASELINE EXISTING SPOT ELEVATION 53.53' BASELINE EXISTING SPOT ELEVATION 52.64' 5'-2 1/2" 22'-0" 4'-0" 4'-0" 10'-01, 14'-0" VERIFY METHOD OF ALIGNMENT WITH EXISTTNG CURB AND SIDEWALK DEMOLISH EXISTING FENCE _ _ _ _ _ S60°55'02"E 117.59'_ _ PAVING AT BUS S, OP PER CIVIL ENGINEERING DRAWINGST, I NE 4' SID WALK W/TROWLED CONTROL JOINTS P 24" O.G. 20'-0„ OUTLINE OF DECKS LANDING BIKE 6,�014 SIL)EIA111.1 < AR IN EL v. 5 .31' MATCHES EXISTING (VERIFY) 14' 4" x 7' m" AND ROOF ABOVE ELEV. II CONCRETE PATIO 53.56 (A OU /' PE FO T) SL E OR RA NA E) ELEV, 53.56' 1®' MIN. CLEAR EACH DIRECTION 6' CEDAR FEN E DUMPSTER ENCLOSURE W/ 'WIDE GATE DUMPSTER SLAB ELEV. 54.2m' (SLOPE FOR DRAINAGE) 1 BIKE RACK I I � II i NEW CU415 AND SIDEWALK PER CIVIL DRAWINGS I I - d- I � > 16.00 III � o NEW 36" PAL F-TLE GRATES PER LANDSCAPING PLANS \' II [3„ � I N o 4" 62'-4" O .SLOPE NEW LANDING AT EXISTING DOOR FOR DRAINAGE CDo I 54. 3' w OF BUILDING FACE Propose Building g - Existing Building g g - � I w 3 IU o , ALONG GRIDLIIN A -� w 00 Q �. NSF Level 1 Slab E evation 53.60' Ground Floor Slab Elevation 54.67' o (Modifications Under Separate Permit) N o 3'-2" r = cn ® 0-) N --I Q DIMENSIONS FOR I AC71NARY PROPERTY LINE BETWEEN BUILDINGS, TYP. - �, I (SEE ALSO SEPARATE PE IT FOR EXISTING BUILDING "311 MIXED -USE BUILDING") � � I I I O EXIST NG STAIR WI TH NEW SCRE NING COLD JOINTS Al IGNS WITH TREE GRA TE AS SHOWN, TYP. - r AS P R ADB APPROVAL (SEPARATE PERMIT) RODF OVERHANG, TYP. °0 3 EXISTING CURB C T TO BE REMOVED J w _ RECESSED MAILBOX PER DETAIL CAST IRON LINEAR DRAIN GRATEAt I -' 7„ w (ELEV. 53.50') — - O li U III OUTLINE OF DECKS ABOVE - /MA6_/NARY FRCFERTY L INE BE TWEEN BUILDINGS X L CONCRETE PATIO — = 11-7' x 5 -m IL ELEV. 53.56' CONCRETE PATIO MATCH DECK SIZE ABOVE cv0°55 02'+E� 1 ELEV. 53✓61 OUTLINE OF DEC S OVE EX ISTINJOVERHEAD POWER LINE BASELINE EXISTING SPOT ELE'vATION 53.SO' BASELINE EXISTING SPOT ELEVATION 54.30' CO D JOINTS — — EXISTING OVERHEAD POWER E ISTING CURB GUT � LD OINSALIGN 36" REEGRAE,TP. — ---- f ----_ ( T IRE IT) PQ /VERTANSITION NG TO EI XISTFY CURB Q FACE OF NEW CURB 1 --- O REMOVE PLANTER STRIP REMOVE CURB CUT NEW CURB AND 7' SIDEWALK NEW 36" TREE GRATES PER LANDSCAPING AND CIVIL PLANS NEW ADA-COMPLIANT RAMP AND TACTILE WARNINGS AT ALLEY 3 NEW RAMP AND ADA-COMPLIANT TACTILE PER CIVIL DRAWINGS �'" PER CIVIL DRAWINGS (VERIF)ALIGNMENT WITH EXISTING CURB) z WARNINGS PER CIVIL DRAWINGS �' 28'x28' TROWELED CONTROL w JOINT SPACING AS SHOWN) w i U 29'-9" +/- (VERIFY) 14'-4" 14'-4" —�— 28'-8" 28'-6" x w z v SITE BENCHMARK NORTH SIDE OF SANITARY SEWER MANHOLE NUMBER 229 ELEVATION 53.93' (SEE SURVEY) E DMONDS STREET - - - S - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — 6m' R.O.W. Scale: 1" = 8' 1. See survey drawing for existing site conditions. 2. See civil engineering drawings for proposed site and frontage improvements. 3. See landscape drawings for proposed landscaping. 4. See also Architectural Design Board approval (File No. PLN20150036) for additional requirements. 5. The street trees originally proposed along Edmonds Street would be in conflict with the existing overhead power lines, and are therefore not included in the scope of work. 6. Zoning: Downtown Business, BD2 7. Lot Size: 7,054 square feet 8. Allowable Lot Coverage: 100% Proposed Lot Coverage: 66.8% (2,959 SF new building + 1,756 SF existing building) 9. Required Parking: 0 spaces Proposed Parking: 0 spaces 10. Allowable Building Height: 30' above average grade (83.58') Actual Building Height: 83.43' Average Grade: (52.64' + 53.58' + 54.30' + 53.80')/4 = 53.58' 11. No building setbacks required from property lines. Proposed building is separated from existing building by a minimum of 10'. 12. Property owner: GBH Holdings, LLC PO Box 1509 Langley, WA 98260. 13. Parcel Number: 00434202600102. 14. See also separate permit for adjacent existing structure ("311 Mixed -Use Building"). 1 Scale: 1" = 1'-0" Masonry Planter (Deleted) IAH AVENUE WASHINcioN WWWJWFARCHIiECiURE.COM \`� � Member of the American Institute of Architects Beach Walk Apartments 303 Edmonds Street Edmonds, WA 98020 PROJECT NHMHHR: 01.16002 September 26, 2016 r S1P: c E c� Q 7320 REGISTERED ARCHITECT a� 00 0 PHILIP W. FRISK o STATE OF WASHINGTON • The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. REVISIONS: 03/31/17 S H I I 1 1IILE: Site Plan Planter Detail sHEEI NUVHER: Al 02 1 Packet Pg. 32 M In N N c ca a as 0 a. a� a� r c m E t 0 r r Q c as E a rchitecture North Elevation Scale: 1/4" = V-0" 1. Windows, doors, and other penetrations installed and flashed per manufacturer's specifications. Provide additional flashing, caulking, and sealant as required for sutable protection from water, moisture, and weather. 2. Finish materials and colors shall be as specified in the Architectural Design Board's approval documents. 3. Verify size and location of all duct terminations with approved mechanical drawings and the Architect. Scale: 1/4" = V-0" 1. Windows, doors, and other penetrations installed and flashed per manufacturer's specifications. Provide additional flashing, caulking, and sealant as required for sutable protection from water, moisture, and weather. 2. Finish materials and colors shall be as specified in the Architectural Design Board's approval documents. 3. Verify size and location of all duct terminations with approved mechanical drawings and the Architect. HORIZONTAL % "REVEAL (FRY REGLECT FCP-Z FLASHING OR EQ.) VERTICAL %"REVEAL AL IONW/TRIM BELOW AS SHOWN (FRY REGLECT FCP-VERTICAL OR EQ.) DRIP FLASHING OVER 2x2 TRIM 2x2 PRE -PRIMED 545 CEDAR TRIM, TYP. MAINTAIN % "REVEAL ABOVE 2x2 TRIM, TYP. VERTICAL TRIM (FRY REGLECT FCP-J-CHANNEL OR Ea) VINYL WINDOW FRAME Reveal at Window Scale: 1" = V-0" Install metal reveals and fiber cement panel siding according to manufacturer's instructions. Metal reveals to be painted the same as the fiber cement panel siding. Drip flashing over 2x2 window head trim to be finished to match 2x2 trim. Provide additional sealants as required for suitable protection from weather and water intrusion. HORIZONTAL % " REVEAL (FRY REGLECT FCP-Z FLASHING OR EQ.J VERTICAL % "REVEAL ALIGN W/TRIM BELOW AS SHOWN (FRY REGLECT FCP-VERTICAL OR EQ.) DRIP FLASHING OVER 2x2 TRIM, TYPP, 2x2 PRE -PRIMED 545 CEDAR TRIM, TYP. MAINTAIN % "REVEAL ABOVE 2x2 TRIM, TYP. ALIGN HORIZ. 2x2 TRIM AT DOOR $ WINDOW REVEAL FROM FACE OF DOOR JAMB TO 2x2 TRIM (ADJUST WINDOW HDR, HT, AS NEEDED) V RTICAL 2x2 PRE -PRIMED 545 CEDAR TRIM, TYP. VINYL WINDOW FRAME 2 Reveal at Door and Window Scale: 1" = V-0" Install metal reveals and fiber cement panel siding according to manufacturer's instructions. Metal reveals to be painted the same as the fiber cement panel siding. Drip flashing over 2x2 window head trim to be finished to match 2x2 trim. Provide additional sealants as required for suitable protection from weather and water intrusion. I 4 4 RAILROAD AVENUE, SUITE 307 LDH0NDS, WASHING10N 98020 (1 5) 582.0948 P (1 5) 582.2139 L WWW.PWIARCHIt[C1URE.00M \`I �/ Member of the American Institute of Architects PROJECT NUMBERut 01M 7320 REGISTERED ARCHITECT LPHILIP W. FRISK TATE OF WASHINGTON N 0 t [ : The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. 03/31 /17 SHEET NUMBER: Al 0 0 a Packet Pg. 33 rchitecture South Elevation Scale: 1/4" = 1'-0" . VVY, 1=1 al Y 3. Verify size and location of all duct termi C Scale: 1/4" _ 0 1'-01, submittal) and the Architect. submittal) and the Architect. all Existing Building Awnin Scale: 1" = 1'-0" (Deleted/Separate Permit) I 4 4 RAILROAD AVENUE, SUITE 307 EDH0NDS, WASHING10N 98020 (1 5) 582.0948 P (1 5) 582.2139 E WWW.PWIARCHIt[C1URE.00M \`I �/ Member of the American Institute of Architects PROJECT NUMBER0 01W f3_ W�i 4ivo N 0 t [ : The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. 03/31 /17 Val T M, 17111 SNfEI NUMBER: Al 007 a Packet Pg. 34 rchitecture UPPER PORTION OF WALLS ABOVE NEW WORIZONTAL TRIM 'DRIFTING SAND" MATCWES COLOR AT FROFOSED ADJACENT AFARTMENT BUILDING, TYF, 1:1 LOWER PORTION OF WALLS BELOW NEW PORIZONTAL TRIM "OCEAN STORMS" MATCWES COLOR AT PROPOSED ADJACENT AFARTMENT BUILDING, TYF, OEMOLISP 1-STORY PORTION OF BUILDING [JEJEJE] EXISTING BUILDING UNCWANGED SPOWN WITW LIGPT LINES, TYF. Scale: 1/4" = V-0" 1. See Design Review file number PLN2015-0036 for requirements of the proposed improvements to the exterior of the existing building. 2. See Building Permit application number BLD2016-1366 for the proposed adjacent apartment building as needed for the coordination of colors and finishes. 3. Verify existing conditions as needed. 4. The Architect, Structural Engineer, and Building Official as required shall review the design and installation documents for the pre-engineered awning. Verify the capacity, condition, and requirements for the existing embedded anchors in the CMU wall to be used to support the awning. EXISTING BUILDING UNCWANGED SPOWN WITW LIGWT LINES, TYF. NEW FREFRIMED CEDAR TRIM AROUND ENTIRE BUILDING AS SPOWN (MATCW PROFILE OF AND ALIGN WITW EXISTING MASONRY WINDOW SILLS, TYF) "WERARE WWITE" COLOR MATCWES AT FROFOSED ADJACENT AFARTMENT BUILDING NEW 2x2 $ 2x4 CEDAR TRIM SCREENING SPACED 314 " ON NEW AND EXISTING 44 F03T3 PER FLAN (STAIN TO MATCW TWAT AT PROPOSED ADJACENT APARTMENT BUILDING) `--POST BASE AT CONCRETE FIER BLOCK ON 12"x12"x6" CONCRETE FOOTING MIN. 12" BELOW GRADE AT NEW F.T. FOSTS PER PLAN (14 BAR DOWEL FROM FOOTING TO FIER BLOCK) NEW FREFRIMED CEDAR TRIM AROUND ENTIRE BUILDING AS SPOWN (MATCW FROFILE OF AND ALIGN WITP EXISTING MASONRY WINDOW SILLS, TYF) "WERARE WWITE" COLOR MATCWES AT PROPOSED ADJACENT APARTMENT BUILDING SUPPORT CABLES TO EXISTING ANCWORS EMBEDDED IN MASONRY WALL (VERIFY CONDITION AND REQUIRED CAPACITY WITW AWNING MANUFACTURER) NEW 4' x 34' PRE-ENGINEERED AWNING W/2x3 CEDAR SLATS SFACED 1%" FLASWING MATCWES FAINT COLOR AT FROFOSED ADJACENT APARTMENT BUILDING UPPER PORTION OF WALLS ABOVE NEW PORIZONTAL TRIM "DRIFTING SAND" MATCWES COLOR AT PROPOSED ADJACENT APARTMENT BUILDING, TYF, LOWER PORTION OF WALLS BELOW NEW WORIZONTAL TRIM "OCEAN STORMS" MATCWES COLOR AT PROPOSED ADJACENT APARTMENT BUILDING, TYF. Scale: 1/4" = V-0" 1. See Design Review file number PLN2015-0036 for requirements of the proposed improvements to the exterior of the existing building. 2. See Building Permit application number BLD2016-1366 for the proposed adjacent apartment building as needed for the coordination of colors and finishes. 3. Verify existing conditions as needed. OFFER PORTION OF WALLS ABOVE NEW PORIZONTAL FLASPING MATCHES PAINT COLOR AT TRIM 'DRIFTING SAND" MATCHES COLOR AT PROPOSED ADJACENT APARTMENT BUILDING PROPOSED ADJACENT APARTMENT BUILDING, TYF, NEW FREFRIMED CEDAR TRIM AROUND ENTIRE BUILDING AS SPOWN (MATCW PROFILE OF AND ALIGN WITW EXISTING MASONRY WINDOW SILLS, TYF.) "WERARE WWITE" COLOR MATCWES AT PROPOSED ADJACENT APARTMENT BUILDING NEW 2x6 CEDAR CAP REPLACES EXISTING EXISTING STAIR $ RAILING UNCWANGED EXCEFT AS NOTED ALIGN NEW e EXISTING POSTS WWERE SWOWN East Elevation REMOVE POST EXISTING BUILDING UNCWANGED SPOWN WITP LIGWT LINES, TYF. NEW F.T. 4x4 POSTS PER PLAN SPOWN WITW DARK LINES, TYF. LOWER PORTION OF WALLS BELOW NEW WORIZONTAL TRIM "OCEAN STORMS" MATCWES COLOR AT PROPOSED ADJACENT APARTMENT BUILDING, TYF. NEW 2x2 $ 2x4 CEDAR TRIM SCREENING SFACED 3/" ON NEW AND EXISTING 4x4 POSTS PER PLAN (STAIN TO MATCW TWAT AT FROFOSED ADJACENT APARTMENT BUILDING) F xX OST BASE AT CONCRETE PIER BLOCK ON 12 "x12' CONCRETE FOOTING MIN, 12" BELOW GRADE AT NEW P.T. POSTS PER PLAN (1*4 BAR DOWEL FROM FOOTING TO FIER BLOCK) Scale: 1/4" = V-0" 1. See Design Review file number PLN2015-0036 for requirements of the proposed improvements to the exterior of the existing building. 2. See Building Permit application number BLD2016-1366 for the proposed adjacent apartment building as needed for the coordination of colors and finishes. 3. Verify existing conditions as needed. I LEI �F NEW FREFRIMED CEDAR TRIM AROUND ENTIRE BUILDING AS SPOWN (MATCW PROFILE OF AND ALIGN WITW EXISTING MASONRY WINDOW SILLS, TYP.) "WERARE WWITE" COLOR MATCWES AT FROFOSED ADJACENT AFARTMENT OEMOLISP EXISTING CONDUIT II II II II II II I BUILDING REMOVE FINISPES FROM PREVIOUSLY -INTERIOR CMU WALL AND FAINT TO MATCW ADJACENT EXTERIOR CMU WALLS I II I II II II II I FILL EXISTING WOOD -FRAMED WALL WITW CMU CONSTRUCTION TO MATCW EXISTING 2-POUR RATING (VERIFY EXTENT) I I I I I I III III I I III III I 11'-10 3/l(o" FIRE SEPARATION DISTANCE VARIES FROM 9'40" TO 10'-3" GROSS WALL AREA: 30 SF <10' FSD, 215 SF >10 , <15' FSD 40 SF (30 (P 10 0, 215 (P 15 0) UNPROTECTED OPENINGS ALLOWED 33 SF UNPROTECTED OPENINGS (EXISTING) PROVIDED 24'-11 13/16" FIRE SEPARATION DISTANCE VARIES FROM TO T-&" GROSS WALL AREA: 620 SF l2 SF (10 0) UNPROTECTED OPENINGS ALLOWED 55.4 SF UNPROTECTED OPENINGS (EXISTING) PROVIDED West Elevation EXISTING BUILDING UNCWANGED SPOWN WITW LIGWT LINES, TYF. SUPPORT CABLES TO EXISTING ANCWORS EMBEDDED IN MASONRY WALL (VERIFY CONDITION AND REQUIRED CAPACITY WITW AWNING MANUFACTURER) ANEW 4' x 34' PRE-ENGINEERED AWNING W/2x3 CEDAR SLATS SPACED I % " DEMOLISW I -STORY PORTION OF BUILDING FILL EXISTING OPENING WITW CMU CONSTRUCTION TO MATCW EXISTING 2-POUR RATING (VERIFY EXTENT) L S'-10" L FIRE SEPARATION DISTANCE VARIES FROM 10'4" TO W-O" GROSS WALL AREA: 220 SF 33 SF (15%) UNPROTECTED OPENINGS ALLOWED 33 SF UNPROTECTED OPENINGS (EXISTING) PROVIDED Scale: 1/4" = V-0" 1. See Design Review file number PLN2015-0036 for requirements of the proposed improvements to the exterior of the existing building. 2. See Building Permit application number BLD2016-1366 for the proposed adjacent apartment building as needed for the coordination of colors and finishes. 3. Verify existing conditions as needed. 4. The Architect, Structural Engineer, and Building Official as required shall review the design and installation documents for the pre-engineered awning. Verify the capacity, condition, and requirements for the existing embedded anchors in the CMU wall to be used to support the awning. I I 4 RAILROAD AVENUE SUIII 301 1 V0 NDS WASHING10 98020 (425) 582,0948 P (425) 582.24C9 I WWW.PWFARCHIIICIURI C0 11= Member of the American Institute of Architects FE?JE°I 11061HEP, at*w STAMP: NOTE: The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. SHEET NUMBERAl I a Packet Pg. 35 d U) (s;uawliedd MleM yaeeg 01 uolslAON : ESZZ) sueld;aafoad PaslAGN - S;uauayaeJJV :JU8WLl3eJ4V 1 a� a a� Y V fC a I I I Q I I I a I I I a I I I Q I I I a I I I I I WA— — PWA — LJ WA—� I I I a 3 I 5 I I I / J SON\ I I I a WA- s zA �� PLANT SCHEDULE D r- -P- TV -E- a U, D I a D Aa a D (2) 3' x 3' TREE GRATE (SEE ARCHITECTURAL & ENGINEERING DRAWINGS) R i i i i AlZRAIZIAUZAS'! SYMBOL BOTANICAL/COMMON NAME SIZE/COMMENTS TREES • ACER CIRCINATUM/ VINE MAPLE 8-10'HT., B&B, NURSERY -GROWN, SPECIMEN, MULTI -STEMMED ZELKOVA SERRATO 'MUSASHINO' / 2" CAL., SPECIMEN QUALITY, 'MUSASHINO' ZELKOVA BRANCHED AT 5' SHRUBS/TALL ORNAMENTAL GRASS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'/ 5 GAL. CONT., 18" HT., 'KARL FOERSTER' FEATHER REED GRASS FULL & BUSHY LEUCOTHOE FONTANESIANA 'GIRARD'S RAINBOW' / 5 GAL. CONT., FULL & BUSHY 'GIRARD'S RAINBOW' DROOPING LEUCOTHOE MISCANTHUS SINENSIS 'MORNING LIGHT' / 5 GAL. CONT., FULL & BUSHY 'MORNING LIGHT' MISCANTHUS RHODODENDRON 'PJM' / 'PJM' RHODODENDRON 18"-21" MIN. HT, SPECIMEN QUALITY SARCOCOCCA HOOKERANA VAR. HUMILIS / 2 GAL. CONT., SPECIMEN QUALITY HIMALAYAN SWEET BOX ILEX CRENATA 'SKY PENCIL' 'SKY PENCIL' JAPANESE HOLLY SPECIMEN QUALITY SKIMMIA JAPONIA / JAPANESE SKIMMIA 5 GAL. CONT., PLANT (2) MALES INTERSPERCED WITH FEMALES TAXUS X MEDIA 'HICKSII' / 30"-36" HT, FULL & BUSHY HICK'S INTERMEDIATE YEW THUJA OCCIDENTALIS 'SMARAGD'/ 5'-6' HT,. FULL & BUSHY U* EMERALD GREEN ARBORVITAE VIBURNUM DAVIDII / DAVID'S VIBURNUM 15"-18", B&B, FULL & BUSHY GRAPHIC SCALE S 12 16 IN FEET _ c a A EXISTING COMPRESSOR PLANT SCHEDULE SYMBOL BOTANICAL/COMMON NAME GROUNDCOVERS/PERENNIALS FESTUCA OVINA GLAUCA 'ELIJAH BLUE' / 'ELIJAH BLUE' FESCUE GAULTHERIA SHALLON/SALAL HOSTA SP. LIROPE MUSCARI / LILYTURF CAREX ALUBULA / NEW ZEALAND HAIR SEDGE OPHIOPOGON PLANISCARPUS 'NISRECENS' / MONDO GRASS NASSELLA TENUISSIMA / MEXICAN FEATHER GRASS VINCA MINOR / COMMON PERIWINKLE SIZE/COMMENTS I 1 GAL. CONT., FULL & BUSHY, PLANT @ 18" O.C. 1 GAL. CONT., PLANT @ 24" O.C. 2 GAL. CONT., 1 GAL. CONT., FULL & BUSHY 1 GAL. CONT., FULL & BUSHY 1 GAL. CONT., PLANT @ 18" O.C. 1 GAL. CONT., FULL & BUSHY 4" POTS, PLANT @ 18" O.C. D C�J e)(%can 1 0 - --- e) e) zn DRI V D - - - - - ON C� WALK a D a Al a CU --- -- -- --- --- Q -- I IZ a - --- --- ___ _ OY �, ---. --- -� - --- - _ - - -- A — — -- WA--- A — WA— — — WA— — — WA— WA--- WA--- WA--- — — WA— — — WA— — — WA—�— WA--�WA--- WA--- WA-- — WA— — — WA— -- WA— — WA--- WA-- WA-- NA--- WA--- WA-- v=i(dA--� WA--- WA--- WA--- WA--- WA -- A--- WA--- WA--- WA--- WA WA--- W — —WAN -- WA---aNA-- 1_�Z5t� S� C;�) o. Date By Revision Description A 3/31 /17 LANDPLAN RE -SUBMITTAL Designed By: Issue Date: TSP 9/16/2016 Drawn By: DMD I NFG PERMIT Checked By: Project No: TSP 70022023 E DMONDS S E OF ASNINGTON REGISTERED S E ARCHI • Shc orsons 250 4th Avenue S. T (425) 275-9808 Certificate No. 307 Suite 101 F (425) 275-0272 EXPIRES 6/29/2017 Edmonds, WA 98020 WWW.PAcLAND.COM BEACH WALK APARTMENTS 303 EDMONDS ST. EDMONDS. WA LANDSCAPE PLAN L-1.0 6.1 Architectural Design Board Agenda Item Meeting Date: 08/2/2017 Phase 1 District -Based Design Review for HomeStreet Bank (PLN20170024) Staff Lead: {enter Staff Lead or "N/A" here} Department: Architectural Design Board Prepared By: Mike Clugston Background/History N/A Staff Recommendation Provide design guidance to applicant and continue hearing to a date certain for Phase 2 of the public hearing process. Narrative Architect Brad Barbee, representing HomeStreet Bank, submitted an application for a new commercial building at 614 - 616 51" Avenue South. The site is located within the Downtown Business - Downtown Convenience Commercial (BD3) zone. According to the applicant: "The project will include a new two-story office building with a HomeStreet Bank branch and drive -through on the 1" floor and leasable office space on the 2"d floor. The site will be developed with surface parking and retaining wall as well and new landscaping and site utilities." Two existing commercial buildings built in the 1970s and a shared parking lot will be demolished to make room for the proposed project. 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 is a Type III-B decision. Attachments: PLN20170024 Phase 1 staff report with attachments Packet Pg. 37 6.1.a ,0C. 1 89.3 CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.JZov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION MEMORANDUM "PUBLIC HEARING: PHASE 1" To: The Architectural Design Board (ADB) From: !� Mike Clugston, AICP, Associate Planner Project: HomeStreet Bank (File No. PLN20170024) Date of Report: July 26, 2017 Public Hearing: Wednesday —August 2, 2017 at 7:00 P.M.* (Phase 1) Edmonds Public Safety Complex: Council Chambers 250 - 5th 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. PROJECT PROPOSAL Architect Brad Barbee, representing HomeStreet Bank, submitted an application for a new commercial building at 614 — 616 5th Avenue South. The site is located within the Downtown Business - Downtown Convenience Commercial (BD3) zone. According to the applicant: "The project will include a new two-story office building with a HomeStreet Bank branch and drive -through on the 15t floor and leasable office space on the 2nd floor. The site will be developed with surface parking and retaining wall as well and new landscaping and site utilities." Two existing commercial buildings built in the 1970s and a shared parking lot will be demolished to make room for the proposed project. The land use application, applicant's cover letter describing the proposal, and the preliminary project plans are included as Attachments 1— 3. II. ADB REVIEW PROCESS Because the proposed project is located in the BD3 zone, district -based design review is required. Since the project triggered a threshold determination under the State Packet Pg. 38 6.1.a 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 described in Edmonds Community Development Code (ECDC) Chapter 20.12 and is summarized below. The subject land use application 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 :2 information to make factual findings regarding the particular characteristics of the m 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 completion of the design guideline checklist by the ADB, the public G x hearing must be continued to a date certain, not to exceed 120 days from the Phase 1 M hearing date. N N Pursuant to ECDC 20.12.005.6, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial concept to address the input of a 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 r proposal and schedule the project for final review (Phase 2). Staff will provide a morecu detailed analysis of the proposal's compliance with the prioritized design guidelines as 3 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 then submit a building permit application for the project. Compliance with all applicable design and development standards are reviewed by staff as part of the building permit application. Ill. NATURAL ENVIRONMENT 1. Topography: The general area slopes down east -west toward Puget Sound. The subject site was graded in the past to create a level area on the east where the existing buildings and parking lot are located. A small slope to the west of the parking area leads down to a separate flat undeveloped area. 2. Critical Areas: A Critical Areas Checklist was reviewed in under File No. CRA20170073 and it was determined that no critical areas were located on nor adjacent to the site, and a "Waiver" was issued. 3. 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 and a Determination of Nonsignificance was issued on July 11, 2017 (Attachment 8). HomeStreet Bank PLN20170024 — Phase I Page 2 of 7 Packet Pg. 39 6.1.a Notice of the SEPA determination was included with the Notice of Application and Public Hearing for the project (Attachment 9). IV. DEPARTMENTAL TECHNICAL 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 (Attachment 10). Snohomish County Fire District #1 and the Building and Engineering Divisions did not have comments at this stage in the review process. The Public Works Department's Recycling Coordinator reviewed the project and noted that the proposed location of the trash enclosure near the southwest corner of the site was adequate. 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 departments during these reviews. V. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS 1. ECDC 16.43 — Downtown Business Zone (BD3) A. ECDC 16.43.020 Uses The site is located in the Downtown Business - Downtown Convenience Commercial (BD3) zone and is subject to the requirements of ECDC 16.43 (Attachment 5). The current proposal is for a commercial building, drive - through, surface parking, and related site improvements. These are all permitted primary or secondary uses in the BD3 zone. B. Pursuant to ECDC 16.43.030, development standards in the BD3 zone are as follows: Minimum Height of Ground Minimum Minimum Minimum Minimum Minimum Maximum Floor Zone Lot Area Lot Street Side Rear Height2 within the (Sq. Ft.) Width Setback Setback' Setback' Designated Street Front4 BD3 None None 0' 0' 0' 30' 12' 1 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). HomeStreet Bank PLN20170024 — Phase I Page 3 of 7 c m a� a� rn aD E 0 x M cD N Packet Pg. 40 6.1.a 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. C. Setbacks. The project site is immediately adjacent to Multiple Residential (RM- 2.4) zoned property on the west. As a result, the proposed development must 00 maintain a 15' setback from the west property line. The setback is shown on the a) Architectural Site Plan in Attachment 3. aD D. Height. The maximum allowed height in the BD3 zone is 30 feet above average E C original grade. Certain height exceptions are provided for in ECDC 16.43.030.C.3 x M and the definition of "height" in ECDC 21.40.030. While height calculations were N not provided with the Phase I submittal, the Exterior Elevations drawings in v Attachment 3 do show a maximum parapet height at the northeast corner of the c proposed building at 30' above finished floor. While it appears that the E proposed building will comply with the applicable height requirements, height calculations should be provided with the Phase 2 review submittal in order to CU verify the proposal is consistent with the height requirements. E. Minimum Height of Ground Floor. Pursuant to ECDC 16.43.030.6, the designated street front for the subject site is 45 feet measured perpendicular from 5th Avenue South. Development within the designated street front in the BD3 zone must only consist of commercial uses. The portion of the proposed building within the designated street front area will be occupied by HomeStreet Bank. 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. Building cross -sections showing floor heights should be provided with the Phase 2 review submittal in order to verify the proposal is consistent with the floor height requirements. F. Parking. Pursuant to ECDC 16.43.030.D, no parking is required for any floor area in any building with a total footprint of less than 4,800 square feet. Since the proposed building footprint is only about 3,500 sq ft, no parking is required by code. However, a surface parking lot with 20 stalls is proposed (Attachment 3, Site Plan). 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 17,187 square feet, 859.35 square feet of open space is required. The proposal provides 860 sq ft of open space at the northeast corner of the development. The space HomeStreet Bank PLN20170024 — Phase I Page 4 of 7 Packet Pg. 41 6.1.a appears to be a public plaza with seating which is accessible from the sidewalk; that arrangement satisfies the design standard for open space (Attachment 3, Site Plan). 2. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, the ADB must use the design guidelines and design review checklist applicable to the district -based design review process for its review. These guidelines and checklist are included for reference as Attachment 4. The ADB will use the checklist to prioritize the design guidelines for the subject proposal. m T a� B. Compliance with the district -based design guidelines will be reviewed by the ADB ;v r during Phase 2 of the review process. E 3. ECDC 20.13 Landscaping Requirements ° x A. ECDC 20.13 contains specific landscaping requirements for new developments,to which the ADB is allowed to interpret and modify according to ECDC 20.13.000. B. As noted previously, a 15' setback is required on the west side of the project since it is adjacent to a residentially -zoned parcel in that location. According to ECDC 16.43.030.H, 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. The west retaining wall supporting the parking lot would seem to satisfy that requirement (Attachment 3, Southwest 3D view) but some type of fencing is also proposed around the setback area (Attachment 3, Site Plan). A landscaping plan and a description of fencing materials will be submitted for the Phase 2 review to evaluate the vegetation within the 15' setback area and around the remainder of the site. C. Street trees will be required that comply with the City's Street Tree Plan. 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. The cover letter in Attachment 2 describes how the applicant believes the project meets the standards. Compliance with the BD design standards will be reviewed by the ADB in detail during Phase 2 of the review process. 5. Comprehensive Plan Urban Design Objectives A. In addition to the design guidelines applicable to the district -based design review process and the BD -zone design standards, the proposal must also comply with the applicable downtown design objectives of the Comprehensive Plan because the site is designated "Downtown Convenience" and within the "Downtown/Waterfront Activity Center" overlay. Refer to Pages 125 through HomeStreet Bank PLN20170024 — Phase I Page 5 of 7 Packet Pg. 42 6.1.a 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. VI. PUBLIC NOTICE A "Notice of Application, Public Hearing, and SEPA Determination" was issued on July 11, 2017. This notice was posted at the subject site, Public Safety Complex, Community Y Development Department, and at the Library. The notice was also mailed to property m owners within 300 feet of the site and published in the Everett Herald. The public notice materials are included as Attachment 9. The City has complied with the noticing r provisions of ECDC 20.03. E Two comments have been received to date. Edward Pride from the Snohomish County x° Public Utilities District #1 noted that there is sufficient electrical system capacity for the proposed development (Attachment 11). He noted that any new or upgrade work must N meet District policy and will be paid for by the developer. Linda Danielson, a resident at 630 5th Ave. S, questioned the need for another bank in Edmonds (Attachment 12). As was noted previously in this report, banks and drive- thrus are allowed uses in the BD3 zone where the site is located. While a number of other uses are also allowed, a bank is requested and there is nothing in code that would give preference to one allowed use versus another. Traffic from the proposed uses will be mitigated through collection of traffic impact fees (Attachment 13), which will be assessed at issuance of the future building permit. VII. 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 guideline checklist. In identifying the relative importance of the design criteria, the ADB must use the applicable design criteria of the BD3 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. Consider all applicable design guidelines and standards referenced throughout this report and must complete the design guidelines checklist in Attachment 4, prioritizing all applicable design guidelines and objectives. 2. Request that height calculations and a building cross-section be provided with the Phase 2 review submittal in order to verify the proposal's consistency with the maximum building height and ground floor street front height requirements for the BD3 zone. HomeStreet Bank PLN20170024—Phase I Page 6 of 7 Packet Pg. 43 6.1.a 3. The public hearing must 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. VIII. PARTIES OF RECORD City of Edmonds 121 5th Ave N Edmonds, WA 98020 Susan Ferriby HomeStreet Bank 901 Union St., Suite 2000 Seattle, WA 98101 Edward Pride Snohomish County PUD PO Box 1107 Everett, WA 98206 IX. ATTACHMENTS Brad Barbee MG2 Corporation 1101 Second Ave., Suite 100 Seattle, WA 98101 Linda Danielson 630 5th Ave. S Edmonds, WA 98020 1. Land Use Application 2. Applicant's Cover Letter 3. Preliminary Project Plans (Phase 1) 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. SEPA Checklist and Determination of Nonsignificance 9. Public Notice Materials for Phase 1 10. Departmental technical comments 11. PUD comment 12. Danielson comment 13. Traffic impact analysis HomeStreet Bank PLN20170024—Phase I Page 7 of 7 c m a� L in a� 0 x M co N N Packet Pg. 44 City of Edmonds IV MAY 3 0 2017 Land Use Application �:ivE_ PWIENT SERVICES COUNTER ■ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT ❑ HOME OCCUPATION ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION ❑ LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ 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 614-616 5TH AVENUE SOUTH, EDMONDS. WA 98020 PROJECT NAME (IF APPLICABLE) HOMESTREET BANK - EDMONDS BRANCH PROPERTY OWNER HOMESTREET BANK PHONE # 206-389-6314 ADDRESS 601 UNION STREET. SUITE 2000 SEATTLE WA 98101 E-MAIL SUSAN.FERRIBY(cDHOMESTREET.COM FAX # 206-389-6351 TAX ACCOUNT # 27032600-100900, 27032600-102900, 27032600-102300 SEC. 26 TWP. 27 RNG. 03 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) REFER TO ATTACHED COVER LETTER DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) REFER TO ATTACHED COVER LETTER APPLICANT BRAD BARBEE ADDRESS 1101 SECOND AVENUE, SUITE 100, SEATTLE WA 98101 E-MAIL BRAD.BARBEE@ MG2.COM PHONE # 206-962-6639 FAX # N/A CONTACT PERSON/AGENT BRAD BARBEE PHONE # 206-962-6639 ADDRESS 1101 SECOND AVENUE, SUITE 100, SEATTLE WA 98101 E-MAIL BRAD.BARBEE@ MG2.COM FAX # N/A 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 on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT DATE 05/03/2017 Property Owner's Authorization I, t • �� _, certify under the penalty of perjury under the laws of the State of Washington that 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 in 5ction and postinA attendant to this application. SIGNATURE OF OWNER DATES I estions Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page 1 of 1 Attachment: PLN20170024 Phase 1 staff report with attachments (2263 : HomeStreet Bank) MG2 Corporation 1101 Second Ave, Ste 100 Seattle, WA 98101 MEMO 206 962 6500 MG2.com To Mike Clugston Date May 30th, 2017 Y City of Edmonds Project HomeStreet Bank Planning Division Edmonds, WA m 121 5th Ave N Project Number 15-5117-01A i Edmonds, WA 98020 r W From Brad Barbee, Applicant E 0 Cc File = RE Summary of Design Conformance for Zone B1133 (ADB Review Phase 1) � HomeStreet Bank - 614-616 5th Avenue South N Permit #: PRE #20170003 Dear Mr. Clugston, The attached drawing package is being submitted for Architectural Design Board Phase 1 Review of the HomeStreet Bank in Edmonds, WA at 614-616 5th Avenue South. The project includes the demolition of two existing commercial buildings and parking lot. The project will include a new two-story building with a HomeStreet Bank branch and drive -through on the 1st floor and leasable office space on the 2nd floor. The site will be developed with surface parking and retaining wall as well and new landscaping and site utilities. The site is located within the BD3 (Downtown Convenience Commercial) which allows for office/retail as well as drive-in/through businesses. The project meets zoning requirements as follows: Setback - a 15' setback is being provided along the western edge adjacent to the residential area Height - 30' max, building is currently designed for 30' Building massing - see comments below under massing and articulation Open space - a 860 SF open space is being provided: 00 Lot area: 17,187 SF x .05 = 859.35 Below are how we are addressing the requirements listed in the Edmonds Community Development Code for BD Zones: 1 22.43.10 Massing and articulation. 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. Pt42 Packet Pg. 46 6.1.a The building has been designed with a distinct base and top which is emphasized by the steel belt course and steel canopies that separate the 1st and 2" d floors of the building. The 1st floor elevations of the building will also have larger sections of glazing and exterior stone cladding that forms the base of the building. The 2" d level of the building is also defined by wood siding as well as window sizes and spacing that will create a more residential appearance to the design. 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. 00 The mass of the building has been broken down into three vertical sections as well as three different parapet heights to create a more pedestrian friendly scale. 22.43.20 Orientation to street. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. 00 The main fagade is the East Elevation which faces 51" Avenue. A secondary entrance will be located on the North Elevation facing the required open space to serve as an entrance from the parking area. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. cc Although not a requirement for BD3 zones the main entrance will be located on 51" Ave and visible from the street. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: Higher bay(s); Recessed entry (recessed at least three feet); Forecourt and entrance plaza. 00 The main entry doors will be recessed Y from the sidewalk and face of the building along 5ht Avenue 22.43.30 Ground level details. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: Lighting or hanging baskets supported by ornamental brackets; Medallions; Belt courses; Plinths for columns; Bulkhead for storefront window; Projecting sills; Tile work; Transom or clerestory windows; Planter box; An element not listed here, as approved, that meets the intent. 00 Belt course, plinths for columns, transom and clerestory windows, stone masonry wall finish, street level landscaping at main entry 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. 00 The ground floor will be at sidewalk grade and will provide a fully accessible building entry. c m a� a� r U) aD E 0 x c� to N CN Page 2 of 3 Packet Pg. 47 6.1.a 1 22.43.40 22.43.050 Transparency at street level. 1. The ground level tacades of buildings that Lace a designated street tront 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. 00 The ground level of the building will meet the 75% glazing requirement as shown in the elevation above and calculated below: Total wall square footage from 2' 0" above grade up to 10' 0" = 521 SF Total glazing provided from 2'-0" above grade up to 10'-0" = 408 SF 408 / 521 = .783 (78% glazing) We feel that the City of Edmonds will find this project to be beneficial to the community as well as complementary to the existing neighborhood. Please let me know if you have any questions. 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IL • �. 411 • Ilk dm� all SCALE: 19) = 803.09) ■ ` ` `• . y w • * ■.. ■ . ■ r .,Aw N• ; f am ..m!'!�oft dI PROPOSED HOMESTREET BANK SITE H TR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98929 5.08.2017 a ADB REVIEW PACKAGE -VICINITY MAP O 6.1.a i I I I I --J GATE I FENCING PROP\QSED RETAONG WALL \ \ \ \ \ \ GATE \ ,\ I \ I \ \ I \ I \ I � I 0 60. 18'-4" EXISTING BUILDING " SFTE-I OUNDARY J' LANDSCAPING 15'-0" ■ U 61 18'-4 s I I I I I I I I I I I I I I I I 5'-0" It ►I I ENTRY ONLY j I � O \ \ HC o \ N N i \ EXISTING /\\ RELOCATED MEMORIAL BENCH ;t / ti \ \ OPEN SPACE 8'-6" ; ,p 860SF MIN. ° N N I I ED cb I I I I ( \ 1 O `\ o \\\ I /04 \ ENTRY \ I / ` I � \ ► ND I , ACCESSIBLE CURB RAMP ► ATM ; -" J z ` LANDSCAPING I %Y ;' Q % CDHOMELAND DR. w C� 04 W I W LJJ H � 2'-9" I z O TQ 2 54'-5" I � I I ti ENTRY ► Q 0 I z I co TWO STORY (-7087 GROSS SF) o BUILDING FOOTPRINT m -3479 SF U o 0 /I \ N I I � \ LANDSCAPING 110'-0" 11 / \ I PNEUMATIC TUBE SYSTEM AT i DRIVE -THROUGH CV 5'-11 dam' \ I Q CAI / L \ ----------J I------- ----i L---------- / I I I I o of I / L------ ---J iL ----- ------ ool / \ DRIVE-THRU CD o I :�z _ EXIT j cP� ONLY I , I 00 LANDSCAPING o \ I \ I SITE BOUNDARY 'I I oO Oil SETBAI'\ K LANDSCAPING / I I N �\ I i l � I I REFUSE ENCLOSURE ; � \ I I I co ALLEY \\ II I TRANSFORMER �� HomeStreet] Bank IT1.h 0 4' 8' 16' 1/4' = 1'-0" PROJECT DATA PROJECT ADDRESS: 614-616 5TH AVE S EDMONDS, WA 98020 PARCEL NUMBERS: 27032600100900,27032600102900 PROJECT SCOPE: TWO STORY BANK WITH 2ND FLOOR FUTURE OFFICE TENANT SPACE. BANK INCLUDES A DRIVE-THRU ATM AND TELLER MACHINE. WORK INCLUDES STRUCTURAL PARTITIONS, EXTERIOR MATERIALS, INTERIOR NON-STRUCTURAL PARTITIONS, SUSPENDED CEILINGS AND INTERIOR FINISHES, SITE DEVELOPMENT, MECHANICAL, ELECTRICAL & PLUMBING SITE AND BUILDING DATA: BUILDING TYPE: V-B (NO SPRINKLERS) IBC OCCUPANCY TYPE: GROUP B ZONING: BD3 LOT AREA: 17,187 SF TOTAL HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 ADB REVIEW PACKAGE - ARCHITECTURAL SITE PLAN c cv m a� L a� 0 x N N. rn u 0 a L R N d N R t d N 0 0 O N z J a c U 2 a Packet Pg. 51 6.1.a r--------------------------------------� I I I , I , I , I , I , I , I I I I I I I I I I I I I I I I I I I I I I I I I I L - - o K�o I I I I I I I I I I I I I I I I I I L----------------------------------------- J j HomeStreetl Bank 2' 4' 8' ------------------------------------------------------ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I , I OFFICE I I I I I I L J HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 Y C O m d i co N O 2 M to N ram+ C N s c� 3 O a L t a N O O ti O N Z a. C d t v O a ADB REVIEW PACKAGE - FIRST FLOOR PLAN Packet Pg. 52 6.1.a [ Homestreet] Bank 0 2' 4' 8' 1/8" = 1'-0" HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 ADB REVIEW PACKAGE - SECOND FLOOR PLAN Y C m r d N L Co d E O M to N N Packet Pg. 53 6.1.a [ HomeStreetl Bank 0 2' 4' 8' 1 /8" = 1'-0" ROOF PLAN KEYNOTES 1-11ROOFTOP MECHANICAL UNITS [2] ROOF DRAINS [3] ROOF ACCESS [4] STEEL CANOPY BELOW [5] ALUMINUM SUNSCREEN BELOW HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 I A � ADB REVIEW PACKAGE - ROOF PLAN Packet Pg. 54 6.1.a HomeStreet Bank 5TH AVENUE SOUTH HOM S TR T BANK 614 - 616 5TH AVE S, EDMONDS, VITA 98629 W111:1KIlm ADB REVIEW PACKAGE - CONTEXTUAL STREET ELEVATION Packet Pg. 55 6.1.a -0T.Q. PARAPET 2 27'-10" A. F. F. T.Q. PARAPET 1 26'-6" A.F.F. -02TO.PARAPET2 27'-10" A. F. F. -02TO.PARAPET1 26'-6" A.F.F. T.Q. DOOR -0� 8'-0" A.F. F. EAST ELEVATION - SCALE: 1/8" = I'—O'w WEST ELEVATION - SCALE: 1 /8" = i'-D" TO.PARAPET 3 30'-0" A. F.F. T.Q. CANOPY 11'-0" A.F.F. T.Q. DOOR 8'-0" A. F. F. OPY�\. F. F. MATERIALS LEGEND T SIDING 12. STONE 3. CEMENT PLASTER E 4. DARK BRONZE STOREFRONT 5. DARK BRONZE PAINTED STEEL HomESTREET BANK HomeStreet 614 - 616 5TH AVE S, EDMONDS, WA 98020 m T E 0 M N E 3 0 CL L r d N R t d N O O r O N Z J d r C d E t U fC a IifA Th� � ADB REVIEW PACKAGE -EXTERIOR ELEVATIONS O 6.1.a T.O. PARAPET 3 �J NORTH ELEVATION - SCALE: 1/8" = V-D" SOUTH ELEVATION - SCALE: 1/8" = V-0" T 2�F. 'Y F. OPY�>. F. F. MATERIALS LEGEND SIDING 2.1 STONE 3. CEMENT PLASTER 4. DARK BRONZE STOREFRONT -DARK BRONZE PAINTED STEEL HomESTREET BANK HomeStreet 614 - 616 5TH AVE S, EDMONDS, WA 98020 m T L 0 M N N C O E t V r R L O CL L r d N R t d N O O r O N Z J d r C d E t U fC a+ a IIFA Th� � ADB REVIEW PACKAGE -EXTERIOR ELEVATIONS O 6.1.a VIEW - SOUTHEAST CORNER HomeStreet HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, VITA 98626 alllKITM ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 58 1101 Second Ave, Ste 100 Seattle, WA 98101 206 962 6500 MG2.com 61 2•2r: D n � s a I a,, MOW s all- ■ =r jAp 'I,il�'IIIII'i'�'�'�'�'�',Ifflllflll1111111111i11�+•� � � � �� "^ mr R �.�a�lllljl 11` i ADIMMIM: PACKAGE - :�❑ 6.1.a VIEW - DRIVING NORTH ON 5TH AVE HomeStreet HOM STR T BANK 614 - 66 5TH AVE S, EDMONDS, VITA 98629 alllwolm ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 60 6.1.a VIEW -CANOPY W/ SIGNAGE OVER EAST ENTRY HomeStreet � Bank HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, VITA 98020 welllwolm Y C m r d N L Co d E O M to N N I�1.h ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 61 1101 Second Ave, Ste 100 Seattle, WA 98101 206 962 6500 MG2.com 41: 011firAh : 'AhTAh 0011 mmopw 000 ■PM � �I � �.-�.• :gyp.. y �i� ��`�a -... �C 001 am Now— im i�r IM II IP ll:�►'l a:sll�: ■ IHJ =1 � liiiitiiiiiiiiillllllll Illlllllllllllillllllllllllllllllllllllllllllllllllllll �r 5z i i r S i "i fGE - "Lri❑ 6.1.a I 1 r VIE1N - SOUTHWEST CORNER OF BUILDING & RETAINING WALL HomeStreet HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, VITA 98629 5.08.2017 Y C R m L E 0 M to N N N C E t V r R L 3 0 a m L r d N R t d N O O r O N Z J d C d t U fC a+ a ADB REVIEW PACKAGE - 3D VIEWS 0 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 m 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 c 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 to of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower -intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site's zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that — examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. Page 1 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 64 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? m a� L rn a� E 0 x M N Page 2 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 65 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 1 Packet Pg. 66 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 1 Packet Pg. 67 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 1 Packet Pg. 68 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. Page 6 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 69 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" c m a� a� r rn a� E 0 x M N N c a� E z U 3 0 a a) L r as N R t a N O 0 0 N Z J d c a) U 2 a 04 Page 7 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 70 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 1 Packet Pg. 71 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 fIQEA /N 1 i) If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. Page 9 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 72 c m a� a� L E O x M W N c a� z U r ca t 3 t: O a a) r u, r N N R z a N O O r O N z J a. r c a) E U 2 r a 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 1 Packet Pg. 73 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 1 Packet Pg. 74 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 1 Packet Pg. 75 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 c m a� a� rn a� E 0 x M W N Page 13 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 76 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 top a� E M U r c� r 3 N 0 0 r 0 N Z J d r C d E M V 2 r a Page 14 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 77 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 1 Packet Pg. 78 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 1 Packet Pg. 79 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 c m a� L E 0 x M W N lighting fixture opaque glass L_ medallion windows 0) L projecfirrg cornice masonry y belt course a) metal canopy N -- M rL N 0 0 recess # r- pfinth CD T cV z J Blank walls shall be treated with architectural a. elements to provide visual interest. m E M 2 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. r a Page 17 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 80 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 r 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 1 Packet Pg. 81 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 1 Packet Pg. 82 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 1 Packet Pg. 83 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. • 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. 751� 1 Page 21 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 84 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 2 Incorporate landscaping which reflects and reinforces . m Greenbelt or Other Natural Setting a� ■ 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. o ■ Select colors that are more appropriate to the natural setting. On -site Vegetation ■ Retain significant vegetation where possible. a� E ■ Use new plantings similar to vegetation removed during construction, when U that vegetation as distinctive. Page 22 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 85 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; c m T a� a� L U) aD E 0 x c� to N Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 86 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 1 Packet Pg. 87 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 ECC1 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 1 Packet Pg. 88 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 1 Packet Pg. 89 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 m T Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the L sidewalk shall not be subject to the BD1 Zone GFSF requirements. E (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 N are allowed. N 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 1 Packet Pg. 90 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 c m a� a� L E 0 x c� co N N c a� E z U r 3 0 a am L r r N N R z a N 0 0 0 N Z J a. r c am E U 2 r a Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 91 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 1 Packet Pg. 92 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS 6.1.a Page 8 of 17 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 Attachment 5 Packet Pg. 93 6.1.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 9 of 17 Y C U) 0 0 x N 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 1 Packet Pg. 94 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 m designed so that either: r a� a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the c commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or N N b. The building may be broken up into multiple frontages, so that each entry/ground floor N c 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 1 Packet Pg. 95 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 m and/or applied art shall be incorporated into the building design to add interest at the a� pedestrian (i.e., ground floor) level. a� iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. M to N 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 1 Packet Pg. 96 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 c m T a� a� L U) aD E 0 x ch co N Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 97 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 1 Packet Pg. 98 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 M be provided adjacent to the street front (street lot line). Such open space may be provided as m T any combination of: i r a. Outdoor dining or seating areas (including outdoor seating or waiting areas for E 0 restaurants or food service establishments); x M b. Public plaza or sidewalk that is accessible to the public; N U) 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 1 Packet Pg. 99 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--------------- T------ r•-------- Example: i • Building is an four foes, each 30020 feet_ Total Lat Area = 14,400 sq. ft. • Suitding width is 120 Feel. Building Footprirll = 13,650 sq, ft. • Open space is ; 5 required due to k)pen Space Required = 720 sq. ft; building width, and due to lot area. • Open space provided exceeds the 5% of lol. area Building Width Parallel to Streel!ROW 129-D" rgqulrgmgnt, i ------- Loll LiV)9B i Building Area Open space 750 sq. ft. 7 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 1 Packet Pg. 100 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 1 Packet Pg. 101 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. 2 As a temporary use, the city council finds that any signs or structures used in accordance with c m the market do not require design review. When a location is utilized for a business use in L 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. a� E [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3894 § 5, 2012; 0 _ Ord. 3700 § 1, 2008]. N N Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 102 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 1 Packet Pg. 103 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 1 Packet Pg. 104 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 Attachment 6 1 Packet Pg. 105 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 1 Packet Pg. 106 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 1 Packet Pg. 107 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. i m T 4) W rn W E 0 x c� co N N Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 108 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 1 Packet Pg. 109 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 1 Packet Pg. 110 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 1 Packet Pg. 111 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. fW'ag 6'-1 QpWua gfsss AR7 c" oorroae m9sG4ry 6eN avxsa mefafranoFY Rank WS Shia be IM96d wo archdackual e,e MOSlDPfQW9%4SWinl9MSt 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 1 Packet Pg. 112 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 1 Packet Pg. 113 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. Y c c� m T m d L W a) E 0 x M to N Community Culture and Urban Design 125 Attachment 7 Packet Pg. 114 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 Packet Pg. 115 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 Packet Pg. 116 6.1.a o41 N CITY OF EDMONDS .:. ,, ❑ 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Application for design review of a new two story building with a drive -through, surface parking, and related site improvements. The ground floor will be occupied by HomeStreet Bank while the upper floor will be office space for a future tenant. (File Number PLN20170024) Proponent: Brad Barbee Location of proposal, including street address if any: 614-616 5th Ave. S., Tax Parcel Numbers 27032600100900,27032600102900 & 27032600102300 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 July 25, 2017 Project Planner: Mike Clugston, Associate Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 4. Date: V/'Q— Z9 ?(--' 7 Signature: XX You may appeal this determination to Robert Chave, Planning Manager, 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 August 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 July 11, 2017, at the Edmonds Public Library and Edmonds Public Safety Building- Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit_@ecy.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 https //permits.edmonds.wa.us/citizen. Search for file number PLN20170024. 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. Page 1 of 2 SEPA DETERMINATION 6/29/17 SEPA Packet Pg. 117 6.1.a Notice Mailed to the following: XX COMCAST Outside Plant Engineer, North Region 1525 7511 St. SW Sle 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 c�pse.com XX M. L. Wicklund Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 r a Page 2 of 2 SEPA DETERMINATION 6/29/17.SEPA Packet Pg. 118 U � '. �q pp�• �• � .�"+ 'yea:. .Y1 -~ �lk it BUS STOP -SHELLABARGER CREEK PROPOSED HOMESTREET BANK SITE ` Homestreet I HOMESTREET BANK SCALE: 1" = 80'-0" 614 - 616 5TH AVE S. EDMONDS, WA 98020 5.08 2017 ADB REVIEW PACKAGE - VICINITY MAP FILE # PLN20170024 l iv Attachment: PLN20170024 Phase 1 staff report with attachments (2263 : HomeStreet Bank) . 1P nl Purpose of Checklist: W71 RE, CEI6.1.a MAY 3 ® 2017 CITY OF EDMONDS �I l�COUNT RE1�'�s ENVIRONMENTAL CHECKLIST The State Environmental Policy Act (SEPA), chapter 43.21 C. 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 B) 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: Home Street Bank Edmonds 2. Name of applicant: MG2 3. Address and phone number of applicant and contact person: 1101 -Second Aye.uite 100 Seattle..WA 9810 Brad Barbee - 206 962 6639 Y c c� m m d W d E 0 M to N N 0 r.+ a 0 z U 0 M 3 0 a L 0 m 0 s a N O O ti O N Z J a c m E z 0 0 Q 4. Date checklist prepared: April 6, 2d17 5. Agency requesting checklist: City ofEdmonds Revised on 9116116 HSB Edmonds _SEPA _Checklist -DRAFT PACE COMMENTS. docx Page 1 of 26 Packet Pg. 120 6.1.a 6. Proposed timing or schedule (including phasing, if applicable): n in com Je ed in May 2019 (STAFF COMMENTS) 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No future plans at this time _(STAFF COMMENTS) 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Hazardous Building Materials Survey dated August 2015 by Med-Tox Northwest Geotechnica) Engineer Report dated February :4, 2Q]6 by Zipper Geo Associates LLC Phase J Envir nmentaJ Assessment Report dated July 15 2015 by Pacific Crest FnyjrQnMQ0ta1 ALTA Survey dated July 17. 2015 by Pace Engineers, Inc. Transportation Im act Analysis Worksheet (STAFF COMMENTS) 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. None known - (STAFF COMMENTS) Y C c� m T m L d E 0 x M to N W r.+ C d E z U 0 z 3 0 a L 0 m 0 z IL N 0 0 ti 0 N z J a c m E z 0 a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS docx Page 2 of 26 Packet Pg. 121 ti.1.a 10. List any government approvals or permits that will be needed for your proposal, if known. 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 :2 c not need to repeat those answers on this page. 00 ❑ mo i i I-storrgwlr r s totaling aol2roximateiv feet on 2 87 r hr arc I n can n Qf new - r 6 7 u f with ri hr n rk alls. Ther os will include a bank ands eculative office sipace nn I '■ t l S �V I d� -fed tL 5 1 L it ,jr �} j/ C l _(STAFF COMNIENTS)_i'l._ W 11: c di �1 n E 0 x cm cm y N E t t� r 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your m including a street address, if any, and section, township, and range, if known. if a proposal would proposed project, occur over a range of area, provide range or boundaries of the site($). Provide legal description, site plan, vicinity 3 map, and topographic map, if reasonably available. While you should submit any plans required by the agency, c to duplicate maps or detailed plans -submitted with any permit applications related to this a. you are not required checklist. 614 and 616 5t'.Ave S. Edmonds, WA 98020 0 n Parcel #'s: 27n32_Qn0100900. 270,2600102900 & 27032600102300 m N Section 26 Townshi 27 Range 03 East s a N -(STAFF COMMENTS) O o ti 0 N Z J a - c m E TO BE COMPLETED BY APPLICANT z a B. ENVIRONMENTAL ELEMENTS Earth a. General description of the site (circle one): Flat, rolling hilly steep slopes, mountainous, other: Fully v l i i h w n I- r com ercial it in r i adiacent to the street. The wes 4- Feet of the �r i �Y ' s- Revised on 9119116 HSB Edmonds. SEPA Checklist -DRAFT PACE COMMENTS. docx Page 3 of 26 Packet Pg. 122 6.1.a (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? 85% along man-made bank west of existing parking lot. -(STAFF COMMENTS)`1 U S 11(, j teen tev jj „n� t•, fnY .f•.�i`.� 1 [lVrrl` !'.t}M 1,1 's! s"` � f� �� tv %h�d'L s�I�ir s r�� i.rJ C. Wh t genera types o 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. S'Ity sand, silt and gravel. agricultur I land of long term significance isj)resent on the site Tw_Q distingtit serigs identifiedhe NRCS Soil Survey r Snohomihalf identified as Alderwggd urban land c molex an the we half is Everett �er� c�ra�lly sandy loam. Both are consisIgnt with the general descriQ i n h r in. (STAFF COMMENTS} d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None Known _(STAFF COMMENTS) 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. Construction will require aporoximat 800 cubic; yards of structural fill to raise o-DD—rtLQn Qf the west (lowed edge of the site to the grade. This imr)acts about 4.000 sauare feet_af area,. Additionally, approximately 200 cubic yards of gravel will be re uired for backfill.paving bases building read material and other structural support. _(STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur between the time the site is I nxtially cleared until the final impervious surfaces are installed. Y C m m L Cn 0 E 0 M O N N 0 c 0 z U 0 0 z 3 0 a m L m 0 s a N O O ti r O N z J a c m z 0 0 a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 4 of 26 Packet Pg. 123 6.1.a 9. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 68% _(STAFF COMMENTS) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Ero-5ion contr 1 measures meeting h requirements f Feder -al -state erosion control will be installed rior to land disturbance and will remain in place throughe duration of construction. (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. During construction, typical emissions from construction vehicles and_eaubMpnt. would result from the iproject. After construction. tyolcal emissions from light traffic on the prop-erty would result from the project (STAFF COMMENTS) b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. None known (STAFF COMM C. Proposed measures to reduce or control emissions or other impacts to the, if any: All construction activities will be performed in compliance with Federal, State and local regulations regarding air rpollution (STAFF COMMENTS) c m a� a� L r.+ a� E 0 x M to N N c a� E z U r t �3 0 a am R r N N R t 0_ N O O r 0 N Z J a. a+ C d E t U 2 r a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 5 of 26 Packet Pg. 124 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. None known _(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. (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. N/A _(STAFF COMMENTS) (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. _(STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No _(STAFF COMM (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 c m T a� L U) W E 0 x ce) co N N N a+ C a� E t U r r 3 0 a am L a� N R t Q_ N O O 0 N Z J a. C d E t U 2 r a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 6 of 26 Packet Pg. 125 6.1.a b. C. _(STAFF COMM (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. (STAFF COMMENTS) (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 anticipated (STAFF COMMENTS) 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. Stormwa er will be the sole runoff source St rmwater will be collected in a storm drain system and routedthrough n i facil[ty beforgdischarged into he exjsti[)Q municipal storm sewer located at the southwest corner of the site. _(STAFF COMMENTS), �'�' �1 c Vic, r 4 Ir Gf (2) Could waste materials enter ground or surface waters? If so, generally describe. An accidental spill CQuld di5charge waste matedais intQ aurface. This potential p,xists wish the site's current use and the nroiect will not increase the risk, _(STAFF COMMENTS} Y c c� m m d L d E 0 x M to N W c 0 E z U 0 0 z 3 0 a m 0 m 0 t IL N 0 0 ti 0 N Z J c m E z 0 Q Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 7 of 26 Packet Pg. 126 6.1.a (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. Existing drainage patterns will be t�reserved. _(STAFF COMMENTS} d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Site improvementa-wiH include atorrnwateri t s tg (a) treat runoff, (b) dejaln or control larger event peaks, 3) and orovide onsite stormwater management to limit the impacts of : rbanizatia . It should be noted that current si whi iydeveloo d. does not _ r vide any stormwater control measures. -(STAFF COMM 4. Plants a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other: evergreen tree: fir, cedar, pine, other: X shrubs X grass pasture 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) V_ b. What kind and amount of vegetation will be removed or altered? All of the deciduous trees and shrubs and some of the grass 2vill be removed as_part of the (STAFF COMMENTS] c R m a� L E 0 x ce) W N N Revised on 9119116 HSB Edmonds SEPA _Checklist -DRAFT PACE COMMENTS. docx Page 8 of 26 Packet Pg. 127 C. List threatened or endangered species known to be on or near the site. None are known (STAFF COMMENTS) . d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: All pervious areas h hay been disturnst[Uction will Ue-ylantegj with landsca in e. List all noxious weeds and invasive species known to be on or near the site. None known (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 other: mammals: deer, bear, elk, beaver, other:None known fish: bass, salmon, trout, herring, shellfish, other: c m T a) L W E 0 M W N 04 U) c a� E z U r cU r 3 0 a am L a� N 0 z a N O O r O N Z J d a+ C d E t V 2 r a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 9 of 26 Packet Pg. 128 6.1.a (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. Y c None known _ Im a� L U) E 0 M to (STAFF COMMENTS) _ N c a� E z U C. Is the site part of a migration route? If so, explain. c� The site lies within the Pacific Flvway r 3 0 a m L (STAFF COMMENTS} r d N R t d d. Proposed measures to preserve or enhance wildlife, if any: c None are necessary. No impacts to wildlife are anticipated c N Z J a. a+ C d E (STA FF COM M ENTS} U 2 e. List any invasive animal species known to be on or near the site. None known r a Revised on 9119116 HSB Edmonds __SEPA Checklist -DRAFT PACE COMMENTS.docx Page 10 of 26 Packet Pg. 129 6.1.a (STAFF COMMENTS) 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 oroi would require electricity for lighting and power and would require riatu�l gas for space heating (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: The building will camply with the energy code adopted by the City of Edmonds in effect at the time of ipermit submittal (STAFF COMMENTS) 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. A hazardous materials survey found asbestos containing materials and lead 1�gd paint c m a� a� L U) E 0 x ce) co N N c a� E t U r c� t r 3 0 a am I- N 0 0 ti r O N Z J a. a+ C d E t U 2 r a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS.docx Page 11 of 26 Packet Pg. 130 6.1.a (STAFF COMMENTS) (1) Describe any known or possible contamination at the site from present or past uses. Lead based paint asbestos containing materials (STAFF COMMENTS) (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. NnnP (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 anticipated (STAFF COMMENTS) (4) Describe special emergency services that might be required. No pedal emergency service re uirements are antici-aal:ecl (STAFF COMMENTS Y c c� m T m d L W d E 0 x M to N N N c d E t U 0 cc z 3 0 a m L 0 Revised on 9119116 HSB Edmonds -SEPA Checklist -DRAFT PACE COMMENTS. docx Page 12 of 26 Packet Pg. 131 6.1.a b. (5) Noise (1) (2) (3) Proposed measures to reduce or control environmental health hazards, if any: Prior t emotition all hazardous materials identified in the Hazardous Materials Survey_ will be mitigated or removed in accord nce with Federal,_Stat.V and local lavys regarding the removal or reme iation of hazardous materials. (STAFF COMMENTS) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? ,Existing sources of noise include traffic on adiacent streets. There is no anticipated impact on the proiect from noise (STAFF COMMENTS) 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 would result from construction activities and would be at levels expected for a similar type of constrggtion romgct. Long-term noise would be generated traff ic acce5singhlevels 5i milar to the in r f f ic noise adfacerit to the site. (STAFF COMMEN`i'S) Proposed measures to reduce or control noise impacts, if any: Construction activities will only occur during hours as allowed by the Edmonds City Code. (STAFF COMMENTS)�'� `1 i �[ G 1 S C ��+- C 1 f c m Y L Y E 0 x c� co N N c a� E z U Y Y c� Y 3 0 a m L a� N 0 z a N O 0 r O N Z J a. a+ C d E Y Y a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 13 of 26 Packet Pg. 132 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. ThecurrF i office acen property t i re t a retail useh nt r h a-nwest are currentlyi s The ra will xi nq on -site wi f i i no n i i ate to affect nearby r adiacent oroperties with regards to land use. 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? (STAFF COMMENTS) (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: (STAFF COMMENTS) C. Describe any structures on the site. site gurrently1-storyI-story retail building of approNimatelyl n I - story f building with -basement of approximately 3,900 sf (STAFF COMMENTS] Revised on 9119116 HSB Edmonds _SEPA Checklist -DRAFT PACE COMMENTS.docx Page 14 of 26 c m a� a� L E 0 M N c a� E t U r c� t 3 0 a am L r N N R t d N O 0 r• r 0 N Z J a. a+ C d E t V 2 r a Packet Pg. 133 6.1.a d. e. f. 9. h. Will any structures be demolished? If so, what? All structures on site will be demolished. (STAFF COMMENTS) What is the current zoning classification of the site? The site is currently zoned BD3 - Downtown Convenience Commercial (STAFF COMMENTS) _ What is the current comprehensive plan designation of the site? The current gomorehensiven designation of the site ne wit Downtown / Waterfront Activity Center overlay. (STAFF COMMENTS) If applicable, what is the current shoreline master plan designation of the site? The site not lie within 200 ft Qf s Vaterbody andh r f not a oarthe current shoreline master talan (STAFF COMMENTS} Has any part of the site been classified critical area by the city? If so, specify. GIS mapQingindicate5 the sitecontains Ewsion Hazard Area t❑ the presence of Alderwood or Everett soil series on slopes exceeding 15% (EMC 23.80.02Q). This exists on the 7-foot tall bank that drops from the west edge of the existing)arkina lot. Y C m r N d E 0 x M to N N 0 c 0 E z U 0 0 z 3 0 a L 0 m 0 s IL N O O ti O N z J a c m z 0 0 a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 15 of 26 Packet Pg. 134 6.1.a (STAFF rs Pam, S'i o" t, tit o w n (Il s �rif` (�a� c_ ;! r1 i. Approximately how many people would reside or whrk in the completed roject? Aipr).roximatey 25 people would work in the completed project (STAFF COMMENTS) j. Approximately how many people would the completed project displace? The completed, or iect would di lace 0 workers, Existingit i s are vacant (STAFF COMMENTS) k. Proposed measures to avoid or reduce displacement impacts, if any: None proposed as the project results in a net gain in lobs. (STAFF COMMENTS) 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The ipr000wd prolgctconsistent i current site zoning si n and current reh nsive lan deli n tion of h site (STAFF COMM M. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: N /A c m T a) L W E 0 M W N N c W E z U c� r 3 0 a L 0 r N N R t d N O O r O N Z J a. c m E t U 0 r a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 16 of 26 Packet Pg. 135 6.1.a (STAFF COMMENTS) 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. None c c� m T m d L W d E (STAFF COMMENTS) o x M to N N b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. d E None t cc cc z 3 (STAFF COMMENTS) - c - a m L C. Proposed measures to reduce or control housing impacts, if any: r m N/A a N O O ti O N Z J a (STAFF COMMENTS) c m E z Q 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? T lie ta I I es r d j re is a pp ro i maWy 3 Q feet, The prin i ol e exterior building materials are rmosed to be stone, fiber -cement siding, stucco and glass. Revised on 9119116 HSB Edmonds _SEPA_Checklist-DRAFT PACE COMMENTS.docx Page 17 of26 Packet Pg. 136 6.1.a b. C. (STAFF COMMENTS) �� 1 , -leh I i'� 7 �'"-� l . - / 6'vrl 4'� L� + S ( t r r 1 i "J.OWL What views in the immediate vicinity would be altered or obstructed? Vipws to the sound and Olympic M untai s from re i�iaLprongrti25 t❑ the east could be altered by the or000sal Y C m r (STAFF COMMENTS} L W 0 E 0 Proposed measures to reduce or control aesthetic impacts, if any: to The r os i will n in nfnr�� n e wi Y1 h I ions n fined i Ed N City Code y c d E z (STAFF COMMENTS) z 3 0 a 11. Light and Glare L- a. b. C. 0 What type of light or glare will the proposal produce? What time of day would it mainly occur? w e pwoosal W011 c)roduce light typiCal of an afficg buddingf similar size would um) produces i v n morning h . A i h r in 10fc s 24/7 over the ATM along the ublic sidewalk Per RCW 1 174 050 a N O O ti (STAFF COMMENTS} c N Z J a c Could light or glare from the finished project be a safety hazard or interfere with views? E z No Q (STAFF COMMENTS) What existing off -site sources of light or glare may affect your proposal? None known Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 18 of 26 Packet Pg. 137 6.1.a (STAFF COMMENTS) d. Proposed measures to reduce or control light and glare impacts, if any: None prooased as no light or glare impacts are anticioated. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Edmonds City Park lies two (2) blocks west of the proposal. (STAFF COMMENTS] b. Would the proposed project displace any existing recreation uses? If so, describe. No (STAFF COMMENTS) a C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None proj2osed as the reject does not anticipate any impacts n recreation pportunities. Revised on 9119116 HSB Edmonds SEPA__Checklist-DRAFT PACE COMMENTS.docx 11Page 19 of26 Packet Pg. 138 6.1.a 13. (STAFF COMMENTS) 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. One wa existing buildings an the site is aver 45 years old, but is not currently listed_o eliaible to be listed Qn any pre,5.ervation registers. (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. None known. (STAFF COMMENTS) 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 p rQposa I has a low roabiIity of impacts tg c u[turaI and historic resources on or near the proiect site. d. (STAFF COMMENTS) 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. a Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 20 of 26 Packet Pg. 139 6.1.a The contractor will implement procedures For the inadvertent discovery and treatment of archeological or historicartifacts r hurnan r2mains. Archeological and/or cultural resources are not likely to be discovered on the site. (STAFF COMMENTS} 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. TbQ site is served by 5t" Aveand the propos-al anticilDates twgs °" Ave S at the northeast and southeast corners of the ro ert . (STAFF COMMENTS) 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 cu rre ntly served by Community Transit routes 130 and 416. T he nea re5t southboun transil sto.Qis approximately 15Dfeet-toe north of the site andthe neargsth❑ nd transit stop is approximately 400 feet to the north of the site. (STAFF COMMENTS} C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The proposedproject would- have 20 parkingIs. The proj)osal wQUId eliminate approximately 16 stalls for a net gain of four (4) parking stalls c m a� a� L a� E 0 x M O N N N a+ C N E t U r c� t �3 0 a L CU r as N R t a N O O r O N z J a. r c am E U cc r a 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). Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 21 of 26 Packet Pg. 140 6.1.a e. 9. h. (STAFF COMMENTS] Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. (STAFF COMM 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 Project is forecast to generate up to 130 trips per day. During the PM peak hour the Project is forecast to generate 22 new trips. The PM peak hour period occurs between 4 and 6 PM. Truck traffic during this time -period is negligible. The 911 Edition of the ITE Trip Generation Manual was used to forecast trip generation. 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. 101 (STAFF COMMENTS) Proposed measures to reduce or control transportation impacts, if any: c R m Y a� L Y E 0 M N N Y E U Y Y c� 3 0 a L R Y r N N R t 4_ N O O r O N z J a r c m E t U 0 Y Y a Revised on 9119116 HSB Edmonds _SEPA_Checklist-DRAFT PACE COMMENTS. docx Page 22 of 26 Packet Pg. 141 6.1.a The r will pay trafficfees as assessedh i f Ed n s in acr.ordance with the Edmonds Cityd as_adogged by any traffigstudies conducted by the nroponent. (STAFF COMMENTS) Y 15. Public Services ego m a. Would the project result in an increased need for public services (for example: fire protection, police d protection, public transit, health care, schools, other)? If so, generally describe. y d No E 0 x M to N N N r.+ (STAFF COMMENTS) E z U 0 b. Proposed measures to reduce or control direct impacts on public services, if any: 3 None pr000sed as there are no anticipated impa lic servIces 0 a m L Rj r (STAFF COMMENTS) s IL N O O ti 16. Utilities O N a. Circle utilities currently available at the site: electricit atural as water refuse service e!e hone a [sanitary sewerj septic system, other: m (STAFF COMMENTS) E z 0 Q 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. Electrical I Snohomish PUD I cansolida ion of two (2) existing services to_a single new service Hatural PS consolidation of twoservices single rvi he Revised on 9119116 HSB Edmonds. SEPA Checklist -DRAFT PACE COMMENTS. docx Page 23 of 26 Packet Pg. 142 6.1.a Water,Sanitary Sewer, t r �n C[ty of Edmonds / co n-solidation and rgyjs Ons t existing services to the site Refuse Service / Saund isposal / Construction of a new trash engJasure4n site Telephone I Multi le provi e s / consolidation and re isions to existing services to the site. (STAi+ P COMM C. SIGNATURE m Y I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand lv tWSignature ing on them to make its decision. N aD E V36117 x M to 04 Proponent Date Submitted Y el /'z E Revised on 9119116 HSB Edmonds _SEPA Checklist -DRAFT PACE COMMENTS. docx Page 24 of 26 Packet Pg. 143 6.1.a CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ■ Fax: 425.771.0221 • Web: www.edmondswa.gov_ DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION June 27, 2017 Brad Barbee 1101 Second Avenue, Suite 100 Seattle, WA 98101 Subject: Letter of Completeness — HomeStreet Bank (PLN20170024) Dear Brad, I have reviewed the application for design review of the proposed HomeStreet Bank at 614-616 5th Avenue South for completeness pursuant to Edmonds Community Development Code (ECDC) 20.02.002. It has been determined that the application meets the procedural submission requirements and therefore is complete. Please accept this letter as the City's notice to the applicant of the determination of completeness pursuant to ECDC 20.02.003. While the application is procedurally complete, please note that additional information and clarifications may be needed as review of the application continues. As you know, this application requires a two-phase public hearing before the Architectural Design Board. The first phase of the public hearing will be held on August 2 —the date of the second phase will be determined on August 2. The Board meets on the first Wednesday of each month and can meet the third Wednesday as well. Since the application has been determined to be complete, a notice of application will be posted on the subject property and mailed to adjacent property owners within the next two weeks consistent with ECDC 20.03.002. A SEPA determination for the project will be issued at the same time as the notice of application. If you have any questions, please contact me at 425-771-0220 or via email at michael.clugston@edmondswa.gov. Sincerely, Mike Clugston, AICP Associate Planner Packet Pg. 144 6.1.a Notice of Application, Public Hearing and SEPA Determination - File Number PLN20170024 ,",C. 10 " NOTICE OF APPLICATION Description of Proposal: Application for design review of a new two story building with a drive -through, Y surface parking, and related site improvements. The ground floor will be occupied by HomeStreet Bank while the upper floor will be office space for a future tenant. District -based design review applications that trigger m T 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 (13133) zone. in d Name of Applicant: Brad Barbee E Location: 614-616 5t" Avenue South, Edmonds, WA = M File No.: PLN20170024 to N N Date of Application: May 30, 2017 Date of Completeness: June 27, 2017 y Date of Notice: July 11, 2017 E Requested Permits: District Design Review Other Required Permits: Building Permit Required Studies: None known cc Existing Environmental Documents: Critical Areas Determination and Environmental Checklist 3 Comments on Proposal Due: August 2, 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 Monday - Fridays from 8:00 a.m. to 4:30 p.m. (8:30 a.m. to noon only on Wednesdays) or online through the City's website at https:/Iperinits.edmonds.wa.us/citizen. Search for permit PLN20170024. City Contact: Mike Clugston, (425) 771-0220, michael.clugston@edmondswa.gov PUBLIC HEARING INFORMATION A public hearing before the Architectural Design Board (ADB) will be held on Wednesday, August 2.2017 at 7:00 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* Packet Pg. 145 *NOTICE OF APPLICATION AND PUBLIC HEARING ON REVERSE SIDE* STATE ENVIRONMENTAL POLICY ACT (SEPA) NOTICE DETERMINATION OF NONSIGNIFICANCE Lead Agency: The City of Edmonds is SEPA lead agency for the proposed mixed -use building at 614-616 5"' Avenue South (File No. PLN20170024). 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: July l 1, 2017 Y c SEPA Comments: July 25, 2017 m SEPA Appeal Deadline: August 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. d E 0 x M to N N Packet Pg. 146 Smooth Feed SheetsTM Use template for 6.1.a 27032600102900 00720000110400 00720000120600 HOMESTREET BANK BENITEZ RICARDO J HUGHES DAVID & BELINDA 601 UNION ST STE 2000 630 5TH AVE S UNIT 104 630 5TH AVE S UNIT 206 SEATTLE, WA 98104 EDMONDS, WA 98020-3448 EDMONDS, WA 98020-3453 00409600200200 00720000110500 00720000120700 533 EDMONDS LLC ZEILE LOUISE ZEIL OUISE A 533 4TH AVE S PO BOX 15620 PO B 5620 EDMONDS, WA 98020-4140 SEATTLE, WA 98115 SEATTLE, WA 98115 00409600200300 00720000110600 00720000120800 PNT PROPERTIES LLC STRAUSS LAURA DANIELSON LINDA J m 9792 EDMONDS WAY #225 630 5TH AVE S UNIT 106 630 5TH AVE S UNIT 208 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-3453 r U) w E 0 00409600200400 00720000110700 00720000301900 = LANG JACK A CHAN MAN HOI BIGLER LINDA ce) 541 4TH AVE S 4380 E MARSHALL COURT 25449 S KINGSTON RD NE N EDMONDS, WA 98020-4189 GILBERT, AZ 85297 KINGSTON, WA 98346 N c a� 00409600200500 00720000110800 00906500010100 t PAULSON GILLIAN MCINTYRE JESSAMYN A FILIBECK MORGAN/KLINE SCOTT r 547 4TH AVE S 630 5TH AVE S UNIT 108 654 5TH AVE SOUTH UNIT 101 EDMONDS, WA 98020-4189 EDMONDS, WA 98020-3448 EDMONDS, WA 98020 3 0 00720000000400 00720000120100 00906500010200 a m BEDDALL BRADLEY WILES JOHN D SCOTT LAMAR & CATHY L 19515 27TH N W 18626 16TH NE 8745 GREENWOOD AVE N APT 31' N SEATTLE, WA 98177 SEATTLE, WA 98155 SEATTLE, WA 98103 r a� N R t 00720000100100 00720000120200 00906500010300 a VANDER LINDEN JOY M FUREY DANIEL J CHAN CONSTANCE C & GEORGE F c 630 5TH AVE S # 1A 116 CLALLAM BAY ST 1758 43RD AVE EDMONDS, WA 98020 SEQUIM, WA 98382 SAN FRANCISCO, CA 94122 c N Z J 00720000110100 00720000120300 00906500020100 a r FRANCIS ROGER A LEESE WAYNE PERRY PAMELA ELIZABETH aa) 630 5TH AVE S # 101 PSC 477 BOX 29 654 5TH AVE S UNIT 201 E t EDMONDS, WA 98020 FPO, AP 96306 EDMONDS, WA 98020 u r a 00906500020200 00720000110200 00720000120400 KRUEGER JOHN & JEAN REVOCAB PAINE SUSAN HAMMRICH GREGORY F TRUST 1005 5TH AVE S UNIT 102 630-5TH AVE S # 204 654 5TH AVE S UNIT 202 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-3619 00720000110300 00720000120500 00906500020300 HUDDLESTON JEAN MARIE KIRK MARY ELLEN WRIGHT DIANE R 630 FIFTH AVE S UNIT 103 630 5TH AVE S UNIT 205 PO BOX 2831 EDMONDS, WA 98020 EDMONDS, WA 98020-3453 SEQUIM, WA 98382 caAVERY0 Address Labels Las Packet Pg. 147 Smooth Feed SheetsTM Use template for 6.1.a 27032600100800 00409600101400 ONE BALLARD LLC DRULLINGER MARK A 8746 MARY AVE NW #2 544 4TH AVE S SEATTLE, WA 98117 EDMONDS, WA 98020-4110 27032600102500 00409600101300 EDMONDS CENTER LP LARSON GREGG & DARCIE 403 HOWELL WAY 554 4TH AVE S EDMONDS, WA 98020 EDMONDS, WA 98020-4110 27032600100300 OLYMPIC & SOUND VIEW LLC 12625 4TH AVE W STE 200 EVERETT, WA 98204 00409600101901 NOGGINS DALE E & DONNA L 21826 95TH AVE W EDMONDS, WA 98020 00409600101902 REGENT CONSTRUCTION INC 22624 105TH AVE W EDMONDS, WA 98020 00872700051400 FARMER JAMES R & PATRICIA W 514 4TH AVE S EDMONDS, WA 98020-4110 00872700051800 GRIGNON DIANE H 5184TH AVE S EDMONDS, WA 98020-4110 00409600101700 HOLLINGBERY AARON R & JAMIE P 520 4TH AVE S EDMONDS, WA 98020-4110 00409600101600 MT BAKER ASSOCIATES LP PO BOX 1329 EDMONDS, WA 98020 00409600101500 OKESON RUD H 534 4TH AVE S EDMONDS, WA 9802-4110 00880600010100 BANKSTON JOHN K & SHERILYN M 400 HOWELL WAY UNIT 101 EDMONDS, WA 98020 00880600010200 WILLIAMS MARK & JACQUELINE 400 HOWELL WAY UNIT 102 EDMONDS, WA 98020 00880600010300 KURTH JANICE J 400 HOWELL WAY UNIT 103 EDMONDS, WA 98020 00880600020100 CARROLL WENDY 400 HOWELL WAY UNIT 201 EDMONDS, WA 98020 00880600020200 CROAN CAROLE LIVING TRUST 400 HOWELL WAY UNIT 202 EDMONDS, WA 98020 00880600020300 PETTIGREW THOMAS & TEDDI 400 HOWELL WAY UNIT 203 EDMONDS, WA 98020-4190 00649300100100 ROMATOWSKI RICHARD L 9402 51ST AVE NE MARYSVILLE, WA 98270-2338 00649300100200 JOCHIMSEN LAVERE E & KATHRYN C 517 4TH AVE S UNIT B EDMONDS, WA 98020-4137 00649300100300 EASTERBROOK ALLA L 517 4TH AVE S UNIT C EDMONDS, WA 98020-4137 00649300100400 PEDERSON NANCY CHERMAK 517 4TH AVE S UNIT D EDMONDS, WA 98020-4137 00649300200100 FAIRCHILD FAMILY REVOCABLE m LIVING TRUST T 519 4TH AVE S UNIT A i EDMONDS, WA 98020-4138 E 00649300200200 0 x DAY CHARLES D & SANDRA A M 24220 89TH PL W N EDMONDS, WA 98026-9010 c a� 00649300200300 E z SIMPSON JEAN H u 519 4TH AVE S UNIT C r EDMONDS, WA 98020-4138 r 3 00649300200400 m WILKENING ROBERT 519 4TH AVE S UNIT D EDMONDS, WA 98020 r a� N 27032600102300 R a HOME RE BANK N 601 UNI T STE 2000 SEATT E, WA 98104 c N Z 00409600200100 J a FOURTH STREET APARTMENTS LL 624 ELM PL E EDMONDS, WA 98020-4646 u r a 00409600201200 PK REAL PROPERTY LLC 2724 98TH AVE NE BELLEVUE, WA 98004 27032600100900 HO THE BANK 601 U ST STE 2000 S LE, A 98104 �� AVERYO Address labels i Packet Pg. 148 Smooth Feed Sheets TM Use template for 6.1.a 00906500020400 27032500215300 CHAN DAVID C & NAKAGAWA JANE R COLUMBIA CITY PARTNERS LLC 654 5TH AVE S UNIT 204 4201 6TH AVE S EDMONDS, WA 98020-3619 SEATTLE, WA 98108 00906500030000 MSJ PROPERTIES LLC 2560 DEXTER AVE N SEATTLE, WA 98109 00906500040100 HOFFMAN SHERRY R 654 5TH AVE S UNIT 401 EDMONDS, WA 98020-3617 00906500040200 BRADLEY DRAKE R 654 5TH AVE S UNIT 402 EDMONDS, WA 98020 00906500040300 LALLY ANN M 654 5TH AVE S UNIT 403 EDMONDS, WA 98020-3617 00906500040400 DAHLSTROM TIMOTHY & MURPHY DONNA 654 5TH AVE S UNIT 404 EDMONDS, WA 98020-3617 00906500040500 SWINDLER KATHRYN E 654 5TH AVE S UNIT 405 EDMONDS, WA 98020-3617 00906500040600 SURPRENANT VALERIE A & LEWIS DAVID R 654 5TH AVE S UNIT 406 EDMONDS, WA 98020 27032500210500 APPLE TWO LLC 14227 EVERGREEN WAY STANWOOD, WA 98292 27032500210400 CURTIS CHESTER B & DOLORES B PO BOX 1087 EDMONDS, WA 98020 27032500215200 RODRIGUES ADLER F & MERCEDES F 521 HEMLOCK WAY EDMONDS, WA 98020 27032500218300 PETERSON JEFFREY J & MCKIMMIE HEATHER 527 HEMLOCK WAY EDMONDS, WA 98020 27032500218400 SHAPPACHER THOMAS & MELISSA A 539 HEMLOCK WAY EDMONDS, WA 98020 00477300000400 RICHARD RITA 609 5TH AVE S EDMONDS, WA 98020-3452 00477300000300 ]ONES MICHAEL F & LORIE L 510 HOMELAND DR EDMONDS, WA 98020-4026 00477300000500 BAKKEN ]AN 0 516 HOMELAND DR EDMONDS, WA 98020-4026 00477300000600 KETTEL RICHARD G & SARA E 524 HOMELAND DR EDMONDS, WA 98020 00477300000200 POWER LEE A & MELANIE L 511 HOMELAND DR EDMONDS, WA 98020-4026 00477300001800 DOLAN MICHAEL W & MARY K 515 HOMELAND DR EDMONDS, WA 98020-4026 00477300001702 HUDLOW KARMEN L 523 HOMELAND DR EDMONDS, WA 98020 00477300001501 DAWSON WES C 539 HOMELAND DR EDMONDS, WA 98020-4026 Y 00477300000100 POOLE CECELIA A m 537 5TH AVE S EDMONDS, WA 98020-3458 aD E 0 27032500208000 = MT OLYMPUS HOLDINGS LLC ch 533 5TH AVE S N EDMONDS, WA 98020 27032500208200 URSINO DANIEL A 17814 73RD PL W EDMONDS, WA 98026-5520 27032500207900 BARRETT STEVEN P 510 HOLLY DR EDMONDS, WA 98020 00843900010000 TOBY1 LLC PO BOX 13393 MILL CREEK, WA 98082 00843900020100 BENSON DAVID A PO BOX 681 EDMONDS, WA 98020 00843900020200 MCKAY GRETA / LIGHTFOOT LIND 504 HOLLY DR UNIT 202 EDMONDS, WA 98020 00843900030100 SCHIPPERS JOHAN M & ANTONE-M 504 HOLLY DR UNIT 301 EDMONDS, WA 98020-3498 A AVERV@ Address Labels Packet Pg. 149 Smooth Feed SheetsTM Use template for 6.1.a 00843900030200 CUBBIN FRANCES A 504 HOLLY DR UNIT 302 EDMONDS, WA 98020-3498 00843900030200 LYONS JOHN A.L/CAROL S 19828 47TH AVE NE LAKE FOREST PARK, WA 98155 00843900030300 KWAK KUM TRUST 504 HOLLY DR UNIT 303 EDMONDS, WA 98020 00843900030400 BRADBURY WARREN E 504 HOLLY DR UNIT 304 EDMONDS, WA 98020 AVERY@ Address Labels Packet Pg. 150 6.1.a ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. ■�',w 4W0, ti 4r ;Y+ .w Sign ure of A plicant or pplicant s Representative OibpYdi sworn to before me this day of f l! �� ` r .�. k. r1 Notary Public in an r the State of Washington c3AI.Ks04 -EVANS Revised on 9130111 Residing at T n� LLB V UE I W A P2 - Adjacent Property Owners List Page 2 of 2 Packet Pg. 151 6.1.a FILE NO.: PLN20170024 APPLICANT: HOMESTREET BANK DECLARATION OF MAILING NOTICE OF APPLICATION, PUBLIC HEARING & SEPA m T On the 11th day of July, 2017, the attached Notice of Application, Public Hearing U) & SEPA Determination was mailed by the City to property owners within 300 feet E of the property that is the subject of the above -referenced application. The = names of which were provided by the applicant. to N N 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 11th day of July, 2017 at Edmonds, Washington. Signed: Lo� Packet Pg. 152 6.1.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 EDH766990 PLN20170024 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 07/11/2017 and ending on 07/11/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $108.36at&a(i `,'j11111 U tlllr�r��, K P Subscribed and sworn before me on this�.`� ��a '�Ssto+� tx •.'4,� '�� 1Z day of �- "_ - U �01AR PLJ B07- =a 29-2 OFl IW Notary Public in and for the State of Washington. City orEdmm& - LEGAL ADS 114101416 DUNE CUNNINGHAM c cv IM T a� O U) N E O 2 ch W N CN Packet Pg. 153 6.1.a 4 CITY OF EDMONDS 4— Notice of Application. Public Flonand and SEPA Determination File Number PLL 170024 NOTICE OF APPLICATION Deurlollan of Preeasal: Application for deslgn review of a new two story building wish a drive•ttuaugh, sin face parking, and related site rnrprovementS.The ground floor will be ocoupiad by HomeStrool Flank while the up or floor wilt be office space 1w a future tenant. Distfici-based design ns ravldw applloalfethat trigger SEPA review are Type 111-0 decisions, which rBpulre a Iwo-phiin public 11211171119 and derision by the Archilec rural Design Board (ADO). Thu site is located within the Downtown Business (133} zone. Name olArlWh a& grad Barbee Logallol-614•616 51h Avenue South, Edmonds, WA Fjje Na; PLN20170024 per„ 62j" ; May 30, 2017 hi SINA a! Comalcigfyo75 nd 27. 2017 Qdte W Ngl�� July it. 2017 Fir+mrested Pnrmitx: C IFlCl Oesldn Review Noire known nentef DOCutllents: Critical Areas Determination An poison has Biu right to common! an this apppeatlon during the puhErc comment perrod, redeive notice and particlpale in any hearings, and request a copy of the decision 0 MerappIrCali0n. The City may accepi ppublic comments at any dine prld7 ld fit,,dosing of the record of.an open record prodocislon hearing, it any, 0-, if no open record predecielan hoaring Is provided, ptlor to the deeisian on the project po rmll. Only patllo6 d raCerd as de Pin ad in ECDC 20.07.003 have slairWing le Ir IWO an adrnmlaUalrva a peal. Information on this developthe Ctly alpment I plicolion can be viewed or obtained Npar meni �121 -51h Ave. N. Edmono88. WAtopment 98020.Office hours are Monday - Fridays from 0:00 a.m. to 4:30 p.m,10:30 a.m. to noon only on Wednesdays) or online through Iha City's websita al hlteslluermlli .I15dpl • aarchfw pormilPLN20170024. City contact MaieC{ugsten,(4251771-0220. michael.cl lvon �edmandEwa.{pv PUBf.IC i-1EARING tNFORMAMON A public hoaring bolos Sho Archlldciurat DosVgn Board (Ails} will he heW ort Wednesday, Augusl2, 2017 at 7:00 p.m. in the Council Chambers located al 260 - 61In Ave. N. Edmonds. WA 9 002 0. A copy al the stalf report w1II be MILRIAO at least Seven days prior to the Ileaflnp, STATE ENVIRONMENTAL POLICY ACT [[SEPA) NOTICE DETERMINATION OF NONSiGNIfICANCE The CIly of Edmonds Is SEPA lend agency for the prapopxed-use building al 614-610 51h Avenue South IFlle No.PLN201700241- SEPA 0_B.SSLB3illdlipB; Notice is hareb rush 11rat lyre Gily4f Edmonds has issued a DetetmlaaSlorti9A5igll IiSR iAJYS] under WAO 107.113a0(2) Ior the above project. Oats of IssuanC9:July 11,2017 $SPA Commsn[s: July 25, 2017 A Avouat. —2QjZ at 4:Ol7 a-m. Appeals must ba lied in wriling oiling Pre specilic reasons ter appeal with Ilia required fee to the oily of Edmonds Planning Dlvlslon. 12.1 - SO Ave. N. Edrnond4, VdA 8020. _ Pvb[lsbod: Ju1y1 f, 2017, EDH766990 V c Packet Pg. 154 6.1.a CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance 8 Building Project Number: PLN20170024 Applicant's Name: HOMESTREET BANK Property Location: 614 - 616 5TH AVENUE SOUTH Date Application Received. 5.30.17 Date Application Routed: 6.01.17 Zoning: BD3 - DOWNTOWN BUSINESS Project Description:_ BANK ON 1 ST FLOOR NEW 2-STORY COMMERCIAL BLDG, DRIVE THRU, If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON, AICP Ext. 1330 -----------------•-------- Name of Individual Submitting Comments: Kevin ZWeber Title: Fire Marshal 8 1 have reviewed this land use proposal for my department and 1 do not have any 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: 6/5/17 ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: Packet Pg. 155 6.1.a CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ® Building Project Number Applicant's Name: Property Location PLN20170024 HOMESTREET BANK 614 - 616 5TH AVENUE SOUTH Date Application Received: Zoning: 5.30.17 Date Application Routed: 6.01.17 BD3 - DOWNTOWN BUSINESS Project Description: BANK ON 1 ST FLOOR NEW 2-STORY COMMERCIAL BLDG, DRIVE THRU, If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON, AICP Name of Individual Submitting Comments: Leif Bjorback Title: Building Official 8 I have reviewed this land use proposal for my department and 1 do not have any 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. Ext. 1330 Date: 6/23/2017 ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: Packet Pg. 156 G' Review status JP 121 5th Ave, Edmonds Washington - Phone: (425) 771-0220 10 - Engineering Review 06/14/2017 Action: REVIEW COMPLETE By: ZULAUF Original Due Date: No comments at this time. 30 - Fire Review 06105/2017 Action. REVIEW COMPLETE By: KZWEBER Original Due Date: Approved. 4400 - Traffic Engineer Review 06/27/2017 Action: REVIEW COMPLETE By: CLUGSTON Original Due Date: No comments at this time 5020 - TRASH ENCLOSURE 06/26/2017 Action: REVIEW COMPLETE By: FISHER Original Due Date: Proposed trash enclosure pre -approved. Complete review upon building permit submittal. 60 - Planning Review Assigned: CLUGSTON - 7/26/2017 70 - Building Review 06123/2017 Action: REVIEW COMPLETE By: BJORBACK Original Due Date: Approved. 0 X lD rt 7/25/2017 10:13:39 AM (a Review Complete? YES 06/26/2017 Minutes: 60 Total Time: 60 Review Complete? YES 06/26/2017 Minutes: 45 Total Time: 45 Review Complete? YES 06/14/2017 Minutes: 0 Total Time: 0 Review Complete? YES 06/26/2017 Minutes: 11 Total Time: 11 Review Complete? NO Total Time: 0 Review Complete? YES 06/26/2017 Minutes: 0 Total Reviews: 6 UAttachment: PLN20170024 Phase 1 staff report with attachments (2263 : HomeStreet Bank) Total Time: 0 Total Time: 116 Page 1 of 1 iv 6.1.a SNC)"c3mrSH CC)IJNTY PUBLIC UTILITY dISTR[Cis, Mike Clugston City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Dear Mr. Clugston: Providing quality water, power and service at a competitive price that our customers value July 20, 2017 v�A 4 L317 DEVELC i M�__NT SMVIC' Reference No.: Homestreet Bank Building, 614 - 616 5th Avenue South District DR Number: 17-149 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. 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 upgrade, to existing facilities that is required to connect this proposed development to the District electric system shall be in accordance with the applicable District policy. The developer will be required to supply the District with suitable locations/easements upon its property for any 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 South County office at 425-670-3200 to contact a Customer Engineer. Sincerely. t�, P-"4 Edward Pride Interim Senior Manager Planning, Engineering, & Technical Services 1802 — 7511 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 Y c m T as as L Iv E 0 x M to N Packet Pg. 158 6.1.a �1 �-SIG• L' r 0 to N N m 0 IL Ct - �1u 1 N O O ---- ti - - - O N Z - J a I J Packet Pg. 159 6.1.a •�� f� r f 1 rf rt Y C R m T N L U N 111 0 M w N N C N t Vi r R t 3 0 a L W r N N R t d O O r O N Z J a. r C d t V r a Packet Pg. 160 APPENDIX 6.1.a Page 1 of 2 Transportation Impact Analysis Worksheet .,,r. 1�14V PERMITTING & DEVELOPMENT ENGINEERING DIVISION 121 5th Avenue N P: 425.771.0220 www.edmondswa.gov Name of Proposed Project: HomeStreet Bank Edmonds Owner/Applicant HomeStreet Bank - Applicant Name Applicant Contact Person: Henry Kurasaki Name Street/Mailing Address Street/Mailing Address City State Zip City Telephone: Telephone: 206-576-2818 Traffic Engineer who prepared the Traffic Impact Analysis (if applicable): Transportation Solutions, Inc. Jeff Hee Firm Name Telephone: 425-883-4134 1. PROJECT DESCRIPTION a. Location - Street address: 614-615 5th Avenue S Contact Name E-mail: Jeffh@tsinw.com State Zip (Attach a vicinity map and site plan.) b. Specify existing land use: Baskin Robins and Retail buidling 2-story building: 1 st floor Drive-in Bank with one drive-in lar c. Specify proposed type and size of development: and 2nd floor 3,550-square feet of Office (# of residential units and/or square footage of building) d. Date construction will begin and be completed: 2016 e. Define proposed access locations: 5th Ave -one-way circulation north to south, see site plan Packet Pg. 161 6.1.a APPENDIX A Page 2 of 2 f. Define proposed sight distance at site egress locations: sight access locations will satisfy sight distance requirements 2. MITIGATION RECOMMENDATIONS State recommended measures and fees required to mitigate project specific traffic impacts. Traffic impact fee shall be calculated from the attached Impact Fee Rate Tables and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations in ECDC 18.82.130. ❑ CHANGE IN USE Fee for prior use shall be based on fee established at the time the prior use was permitted. If the previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04), the 2004 ECDC 18.82.120 impact fee shall be used. Units in ITE Land Use Category Per Unit square feet, Fee Rate # of dwelling, vfp, etc. New Use $ X Prior Use I I$ I X I I - New Use Fee: $ - I Prior Use Fee: $ 1 = $ I ❑ NEW DEVELOPMENT Units in ITE Land Use Category Per Unit square feet, Fee Rate # of dwelling, vfp, etc. New Use $ X X OTHER MITIGATION FEE RECOMMENDATION: $59,239.20 INDEPENDENT FEE CALCULATION: $240.00 + consultant fee $ 240.00 + con TOTAL TRANSPORTATION IMPACT FEE $ 59,479.20 + City of Edmonds, Engineering Division Approval Date ' No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative. alt fee )nsult f Y c m T as L a) E 0 x M to N N c as E U 0 0 z 3 0 a d L m 0 s IL N O 0 ti 0 N Z J IL c m E z 0 a Packet Pg. 162 6.1.a 2017-2019 - Impact Fee Rate Table Fee 2017 2018 (w/ 4,036.61 2019 and beyond ITE Land Use Code - Description Calculation (w/ $2 543.01 costper (w/ $5,530.21 cost per trip) cost per trip) 110 - Light Industrial per sq. foot $3.64 $5.77 $7.91 140 - Manufacturing per sq. foot $2.72 $4.32 $5.92 151 - Mini -warehouse per sq. foot $0.97 $1.54 $2.10 210 - Single-family house per dwelling unit $2 873.60 $4,561.37 $6,249.14 220 - Apartment per dwelling unit $1,881.83 $2,987.09 $4,092.36 230 - Condominium per dwelling uni240 $1,525.81 $2,421.97 $3,318.13 - Mobile home per duet ling $1,627.53 $2,583.43 $3,539.33 251 - Senior Housing per dwelling $584.89 $928.42 $1,271.95 unit 320 - Motel per room $1,525.81 $2,421.97 $3,318.13 420 - Marina per boat berth $457.74 $726.59 $995.44 444 - Movie theater per screens $31,905.90 $50,645.37 $69,384.85 492 - Health/fitness club per sq. foot $6.74 $10.98 $14.66 530 - High school per sq. foot $1.98 $3.15 $4.31 560 - Church per sq. foot $1.68 $2.67 $3.65 565 - Day care center per sq. foot $15.77 $25.02 $34.29 620 - Nursing home per bed $483.17 $766.96 $1,050.74 710 - General office per sq. foot $5.01 $7.95 $10.89 720 - Medical office per sq. foot $9.54 $15.14 $20.74 820 - Shopping center per sq. foot $3.26 $5.17 $7.08 826 - Specialty retail per sq. foot $2.06 $3.27 $4.48 850 - Supermarket per sq. foot $10.50 $16.84 $22.84 850 - Convenience market 15-16hrs per sq. foot $14.07 $22.38 $30.58 912 - Drive-in bank per sq. foot $15.97 $25.41 $34.73 932 - Restaurant: sit-down per sq. foot $10.04 $15.95 $21.84 933 - Fast food, no drive -up per sq. foot $22.28 $35.36 $48.44 934 - Fast food with drive -up per sq. foot $26.24 $41.66 $57.07 936 - Coffee/donut shop, no drive- per sq. foot $13.88 $22.04 $30.19 UP 938 - Coffee/donut shop, drive -up, per sq. foot $25.56 $40.37 $55.58 no indoor seating per vehicle 945 - Gas station with convenience fueling $6,916.99 $10,979.58 $15,042.18 position EFFECTIVE EFFECTIVE EFFECTIVE 1/1/2017 1/1/2018 1/1/2019 Y c c� 00 T m L N d E 0 x M to N N c d E z U 0 M z 3 0 a m L 0 m W 0 s a N O 0 ti 0 N Z J a c m E z 0 Q Packet Pg. 163 6.1.a 2009 - Impact Fee Rate Table Edn,orrds ,Stree Is and J?Oods Impact Fee Rote Study TABLE 4 IMPACT FEE PATES (1) (2) 0) (4) (5) I [ ) Trip ITE ITE Land tlse Trip % New Length Net New Trips per Impact Fee Per Emit @ Code Cat Rate' Trips' Factor Unit of Leasure $1 049,41 perTri 110 Light lnduwial 0.97 100% 1,47 1,43 1.000 sq ft 1.50 per square Foot 140 Manufacturing 0.73 100% 1.47 1.07 1.000 sq ft. 1.12 per square Foot 151 MinirwarchDu;a 0.26 100% 1,47 0,38 1.000 sq ft 0.40 per square foot 210 Single family House 1.01 100% 1,13 1,14 dwelling 1,196.33 per dwelling unit 220 Apartment 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 dwelling 671.62 per dwelling unit 251 Senior Housing 0.16 100% 0.93 0,15 dwelling 157.41 per dwelling unit 320 Motel 0.47 100% 1.27 4,60 room 629.55 per room 420 Marina 0.19 100% 0,97 0.18 berth 188.89 per boat keirth 444 Movie Theater 3.80 85% 0,73 L36 1,000 sel Ft 2.40 per square foot 492 Health/ itnvsClub 3.53: 75% 1,00 2.65 1,000 Sq Ft 2,75 per s !c q foot 530 High Schaal D.q r Wm 1,00 0,78 1,000 sq ft 0,82 per square foot 560 Church 0.5.E f 001A 1.20 046 1,000 sq Ft 0,69 per square foot 565 Day Care Center 12.46 ` r°t�Al 0.67 6,26 1,000 Sol ft 6,57 pers are foot 620 Nursing Herne 0.221 1003N 0,87 0.19 begs 199.39 per bed 710 General Office 1.49 903� 1 A7 1.97 1,000 sq ft 2.()7 por sq ara foot 720 Medical Office 3.45 7.5�h. 1.40 �_33'L s;.G0 3.63 1,000 &q ft 3,81 per s are foul 814 Specialtynctail 2.71 0.89 1,000sgFt 0,93 per square foot 820 Shopping Center 3.73 6S3h ?..:;:5 1.28 1,000 s!j "t 1,34 por square foot 850 Supermarket 10.50 6504. ,; '?7 40% 0-40 4,57 1000sq__.t. 4.80 persquare foot 852 Convenience mkt 34.57 5.53 1,0Co sq -t 5-80 per square foot 15-16 hours 912 Drive-in Bank 25.82 55% 0.17 6.67 1,000 sq =t 7.CO per square fnot< 932 Restaurant, sit- 11.15 55% 0.73 4.43 1,0C30 ;q =t 4.'l0 persquare foDt dowry 26.1 S SO% 0,67 9.39 per square foot 933 Fast food. rpo 6.76 1,000 sq ft drive -up 934 Fast food, w! 33,84 51% 0,62 10.70 1,000 sq ft 11,23 per square foot drive -up 936 Coffee/0onu� 40,75 20% 0.67 5.46 1,000 sq ft 5,73 per square foot Shop. rio drive-L 938 Coffee/Donut 7S.00 20% Q.67 10.05 1,400 sq ft M0 5 per square foot Shop, drrva-up, ro indoor seating 945 Gas station 1 3.39 45% 0-53 3.19 vfp 3,347.62 per vfp' wlconvenience 2ITE Trip Genc-iti:)n 'Pth Fd-ion}; 4-6 PM Paok HourTrlp Ends 3 Excludes puss-bv fiipb; see: `Trip eneraflon Handbcyok; An ITE Proposed Recommended Procllce" (1988) 1114:1tio to avc: og,,: -r p lengtr. vfp: vehlcle .,Ac„ig pAtior1 HortClgMON �,91yofEdmands. Washington Young & October 29r 2009 company EFFECTIVE 5/1/2010 Rage 21 Y c ce m m d N N E 0 2 M to N Packet Pg. 164 6.1.a 2004 - Impact Fee Rate €drnonds Rood lmpac f f cc Rate study TABLE 4 IMPACT FEE RATES (1) (2) (3) (4) (5) (6) Trip 1TE ITE Land Ilse Trip % New Length Net New Trips per impact Fee Per Unit @ $ Cade Category Rate' Trips' Factor' Unit of Measure 763.66 per Tfi 110 Light Industrial 0.98 100% ].So 1.56 1,000 sq ft 1.10 per square foot 140 Manufacturing 0.74 10G95 1.59 1,19 1,000 sq ft 0,90 per square foot 151 Hinkwarehouse 0.26 100% 1.59 0.41 1,000 zct ft 0.32 T square foot 210 Single family 1,01 100% 1.09 1.10 dwelling 840.72 per dweling unit House 220 Apartment 0.62 100% 1.15 0.71 dwelling 544.49 per dwelling unit 230 Condominium 0.54 100% 1A5 0.62 dwelling 474,24 perdwelli unit 240 Mobile Home 0.56 100% 1.09 0.61 dwelling 466,14 per dwelling urvit 310 Hotel 0,61 10094 1_25 0,76 room 582,29 per room 320 Motel 0.47 100% 1.25 0,SO room 448.65 per room 420 tsarina 0,19 100% 0,97 0.18 berth 140.74 per boat berth 430 Golf course 0.30 100% 1.00 0.30 acre 229.10 ;er acre 444 Movie Theater 3.80 100% 0.72 2,74 1,000 sq ft 1.36 per square foot 402 Racquet club 1.83 100% 0.97 1.78 1 ,000 sq ft 3.58 Fer square font 530 High School 1.02 100% 0,62 0.63 1,000 sq ft 0.48 per square foot E60 Church 0,66 100% I A S 0.76 1,000 sq ft 0.5$ 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 10096 0.87 0.17 bed 132,88 per bed 710 General Office 1.49 100% 1.59 2,37 1 000sq ft 1.81 tier square foot 72Q Medoal office 3,66 100% 1,50 5.49 1,000 scr ft 4,19 per square foot 820 Sho aping Center 3.74 81% 0.40 1.21 1,000 sq ft O.93 per square foot 852 Restaurant; sit- 10.86 56% 1,06 6,45 1,000 sc1 ft 4,92 per square fact doAn 033 Fast food, no 26.15 52% 0.6E 8.43 1,000 sq ft 6.44 per square foot drive -up 834 Fast food, w/ 33,48 51 % 0,62 10.59 1,OU0 sq it 8,08 per square foot drive -up 844 Gas station 14.55 60% 0.53 4.63 pump 3 555.82 per of 845 Gas station 13.38 47% 0.53 3,33 pump 2,545,26 per vfp3 w/convenience B50 Supermarket 11.51 55% 0,65 4.11 1,000 sq ft 3.14 per square foot 851 Convenience 5173 39% 0.40 8.38 1,000 sq ft 6.40 per square foot market-24 hr 912 prK-eon Bank 54.77 519b 0.47 13.13 1,000 sq ft 10.03 per square Foot ITE Trip Generation (6th Edition): 4-6 PM Peak Hour Trlp Ends a Excludes pass -by trips: seas Irlp Generation Handbook; An ITE P;oposed Recommended practice" {1988) ' ROiiO t0 OVOTage trip length. vfp: ve1'ICIe fueling position Henderson. CIty of Edmands. Washington YounO & April 15, 2003 corrrpony Pages 19 EFFECTIVE 9/12/2004 c m as as L U) (D E 0 2 ce) co N CN Packet Pg. 165 6.1.a TS1on Solutions, Inc. 8250 - 165th Avenue NE Suite 100 Redmond, WA 98052-6628 T 425-883-4134 F 425-867-0898 www.tsinw.com To: Henry Kurasaki, HomeStreet Bank From: Jeff Hee, TSI Subject: HomeStreet Bank Edmonds Trip Generation 614-615 5th Avenue S, Edmonds, WA 98020 May 25, 2017 This memorandum summarizes the trip generation forecast for redevelopment of 614-615 5th Avenue S to a HomeStreet Bank. A vicinity map is attached. Project Description The proposal in the downtown Edmonds and the underlying property is zoned Downtown Convenience Commercial. The proposal would redevelop land parcels 27032600100900 and 27032600102900, occupied by two commercial buildings totaling just under 3,000 square feet in gross building area. We understand that you are proposing construction of a two-story building, including a drive-in bank with one drive-in lane on the first floor and approximately 3,550-square feet of office space on the second floor. A conceptual site plan showing the proposed site accesses and one-way onsite circulation is attached. The proposal is anticipated to be built -out by 2019. Trip Generation The proposed site is an infill development within Edmonds' downtown commercial district. The local area is walkable, bike -able, conveniently accessible by transit, and includes compatible commercial, residential, retail, civic and cultural land uses in downtown Edmonds. It is noted that the commercial area surrounding the site functions as a retail center. Table 1 summarizes the trip generation forecast. Trip rate information is based on data compiled by ITE. Table 1: Trip Generation Land Use Size Trip Pass -By Distribution Trips Generated_ (ITE Land Use) Rate' Rate %in %out In Out Total New Bank (LU 912) 1 drive-in lane 139.25 35% 50% 50% 46 46 91 New Office (LU 710) 3.550 K SF 11.03 0% 50% 50% 20 20 39 Ex. Retail (LU 826) 2.940 K SF (44.32) 34% 50% 50% (43) (43) (86) Weekday Trips 22 22 44 New Bank (LU 912) 1 drive-in lane 33.24 35% 49% 51% 11 11 22 New Office (LU 710) 3.550 K SF 1.49 0% 17% 83% 1 4 5 Ex. Retail (LU 826) 2.940 K SF (2.71) 34% 44% 56% (2) (3) (5) PM Trips 10 12 22 1. Average trip rate, from ITE Trip Generation Manual, 9th Edition (2012) 2. Pass -by rates, from ITE Average trip rate, from ITE Trip Generation Handbook, 3rd Edition (2014) Edmonds Form #E82 Transportation Impact Analysis Requirements states that a change in use generating less than 25 peak -hour trips shall complete Appendix A of the attached worksheet. Packet Pg. 166 6.1.a TS1 Henry Kurasaki, HomeStreet Bank HomeStreet Bank Edmonds Trip Generation May 25, 2017 Transportation Solutions, Inc. Page 2 of 2 Edmonds staff provided a copy of the trip generation analysis for the Edmonds Way KeyBank development, from the Edmonds Way KeyBank Traffic Impact Analysis, dated July 22, 2011, and prepared by Jake Traffic Engineering, Inc. The KeyBank study compiled data from eight Washington bank branches over twelve days between 2005 and 2009 and concluded that an average PM peak hour trip rate for a drive-in bank was 10.17 PM peak hour trips per 1,000 SF of drive-in bank area. Using the 2011 PM peak hour trip rate recommendation, a 3,550 SF drive-in bank is calculated to generate 23 PM peak hour non -pass -by trips [=3,550 SF drive-in bank X 10.17 trips/1,000 SF X (1— 35% m pass -by rate)]. This is similar to the forecasted 22 PM peak hour non -pass -by trips forecast for the proposed development [=1 drive-in lane X 33.24 trips/drive-in lane X (1— 35% pass -by rate)]. This shows r that the forecasted trip generation is reasonable. E We trust this analysis is sufficient to support redevelopment of this property to support the proposal in = Edmonds' downtown commercial district. co N N Packet Pg. 167 6.1.a �/ TSI Transportation Solutions, Inc. 1� 4 - - N. Exhibit 1: Vicinity Map N- U Q Pg. 168 6.1.a TS I ool� Transportation Solutions, Inc. 'AF` Il,J Jh 3'LACJAV O .; • ... � d � AJa1PS3 n� FOR 6kW*44 Dj" 1 I EEIQ4 - i.'� /,I` I K.so.Np e I EIYIfiY J ------ Ow 7 7i` Nd' � F Ln `, -`i � a ��: :•, ti. � uvlb.5TJA16:� .smlJ ti - C- •� R w,aruiC nrs J A- '0.' � Jd.l.'I i. Y _ '�?3�'�1;2�.l,J' � RLiAEi10 WIyL 1ry• Km n BEE&HIk fEFP�UKLO&t£ E.WW.„ T I •• 1�•I�Fplll[j, i Exhibit 2: Conceptual Site Plan Y C m L M d O M O N 0 V r O L s a N O O ti 0 N Z J a c m E z a Packet Pg. 169 6.1.a TIC Transportation Solutions, Inc. 8250 - 165th Avenue NE May 31, 2017 Suite 100 Redmond, WA 98052-6628 T 425-883-4134 F 425-867-0898 www.tsinw.com To: Henry Kurasaki, HomeStreet Bank From: Jeff Hee, TSI v m Subject: HomeStreet Bank Edmonds Independent Mitigation Fee Estimate a� 614-615 5th Avenue S, Edmonds, WA 98020 a� This memorandum summarizes our independent mitigation fee estimate for HomeStreet Bank, based on c drive-in bank trip generation data. _ M Protect Description N N Existing land parcels, to be redeveloped: • 27032600100900 — 990 sf ice cream (Baskin Robins) • 27032600102900 —1,950 sf retail building E z U Proposed development: • 3,550 sf drive-in bank with 1 drive-in lane r • 3,550 sf office 3 On May 25, 2017, a trip generation memorandum was prepared to show the proposed redevelopment oa generates fewer than 25 new PM peak hour trips to the local area. This analysis focuses on the Iv independent mitigation fee estimate for the proposed drive-in bank use. u, "Local" Drive -In Bank PM Trip Rate a Edmonds staff provided a copy of the trip generation analysis for the Edmonds Way KeyBank development, from the Edmonds Way KeyBank Traffic Impact Analysis, dated July 22, 2011, and prepared by Jake Traffic Engineering, Inc. (JTE). The KeyBank study compiled data from eight Washington bank branches over twelve days between 2005 and 2009. The study documented an average PM peak hour trip rate for a drive-in bank was 10.17 PM peak hour trips per 1,000 SF of drive-in bank area. Excerpts from the JTE study, showing the trip generation data and results are attached. The JTE PM peak hour rate (10.17 trips per 1,000 sf) is 58% lower than the current ITE PM peak hour trip rate (24.30 trips per 1,000 sf) for a drive-in bank. The local drive-in bank trip rate is recommended as the basis for an independent fee calculation for the proposed HomeStreet Bank development. Drive -In Bank Mitigation Fee Estimate Table 1 summarizes the fee estimate for the proposed 3,550 sf, with one drive-in lane, HomeStreet Bank based on Edmonds Impact Fee Rate Schedule and fee estimate using the PM peak hour trip generation rate data from JTE. Packet Pg. 170 6.1.a Henry Kurasaki, HomeStreet Bank TS1 HomeStreet Bank Edmonds Independent Mitigation Fee Estimate May 31, 2017 Transportation Solutions, Inc. Page 2 of 2 Table 1: ITE LU 912, Drive -In Bank Mitigation Fee Estimate (Edmonds Fee Schedule and Proposed Fee) Land Use Trip %New Trip New Trips Impact Fee Proposed Mitigation Rate' Trips Z Length per 1,000 sf' per Unit at Size (sf) Fee Estimate' Factor $4,036.61 per trips Drive -In Bank 24.3 55% 0.47 5.60 $25.41 per sf 3,550 $90,205.50 HomeStreet Bank 10.17 55% 0.47 2.63 $10.62 per sf 3,550 $37,701.00 Footnotes: Drive -In Bank 1. ITE Trip Generation (8th Edition) 2. Excludes pass -by trips, from fee schedule 3. Ratio to average trip length, from fee schedule 4. = "Trip Rate" X "%New Trips" X "Trip Length Factor" 5. 2018 Impact Fee Schedule (Fee per Trip) = "New Trips per 1,000 sf' X $4,036.61 per trip 6. = "Fee per Unit" X 3,550 sf drive-in bank Mitigation Fee Estimate Summary Proposed Bank 2011 Trip Rate from Jake Traffic Engineering, Inc. (JTE) Excludes pass -by trips, from fee schedule Ratio to average trip length, from fee schedule = "Trip Rate" X "%New Trips" X "Trip Length Factor" 2018 Impact Fee Schedule (Fee per Trip) = "New Trips per 1,000 sf" X $4,036.61 per trip = "Fee per Unit" X 3,550 sf drive-in bank Table 2 summarizes the fee estimate for the full development using the conclusions from above. Table 2: Mitigation Fee Estimate ITE Code Land Use Size (sf) Impact Fee per Unit Mitigation Fee Estimate NA Proposed HomeStreet Bank 3,550 $10.62 per sf' $37,701.00 710 Proposed General Office 3,550 $7.95 per sfz $28,222.50 820 Existing Shopping Center 1,950 $(0.93 per sf) 3 $(1,813.50) 832 Existing Restaurant: sit-down 990 $(4.92 per sf) 3 $(4,870.80) Fee Estimate: $59,239.20 Add Independent Fee Review Cost: $240.00 (+ consultant fee) 1. See Table 1 2. 2018 Fee Rate 3. 2004 Fee Rate This analysis is focuses on providing Edmonds staff with our independent estimate of mitigation fees for the proposed drive-in bank component of the redevelopment. This analysis does not change trip generation forecast or conclusions documented in the May 25, 2017 trip generation memorandum. We trust this analysis is sufficient for the City of Edmonds to approve a reduced mitigation fee for Edmonds HomeStreet Bank. Packet Pg. 171 6.1.a Edmonds EDMONDS WAY KEYBANK TRAFFIC IMPACT ANALYSIS July 22, 2011 JTE . Jake Traffic Engineering, Inc. Mark J. Jacobs, PE, PTOE, President 2614 391h Ave SW - Seattle, WA 98116 - 2503 Tel. 206.762.1978 - Cell 206.799.5692 E-mail iaketraffic@comcast.net �I�...+i....y:r-�ac,yau..t.a�a4:....r.f:.e. _� i:ik .-:, �. .'�.eC_s'�S•J __F`x�Yf. r1 �F •. Maq M...M•.nA:xM..f.flv.fY?dhw.'rfiw'w...wM4�Yt�'e:Y..GA.ctieM1f�<'Af .•.. f' r. r� APPROVED By ENGINEERING RECEIVED DEC 12 2011 DEVELOPMENT SERVICES CTF CITY OF EDMONDS Packet Pg. 172 6.1.a J E, Inc. Cassandra Rowan, IIDA, Director CALLISON July 22, 2011 Page -5- Typically an accident rate of less than one is generally considered to indicate that an intersection is operating satisfactorily, one to two is typical, and over two requires further review. The analysis intersection experiences a rate of less than one thus operates satisfactorily. The City data also indicates that 11 incidents may be associated with the westernmost and northernmost driveways servingthe existing Shell Gasoline/service Station. These 2 driveways are to be removed in conjunction with the KeyBank site re -development. HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT Figure 5 shows the projected 2016 PM peak hour through traffic volumes "without" the project. A growth factor of two percent per year was applied to ensure a conservative analysis. Per the Annual Traffic Report, 2010 the historical traffic volumes on SR - 104 in the vicinity of 100th Ave. W. remained relatively constant between 2007 and 2010. Therefore the use of a two percent per year growth factor ensures a conservative analysis. STREET IMPROVEMENT PROJECTS Per my correspondence with the City and review of City's web site, I am not aware of any City street improvement projects in the immediate vicinity of the subject KeyBank re -development project. Review of the WSDOT web site did not reveal any improvements planned on SR - 104. TRIP GENERATION Definitions A vehicle trip is defined as a single direction vehicle movement with either the origin or destination inside the study site, Traffic generated by development projects consists of the following: Pass -By Trips: Trips made as intermediate stops on the way from an origin to a primary trip destination. Diverted Linked Trips: Trips attracted from the traffic volume on a roadway within the vicinity of the generator but which require a diversion from that roadway to another roadway in order to gain access to the site. Captured Trips: Site trips shared by more than one land use in a multi -use development. c m a� L rn a� 0 x ce) W N CN Packet Pg. 173 6.1.a JTE, Inc. Cassandra Rowan, IIDA, Director CALLISON July 22, 2011 Page -6- Primary Trips: Trips made for the specific purpose of using the services of the project. The Institute of Transportation Engineers (ITE) TripGeneration provides trip generation rates for a variety of land uses. All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. As iterated earlier the trip generation rates contained in the Trip Generation for a financial institution are outdated in that the data does not account for further use of on-line banking, bank machines and direct payroll deposit. We have conducted an independent trip study that includes data from 8 facilities (3 - JTE, Inc. sites and 5 - from Colleagues). The data collected are for three weekdays (Tuesday, Wednesday and Thursday). The JTE, Inc. data was collected for KeyBank's in Kent, Covington and Maple Valley, Washington. The Maple Valley KeyBank is inordinately large (11,528 sf) versus the average size of 4,000 sf; thus the analysis uses 4,000 sf that assures a conservative trip generation estimate. Correspondence with colleagues (Geri Reinart, PE and Bill Popp Jr. of Bill Popp & Associates) identified that they also have performed similar studies for banks in Washington. The data is for 5 sites that included drive up service, 2 in Kirkland 3 in Burlington and included Friday data that is outside the typical data analyzed. Traffic data is traditionally collected on a typical weekday; Tuesday, Wednesday and Thursday. The following table summarizes the germane data points from the collected trip generation data: SUMMARY DRIVEWAY COUNTS PM PEAK HOUR (STREET PEAK) Location/Bank Name PM peak hour TM's size in sf TM's/ksf day of the week Kirkland/Wells Fargo 68 5,130 13.26 Tuesday 09.20.2005 Kirkland/Frontier Bank Burlington/Horizon 32 32 _ 4,192 4,000 7.63 8.00 Thursday 09.15.2005 Wednesday 05.11.2005 62 4,000 15.50 Thursday 05.12.2005 Burlington/Skagit 35 3,000 11.67 Wednesday 05.11.2005 24 3,000 8.00 Thursday 05.12.2005 Burlington/Whidbey 98 6.118 16,02 Wednesday 05.11.2005 61 6,118 9.97 Thursday 05-11.2005 Key Bank/Maple Valley (1) 29 4,000 7.25 Thursday 04.09.2009 27 4,000 6.75 Tuesday 04.21.2009 Key Bank/Kent _ 19 3,420 5.56 Wednesday 06.24.2009 Key Bank/Covington 33 4,174 7.91 Thursday 06.18.2009 Ayge 43.83 4,262.67 10.17 All Studied (1) -The bank size. is 11,528 sf that is overry large, the size used Tor anaryss IS w,wu sl me national average size. r: Ul (/4 r (r,, Packet Pg. 174 6.1.a JTE, Inc. Cassandra Rowan, IIDA, Director CALLISON July 22, 2011 Page -7- The collected trip generation data indicates that drive in financial institutions generate 10.17 PM peak hour trips (PMPHT's) per 1,000 sf for banks in the Puget Sound Region. And the data shows that KeyBank's tend to generate even less traffic! Financial institutions also tend to attract a significant amount of pass -by traffic. Table 5.20 contained in the ITE Trip Generation Handbook Second Edition, June 2004 provides pass -by m data for financial institutions. The table (copy attached) identifies the average pass -by rate ar for financial institutions with drive up service at 47 percent. r rn ar Thus the projected trip generation for the 2,740 sf KeyBank is 28 to 71 PM peak hour trips, c Accounting for pass -by traffic the net new is 15 to 38 net new PMPHT's. Per the Institute of = Transportation Engineers Trip Generation, Eighth Edition for Drive in Bank (ITE Land Use M Code 912) 50% of the traffic enters and 50% exits the site during the PM peak hour. N N The project site is presently developed with a Shell Gasoline/Service Station that is to be removed to make way for the proposed development. The existing site use generates significantly more traffic than the proposed KeyBank. Trio Distribution Figure 6 shows the site generated traffic assigned to the street system. Trips to and from the site were distributed to the surrounding street network based on the characteristics of the network, existing traffic volume patterns and the location of likely trip origins and destinations (residential, business, shopping, social and recreational opportunities). HORIZON YEAR CONDITIONS "WITH" THE PROJECT Traffic Volumes Figure 7 shows the 2014 PM peak hour traffic volumes "with" the proposed project at the site access intersection. The site generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 volumes. Level of Service Table 1 shows the calculated LOS for the horizon year (2016) "with" and "without" project conditions at the W. Edmonds Way/100t)t Ave. W. intersection. Based on our analysis the analysis intersection would continue to operate at LOS'D' or better "with" and "without" project conditions. W. Edmonds Way (SR - 104) is exempt from concurreney that is moot since the intersection operates at LOS 'D' that meets the City's criterion. Via Traffic Engineering inspection the site accesses would operate satisfactorily. Packet Pg. 175