Loading...
2019-08-07 Architectural Design Board Packetti3 f!}:qr Agenda Edmonds Architectural Design Board 't j4yx COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 AUGUST 7, 2019, 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of July 3, 2019 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 6. PUBLIC HEARINGS 1. Phase 2 District -Based Design Review for Graphite Arts Studios #1 and #2 located at 202 Main St. and 117 2nd Ave. S. (PLN20190009) 7. CONSOLIDATED PERMIT APPLICATIONS 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 1. Ten Year Review of ADB Projects 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda August 7, 2019 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 08/7/2019 Approval of Draft Minutes of July 3, 2019 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: ADB190703d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting July 3, 2019 Chair Herr called the meeting of the Architectural Design Board to order at 7:00 p. in., at the City Council Chambers, 250 - 5d' Avenue North, Edmonds, Washington. Board Members Present Joe Herr, Chair Lauri Strauss, Vice Chair Kim Bayer Cary Guenther Maureen Jeude Bruce Owenby APPROVAL OF MINUTES Board Members Absent Tom Walker (excused) Staff Present Mike Clugston, Senior Planner BOARD MEMBER GUENTHER MOVED THAT THE MINUTES OF DUNE 5, 2019 BE APPROVED AS SUBMITTED. BOARD MEMBER JEUDE SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA The agenda was approved as submitted. REOUESTS FROM THE AUDIENCE: There were no audience comments during this part of the agenda. MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC HEARING: Phase 1 District -Based Design Review for Main Street Commons Located at 550 Main Street (File No. PLN20190024) Chair Herr explained that tonight is Phase 1 of the design review hearing for the Main Street Common Project. After accepting public testimony, the Board will provide feedback to the applicant and continue the hearing to a date certain in order to take additional testimony, deliberate and make a decision on the project. He emphasized that no decision would be made tonight. He reviewed the rules and procedures for the public hearing and then opened the hearing. Chair Herr asked if any member of the Board had engaged in communication with opponents or proponents regarding the issues in this design review matter outside of the public hearing process. All Board Members answered no. Next, he asked if any member of the Board has a conflict of interest or believes he/she cannot hear and consider the application in Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 1 of 11 Packet Pg. 3 2.1.a a fair and objective manner. Again, All Board Members answered no. Last, he asked if anyone in the audience objected to any of the Board Member's participation as a decision maker in the hearing, and no one raised a concern. At his invitation, all who wanted to participate in the hearing were sworn in. Mr. Clugston explained that the application requires a two -phased design review because of its location in a Downtown Business (BD) zone and because it triggered State Environmental Policy Act (SEPA) review. During the Phase 1 hearing, the applicant will provide conceptual design and the Board will prioritize the design by checklist and continue the hearing to a date certain. During the Phase 2 hearing, the applicant will respond to the guidance provided by the Board at the Phase 1 hearing. The Board will review the revised proposal based on its previous guidance and the applicant's response and issue a decision. Mr. Clugston referred to the Staff Report, which includes 13 attachments: Two additional attachments were provided just prior to the meeting: A series of color schemes (Attachment 14) and trash enclosure comments from the building permit submittal (Attachment 15). He explained that, typically, design review is done first, followed by building permits. In this case, the applicant has applied for design review and building permits at the same time, and staff is reviewing the applications concurrently. Any modifications or conditions identified by the Board during design review must be reflected in the building permit. Mr. Clugston provided an aerial photograph and a site plan and explained that the applicant is proposing two commercial buildings and site improvements on property located at 550 Main Street. Phase 1 of the redevelopment project will include extensive renovation and alteration of an existing 9000 square foot building on the west side of the site and creation of an adjacent plaza to replace a portion of an existing surface parking lot. Phase 2 will replace the rest of the existing parking lot with a new 5,600 square foot, two-story building to the east of the plaza at the corner of Main Street and 6'11 Avenue South. The plaza will be extended south of the new building to connect to 6'' Avenue South and eight surface parking stalls will be created that load from the alley on the south side. Mr. Clugston reviewed that there are no setback requirements in the BD-1 zone because it is not adjacent to residential. The height limit is 30 feet and the lot coverage requirements allow for development lot -line -to -lot -line. The BD-1 zone also requires that the buildings address the designated street fronts, which in this case is the Main Street side of the project. That means the ground floor height must be at least 15 feet and the depth of the commercial space must be at least 45 feet. The majority of the east building will meet the 15-foot height requirement, but a portion of it will not. Because the west building is a remodel, it does not have to meet the 15-foot height requirement. Both the new building and the existing building will meet the commercial depth requirement. Mr. Clugston advised that no parking is required for commercial uses in the BD-1 zone, but the applicant is proposing to provide eight stalls off the alley. The project is required to provide 990 square feet of open space (5% of the lot area), and the applicant is proposing approximately 1,000 square feet of open space at the northern edge of the site along Main Street between the buildings. The plaza wrapping around the new building will provide additional open space and touch 6'' Avenue South on the southeast corner of the project site. Mr. Clugston reminded the Board that the Phase 1 hearing is to primarily address zoning issues, but there are a few design elements that are important to highlight as something the applicant will need to address prior to the Phase 2 hearing. West Building. There is a question about whether the proposal for this building should be classified as a remodel or new construction. If it is determined to be a new building, all of the current building and zoning code requirements and design standards would apply and the building would have to be redesigned from what is being proposed. The threshold for a remodel is 75% of the valuation of the building. One of the main features of the BD design code is to provide a pedestrian connection, including weather protection, between the primary building and the street (Main Street). As currently shown, there would be no pedestrian connection to Main Street. Also, the proposed design does not meet the requirement that 75% of the fagade of the building must be Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 2 of 11 Packet Pg. 4 2.1.a transparent between 2 and 10 feet. Lastly, the applicant is proposing two restaurants and other commercial uses, and the Recycling Coordinator questioned if there would be sufficient room for the trash facilities in the rear of the west building off the alley. The Board should consider whether the proposed trash facility is adequate or if additional facilities will need to be provided with the new building. East Building. The design of this building is fairly industrial looking, there is not an identifiable top and base, and the building does not provide sufficient transparency to meet the 75% requirement. He suggested that the utility doors in the center of the building could be relocated to the back of the building to open up space for more transparency along the street front. The building meets the 15-foot minimum height requirement for the front 45 feet of the ground floor, but the last 5 to 10 feet does not. There are no exceptions in the code for the floor height requirement, so the entire ground floor height will need to be 15 feet. This will require the floor plans to be altered. Lastly, it appears that the rooftop HVAC unit will extend beyond the 30-foot height limit. Mr. Clugston referred to the Design Guideline Checklist (Attachment 5 of the Staff Report), which the Board will review and provide guidance to the applicant. At the conclusion of the Phase 1 hearing, he recommended the Board schedule the Phase 2 hearing for October 2" d. This will provide sufficient time for the applicant to respond to the design guidance and the initial round of building permit corrections. It will also allow staff sufficient time to review the building permit and design review submittals and prepare the Staff Report for the Phase 2 hearing. Chair Herr asked if the west building would have to meet the 75% transparency requirement if it is determined to be a remodel rather than new construction. Mr. Clugston answered that there are some building and zoning requirements that would not have to be met with a remodel, but the connection to Main Street and transparency requirements would still apply. The floor -to -floor height requirement would not apply to a remodel, but most of the other requirements would have to be met. He summarized that, if the west building is classified as new construction, the form of the building will have to change substantially. Chair Herr asked who would determine whether the west building is a remodel or new construction. Mr. Clugston said the Building Official provided a checklist to help the applicant do a valuation for the proposed project. If the replacement value of the building is greater than 75% of the value of the existing structure, it would be considered new construction and would have to meet all of the current codes. The determination has not been made yet. Board Member Owenby asked if the 75% transparency must happen between 2 and 10 feet, and Mr. Clugston answered affirmatively. Board Member Owenby asked if there is an allowance for taking the transparency down to the floor level only when the floor level is higher than the street. Mr. Clugston answered that, in the past, an existing building has been allowed to provide transparency horizontally rather that at an angle. In this case, the criteria would be satisfied if the building above the foundation is 75% transparent. Board Member Owenby asked if tradeoffs can be made by providing more windows higher up, and Mr. Clugston answered no. That is why it can be difficult to reuse existing buildings and bring them up to today's standards. Chair Herr voiced concern that the transparency requirement could kill the project because it would not be possible for the applicant to put windows below the existing floor. Mr. Clugston clarified that, if the building is considered a remodel, the applicant would not have to cut down into the foundation to provide windows, and the transparency area would be measured above the foundation. However, if the building is considered new construction, the 2 and 10 measurement would follow the track of the sidewalk. Board Member Bayer observed that the only parking for the project will be the 8 stalls along the 6`' Avenue alley. She pointed out that parking is a growing issue for retailers in the downtown, and this project would add to the concern. Again, Mr. Clugston advised that no parking is required for commercial uses in the BD zones, but the applicant is providing 8 stalls that are not required. Mike McMurray, Applicant, pointed out that there are currently curb cuts along 6`' Avenue South that serve the property. These will be closed off and four new public parking spaces can be provided along the street. If the City Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 3 of 11 Packet Pg. 5 2.1.a agrees to change to angle parking then six additional public parking spaces could be provided in front of the subject property and the angle parking could extend down the street, as well. Mr. McMurray said some of his motivation to take on the project is to bring variation to the downtown. The BD-1 zone is special and was created for commercial development. He said there has been some push back from the community because he has been letting people park in the parking lot for free since he purchased the property in 2017. Sometimes there is a perception that something is being taken away, even though it was never really theirs to begin with. He said he is sensitive to parking and even lobbied for designated parking at Civic Field, which is just two blocks away. Density expansion around the City is enormous and he anticipates 20,000 to 30,000 more people with a 6-mile radius of Edmonds in the next five years. Parking needs to be taken seriously. Mr. McMurray commented that his proposed project is risky. He enjoys the existing building that was built in 1954 and was the main grocery store in town. Mid-century style development (warehouse style with large, open beams) is not common now. His goal is to bring the building back to its former glory, removing all of the country -western features that were added later. The goal was to design a building that fits with the character of the downtown. Walkability is a N central amenity in the downtown, and the proposed new building would be set back rather than consuming the entire lot. ai He shared a picture of the inside and outside of the original Thriftway Building that was constructed in 1954. 21 Mr. McMurray explained that the development of Civic Park just two blocks north of the subject property had a c significant impact on the design of his project. He felt it was important to assimilate his project into the pedestrian - friendly downtown Edmonds. He can imagine people leaving events at the park and filtering down 6t1i Avenue to get to Main Street, and the proposed plaza would provide a nice place for people to walk through. The plan calls for four 2 small-scale shops on the ground floor of the new building. L Mr. McMurray advised that public feedback and participation is key to the project. He solicited public feedback via My c Edmonds News, a website, etc. and received over 200 emails from local residents. For the most part, he responded to each comment he received. His original plan had an outdoor bar and restaurant. However, public feedback indicated a o strong desire for a small performance stage for local musicians, and the bar was switched to a music stage. a a Mr. McMurray said the landscape consultant for the project is the same company that did Salish Crossing. The goal was M to make the plan as agriculturally based as possible to tone down some of the more industrial appearance of the two buildings. A plaza would be located between the two buildings, with a walkway along the alley. The idea would be for CD rn people to hang out in the plaza area, and seating would be provided similar to the Hazel Miller Plaza. The proposed CO commercial paver system would be attractive yet durable. A mature tree would be installed at the back side of the Q property where there is currently an asphalt lot. Mr. McMurray observed that his half acre parcel is located in the middle of downtown. Rather than a large, 2-story c m condominium building, his idea was to create a project that assimilates into the culture of the downtown. Based on public feedback, it appears that people are generally happy with the proposed project that is intended to contribute to a other elements of what makes Edmonds unique (farmers markets, arts festivals, murals, art walks, etc.) He shared the concept of a mural alley that provides three mural panels to contribute to Edmonds' growing mural scene. The panels and awnings could be used to create two farmer's market like stalls to house multiple vendors for a variety of purposes. He pointed out that the panel closest to 6t1i Avenue would be turned slightly so that people stopped at the intersection of 6'1' Avenue and Main Street could see part of it. As people continue down Main Street, they would actually be able to see the murals through the warehouse -style windows on the new building. Mr. McMurray provided a rough floor plan for the existing building and explained that the whole point of keeping the building is to retain the nostalgic feel of the 1954 architecture. He hopes the Board and the City can be somewhat forgiving in regards to code requirements. The cost of retrofitting the building to bring it back to its original glory will be significant. The idea is to create space for a family -style pizzeria restaurant. He referred to Mr. Clugston's earlier comment about having a door on Main Street and explained that the architect for the project has been designing Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 4 of 11 Packet Pg. 6 2.1.a restaurants for over 20 years and has cautioned against putting a door directly on Main Street because patrons would be confused about where the restaurant is located. It makes more sense to locate the restaurant entrance towards the plaza., which is the showpiece of the property. Mr. McMurray said about two-thirds of the building will be open to create a safe place for families and teenagers to hang out. A game area would be located on the second floor and he envisions a miniature bowling facility. There would also be space to host private small events. This is in direct response to the community's desire for a place to have fun. Mr. McMurray advised that the new building would house four boutique retail spaces on the ground floor, and he already has an agreement with an ice cream company to locate in the corner. The top floor of the building would be designed as special event space. He described the difficulty of constructing a two-story building on a sloped lot given the 15-foot ground floor height requirement. In this case, there would be a 3-foot rise on the east side of the building to accommodate the slope and meet the code requirements. Mr. McMurray said he considered the option of providing underground parking, but the cost would be astronomical. It is hard to justify underground parking for 800 square foot retail spaces. However, he listened to the community concerns about parking and is providing 8 spaces that are not required. It would not be feasible to leave the existing parking lot in place and only renovate the existing building. The parking lot must also be developed to make the project pencil out. He explained that property taxes are assessed based on best use, which is condominiums for the subject property. The only way he can get more parking is by building condominiums and apartments, which is not why he acquired the property. He recalled that four or five families own most of the properties in downtown Edmonds, and his family's acquisition of the property is an opportunity to create six new businesses to the downtown core that are in character with the existing downtown. Mr. McMurray shared several more pictures to illustrate the proposed balcony with steps so that people can enjoy the music or hang out in the courtyard. He shared an example of a similar building in Portland where two rectangular, modern, 2-story commercial spaces were situated around a parking lot to create an alley walkway for pedestrians, with shops on both sides. This project uses an open -beam design similar to what he is proposing for the new building. Mr. McMurray summarized that he made a concerted effort to not rush the project. The current proposal is the result of a 2-year process that included a lot of community involvement. He shared color and material samples and explained that, based on feedback from the public and a variety of experts, the color of the buildings was adjusted to create a more comfortable appearance that will last for a longer period of time. The roof of the existing building appears as a giant mass to people coming down Main Street, and it is the first thing that will be seen. The color must be toned down to be less visible. The currently proposed earth tones will be different from but complement existing development in the downtown. He commented that a lot of buildings in Edmonds look the same, and the proposed design for the existing and new buildings will be different and more modern. However, the proposed landscaping will help them blend in and fit with the surrounding development. Mr. McMurray explained that if the existing building is not classified as a renovation, he does not believe it will be feasible for him to completely demolish the building and put in a new foundation. He hopes this is not something the City requires him to do. He also explained that it is not possible to put brick on the fagade of the existing building without pouring a new foundation. The metal siding is a way to give the building a new look without breaking the bank. He is doing all he can to preserve the integrity of the architecture. Board Member Owensby requested clarification on the large number of elevations that were provided in the Staff Report. Mr. McMurray said the elevations were provided to illustrate how the project design evolved over time based on feedback from the public, the City, etc. Mr. Clugston clarified that Attachment 2 contains the previous design concepts, and Attachment 3 outlines the current proposal. Mr. McMurray added that Page 4 of Attachment 14 is the final schematic. Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 5 of 11 Packet Pg. 7 2.1.a Chair Herr requested more information about the original building, and Mr. McMurray advised that the element along the top was added later and would be removed as part of the project. He explained how the windows bring in a lot of natural light into the half-moon warehouse and how the building can be renovated to activate the street front. He said there are only a few pictures of the original building. No one in the audience indicated a desire to participate in the hearing. Vice Chair Strauss referred to staff s comment about the lack of a clear base, middle and top on the new building. She expressed her opinion that the element along the top of the existing building should be retained since it is consistent with other buildings in downtown Edmonds. Perhaps the element could be worked into the design in a different way. She understands the intent to restore the building to its original design, but sometimes that isn't a great look. Vice Chair Strauss said she understands the design standard that calls for having an entrance on Main Street, but she likes the garage type opening where people can look out but it is partitioned off. She asked if the alleyway could be the entrance onto Main Street via an arch, canopy, etc. She felt this could take the place of providing an entrance into the new building from Main Street. Mr. McMurray pointed out that the existing building has two entrances, one for each of the tenants, as well as an outdoor area that is more defined. This entrance to the courtyard could be built up more to better define the space. He noted that the new building design uses signage that wraps around the building from Main Street to lead people to the entrances to the retail spaces. He said the architect preferred having an entrance on Main Street, but it was much easier to meet the American's with Disabilities Act (ADA) requirements via an entrance from the courtyard. Vice Chair Strauss agreed that the proposed entrance locations from the courtyard would work, but she is interested in better defining the entrance to the alley. Mr. McMurray pointed out that there would be an archway on 6t1i Avenue to define the entrance to the alley. The thought was to do the same on the Main Street side, but it didn't feel right. There is a utility equipment at the corner, so landscaping is needed to disguise it. Vice Chair Strauss said she likes the design of the new building, but it is lacking definition between the base, middle and top. In addition, there are only two entrances on the Main Street side. Mr. McMurray said that, when looking at the site plan, the new building design appears sterile, but there would be a tree in front of the two smaller doors at the center of the building. There would also be sunken seating along Main Street and planter boxes. He pointed out the entrances to the ice cream shop and pizzeria, noting that each would have a canopy. Vice Chair Strauss said she would like to see a little more design to emphasize the base, middle and top of the building. Mr. McMurray described some of the potential uses for the retail spaces, noting that if possible, he would like to have a pop-up gallery where people could lease the smaller boutique spaces on a short-term basis. Vice Chair Strauss voiced concern that the proposed mural walls will appear as large billboards. She said the art on the buildings in downtown is at street level where people can walk by and feel a part of it. The proposed mural walls would end up blocking views and would not connect with the pedestrians. Art walls are more spontaneous and are used to cover blank walls. She suggested that the mural walls should be brought down to a pedestrian level so they aren't so imposing. Mr. MacMurray asked if Board Member Strauss would support a continuous wall, and she answered no. Board Member Owenby commended Mr. McMurray on taking such a risk to do a project that is special for the community. He worries about the fagade of the existing building. He understands the intent to restore the original building, but sometimes original buildings are ugly. He voiced concern that the design is too flat. When walking along the street, people will encounter a frontal plane they will want to bypass. Something needs to be done along the fagade to capture people's vision. Board Member Owenby expressed his belief that a lot more windows are needed on the Main Street fagade of the existing building. Mr. McMurray explained that putting in more windows is challenging because he has to have a certain amount of sheer wall. Board Member Owenby suggested that perhaps a rear wall behind the fagade would provide enough depth to allow more openness at the front with a sheer wall 10 feet back. He also asked if the architect Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 6 of 11 Packet Pg. 8 2.1.a considered a steel, rigid frame. Mr. McMurray answered that a considerable amount of construction engineering was involved in the design to renovate the existing building, and a metal frame would be added across the front. There will also be some sheer walls inside with some openings to get the building up to code. Some sacrifices will have to be made in order to retain the existing building. Board Member Owensby commented that it would be nice to have a canopy or awning along the street. He would like to see something that helps him identify the project as a place. Perhaps an awning or canopy could expand between the two buildings to create a gateway to development. Mr. McMurray agreed that is a possibility. Board Member Owenby explained that activating the space requires more opportunities for people to interact. However, he cautioned that the space will seem less active if they allow too much space between the buildings. He suggested they consider making the building larger and the public space smaller to tighten up the public space to create better interaction. Mr. McMurray commented that the proposed plaza would only be 3,500 square feet, which is similar in size to the Hazel Miller Plaza. Again, Board Member Owensby suggested the plaza might be too big for the number of people who will use it. He asked if the proposed evergreen tree would be visible from the street to draw people into the plaza area. Mr. McMurray said it would be seen from some the street over the balcony. Again, Board Member Owenby cautioned that the proposed commercial space may not create the level of activity the applicant is envisioned. Whatever can be done to activate the space will make the project more successful. Board Member Owenby said he likes the proposed mural walls. However, he is concerned about the space behind them. He asked if a third building could be built as a backdrop above the parking. Mr. McMurray said the mural walls will have a more subtle backside. Board Member Owenby said he likes the fact that, as you walk down the alleyway, there will be a backdrop other than the building across the way. This allows you to contain the space rather than letting it dribble away. Mr. McMurray explained that the cost of developing another boutique building is not feasible in today's market. Even the boutique building on 6t11 Avenue and Main Street is a bit of a stretch. The existing building can be renovated to be feasible, but it is hard to make a small-scale building pencil out. Board Member Owenby suggested the applicant consider a building above the parking as a Phase 3 option to implement if the project is successful. Board Member Jeude asked if locating the trash enclosure near the parking would result in a loss of parking stalls. Mr. McMurray responded that the proposed plan includes a cutout for the trash enclosure on the alley. He advised that the sushi business that was looking to locate next to the pizzeria rescinded their offer, and the space is now designated as a yoga studio. Therefore, the proposed trash enclosure should be adequate to meet the City's requirement. Board Member Jeude commented that it is not easy to renovate an old building. She loves the idea of having a walkway, a venue for music events, etc. However, she agreed with Vice Chair Strauss that something else is needed on the front fagade. She also agreed with Board Member Owenby's recommendation for a canopy extension between the two buildings. She concurred that the proposed mural walls could appear as billboards. She suggested they solicit feedback from the arts community. Mr. McMurray pointed out that the mural walls would be part of Phase 2, so there would be plenty of time to reach out to artists. Some artists prefer a continuous wall and others prefer separate panels. Board Member Jeude said it is important that people can interact with the murals without having to look up. She commended the applicant on the proposed pop-up gallery. More places for art and galleries will be a wonderful addition to the City. Board Member Owenby referred to his earlier comment about the mural walls and the building behind them and suggested it may be possible to make the walls somewhat transparent. He referred to artwork he saw on a stainless -steel wall with holes. You could see the images on the murals, but also the stuff behind the wall. There was another image on the backside, as well. Board Member Guenther asked if the proposed mural walls would be considered signage or murals. Most murals are at pedestrian level, but the proposed mural walls would be up in the air. He likes the idea of having images to focus people down the alley, but some of the murals in town are not permanent. Mr. McMurray said that Francis Chapin, the City's Cultural Services Manager recommended that two of the murals be changed out every four to five years, but one of them could be permanent. This would allow artists an opportunity to use the space, but the permanent one could serve as a Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 7 of 11 Packet Pg. 9 2.1.a marquis mural. Mr. Clugston explained that, typically, murals in the City are located on blank walls. This is a different approach, but they would likely be treated as murals rather than signage. Mr. McMurray commented that the City would prefer to see a continuous wall, and it might also be more palatable to the community. Vice Chair Strauss again commented that the proposed walls are too tall to be continuous. Board Member Guenther suggested it wouldn't be too difficult for the applicant to delineate a horizontal band across the east building facade to break up the building and satisfy the design requirement. The detail could also be repeated across the top of the building to break up the facade. Mr. McMurray said the architect for the existing building originally indicated he would include a pinstripe element to break up the building, and he was surprised that this element was not included on the new building, too. Mr. McMurray suggested that perhaps the mural panels could be placed directly on the ground. Board Member Owenby voiced concern that this change would eliminate the potential for market areas below the panels. Mr. McMurray said they could still accommodate the market space as long as the awnings are retractable. Mr. McMurray said he is very open to making cosmetic changes to make the project better. Vice Chair Strauss asked the staff or applicant to respond to the concern that a portion of the new building would not meet the 15-foot ground floor ceiling height requirement. Mr. Clugston responded that a portion of the restroom area on the ground floor does not meet the height requirement, and the applicant will have to adjust the floor plan to address this code standard. Awnings and canopies on the west building will also need to be addressed in the next phase of design review. Chair Herr asked if the City has a variance process to address the elements of the project that do not meet code. If the height and transparency requirements cannot be met, the project cannot go forward. He summarized that the Board appears to like the project, yet the zoning requirements may kill it. Mr. Clugston confirmed that the project cannot be approved if it does not meet the code requirements, and there is no variance process for waiving the zoning and design standards. He acknowledged that it is difficult to shoehorn a new code on an existing building, but said he believes it is possible to tweak the proposal to meet the code requirements. Mr. McMurray suggested that the doors on the Main Street facade where there is currently a railing for restaurant patron could be changed to an entrance with steps. The main entrance from the courtyard could provide the ADA access. Mr. Clugston agreed that it makes sense to have the main entry on the east side of the building. As long as the east entrance is ADA accessible, providing an entrance with steps on the Main Street facade would meet the code requirement for access. It would better meet the requirement if it were relocated to the corner of the building. Mr. McMurray commented that relocating the door to the corner would be problematic because of the utilities, etc. However, he would support providing steps to make an entrance to meet the nuances in the code. Vice Chair Strauss pointed out that the face of the building is right on the sidewalk, so the steps would have to be inside the building or the entrance would need to be recessed. Board Member Owenby asked how far the utilities are located from the corner of the building, and Mr. McMurray answered they are quite close. Mr. Clugston provided a map to illustrate the location of the utilities, and Mr. McMurray explained that the landscapers have proposed decorative plantings to camouflage the utility equipment. Board Member Owenby asked if there could be an entrance at the corner, with steps coming up off of Main Street. He noted that if the entrance were located at the corner, it would be at or near grade level for an ADA entrance. Mr. McMurray agreed to consider that option but said he is just now learning that his building needs to have an entrance on Main Street. Chair Herr said he is confused about why the applicant must provide an entrance on Main Street when there is no entrance on the existing building now. Why does changing the inside of the building require changes to the outside, too. Mr. Clugston explained that if this were a straight tenant improvement project, the entrance would not have to change. The existing entrance, which is at the corner of the building facing Main Street and is a bit recessed, would meet the code requirement. However, the proposed renovation has the entrance pointing away from the street into the interior plaza. Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 8 of 11 Packet Pg. 10 2.1.a Mr. McMurray expressed his belief that altering the doors that are proposed at the center of Main Street facade to provide an entry from the street would meet the code requirement. He agreed to take the Board's advice to clean up the roofline to make it more aesthetically pleasing, add more awnings, and tweak some other elements to make the project better. However, he is apprehensive about redesigning the project at this stage. Chair Herr suggested the applicant could leave the entrance in its current location at the corner of the building and eliminate the entrance from the courtyard. The current entrance is already ADA compliant, and using this entrance would also allow for more windows to meet the transparency requirement. The Board reviewed the checklist and provided the following guidance: A. Site Planning Lower Higher N/A Priority Priority 1. Reinforce existing site characteristics. They agreed that this would X X be a high priority for the existing building and a low priority for the Existing New new building that will replace an existing parking lot because there Building Building are no site characteristics they want to reinforce. 2. Reinforce existing streetscape characteristics. They agreed this X X would be a high priority for the existing building and a low priority Existing New for the new building that will replace an existing parking lot. Building Building 3. Entry clearly identifiable from the street. It was noted that this is X not only a high priority, but a code requirement. 4. Encourage human activity on street. The applicant's intent is to X pull people off the street to the courtyard. The thought is that the project would encourage people to walk further down the street. 5. Minimize intrusion into privacy on adjacent sites. This is a X corner lot, so there would be no intrusion into privacy on adjacent lots. Lower Higher N/A Priority Priority 6. Use space between building and sidewalk to provide security, X privacy and interaction residential projects). 7. Maximize open sace opportunity on site residential projects). X 8. Minimize parking and auto impacts on pedestrians and adjoining X property. This is a high priority and the proposal addresses the issue adequately. The proposal provides parking that isn't even required. 9. Discourage parking in street front. X 10. Orient building to corner and parking away from corner on X public street fronts (corner lots). They felt the applicant has accomplished this. B. Bulk and Scale Lower Higher N/A Priority Priority 1. Provide sensitive transitions to nearby, less -intensive zones. It X was noted there are no less -intensive zones nearby. Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 9 of 11 Packet Pg. 11 2.1.a C. Architectural Elements and Materials Lower Higher N/A Priority Priority 1. Complement positive existing character and/or respond to X nearby historic structures. 2. Unified architectural concept. It was noted that Edmonds is very X eclectic, with a lot of different types of architecture. However, the buildings all have similar height, canopies, bases, middles, tops, etc. They agreed this is a high priority when talking about design elements, details and massing. 3. Use human scale and human activity. X 4. Use durable, attractive and well -detailed finish materials. X 5. Minimize garage entrances. X D. Pedestrian Environment Lower Higher N/A Priority Priority 1. Provide convenient, attractive and protected pedestrian entry. X The Board referred to discussions relative to canopies. 2. Avoid blank walls. X 3. Minimize height of retaining walls. While there would be a X retaining wall, it would be minimal. 4. Minimize visual and physical intrusion of parking lots on X pedestrian areas. It was noted that the applicant has accomplished this by providingparking that was not required. 5. Minimize visual impact of parldng structures. X 6. Screen dumpsters, utility and service areas. The trash enclosures X would be located on the alley side and appear to have screening. 7. Consider personal safety. This has to do with providing adequate X lighting, clear sight lines, semi -transparent security screening, avoiding blank windowless walls, clear directional signage, etc. E. Landscaping Lower Higher N/A Priority Priority 1. Reinforce existing landscape character of neighborhood. It was X discussed that street trees are a priority in the downtown and would constitute the bulk of the landscaping that is provided as part of the project. 2. Landscape to enhance the building or site. X 3. Landscape to take advantage of special site conditions. There are X nospecial site conditions. Mr. McMurray asked about the process for modifying the proposal to meet code requirements and to incorporate the Board's guidance. Mr. Clugston explained that the modified proposal would be presented to the Board at the Phase 2 hearing for final approval. He said he would expect staff to provide their comments relative to the Building Permit Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 10 of 11 Packet Pg. 12 2.1.a application sometime in the next month. It will likely take the applicant a month to make the necessary modifications and submit an updated proposal. The project could be submitted for a Phase 2 design review hearing on October 2nd Mr. McMurray asked if they could attempt to have the proposal ready for the Phase 2 hearing on September 4"'. Mr. Clugston agreed that would be possible, but if the submittal is not ready at that time, the Board would still have to meet on September 4'' to continue the hearing to October 2nd. Given his experience with projects of this type and the fact that the necessary changes are not insignificant, his recommendation is to schedule the Phase 2 hearing for October 2nd Mr. Clugston announced that the Phase 2 hearing for the Graphite project is scheduled for August 7d'. Both the September 4" and October 2nd meetings are open at this time. There was a back and forth conversation with the applicant about whether or not the project modifications would be ready in time for a September 4d' hearing. Mr. McMurray assured the Board he could be ready in September as long as the staff submits their comments to him in a timely manner. Vice Chair Strauss suggested that perhaps they could have the Phase 2 hearing for design review on September 4" regardless of the status of the building permit. Mr. Clugston agreed that would be possible. CHAIR HERR MOVED THAT THE HEARING BE CONTINUED TO SEPTEMBER 4t'', 2019. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated permit applications. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: Mr. Clugston announced that the Planning Board would like to hold a joint meeting with the Architectural Design Board on July 24''' at 7 p.m. to talk about moving them out of the decision -making processes and become more involved in policy making. He announced that the City Council recently voted to get out of the quasi-judicial appeal process. The intent is to go back to what the Architectural Design Board was originally intended to do in the early 1970s, which is more policy work, guidance and recommendations. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board Member comments. ADJOURNMENT: The meeting was adjourned at 9:33 p.m. Architectural Design Board Meeting Minutes of Regular Meeting July 3, 2019 Page 11 of 11 Packet Pg. 13 6.1 Architectural Design Board Agenda Item Meeting Date: 08/7/2019 Phase 2 District -Based Design Review for Graphite Arts Studios #1 and #2 located at 202 Main St. and 117 2nd Ave. S. (PLN20190009) Staff Lead: Mike Clugston, Senior Planner Department: Planning Division Prepared By: Michael Clugston Background/History As described at Phase 1 of this public hearing on June 5, 2019, Mary Olson submitted an application for two new buildings in the Downtown Business (BD2) zone. Graphite #1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Graphite #2, at 117 2"d Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over flex space and parking. At the June 5 meeting, the Board reviewed the Phase 1 submittal, provided design guidance to the applicant with which to make some revisions, and continued the hearing to August 7 for Phase 2 of the hearing process. Staff Recommendation The Board must review the updated project materials submitted by the applicant for Phase 2 of the hearing, take additional public testimony, deliberate and issue a decision on the design of the project. As noted in the Phase 2 staff report, staff recommends approval of the project's design with conditions. Narrative This is Phase 2 of the required two-phase public hearing on the proposal. According to ECDC 20.12.010, proposals in the BD zones that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process leading to a Type III-B decision by the Board. Attachments: PLN20190009 Phase 2 Staff Report and Exhibits Packet Pg. 14 6.1.a '/IC. 189%J CITY OF EDMONDS 1215th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa. ov DEVELOPMENT SERVICES DEPARTMENT ■ PLANNING DIVISION i PLANNING DIVISION'S REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD (ADB) "PHASE 2" DISTRICT -BASED DESIGN REVIEW Project: Graphite Arts Studios #1 & #2 File Number: PLN20190009 Date of Report: August 1 201 Staff Contact: Aiyie n2rr� Mike Clugston, AICP, Senior Planner ADB Meeting: Wednesday — August 7, 2019 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 5th Avenue North, Edmonds WA 98020 I. PROJECT PROPOSAL As reviewed at Phase 1 of the public hearing on June 5, 2019, Bob Gregg and David Pelletier, representing property owner Mary Olsen, submitted an application for two new buildings in the Downtown Business (BD2) zone. Graphite #1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Graphite #2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over flex space and parking. As described during Phase 1 of the hearing, projects within the Downtown Business zones are subject to district -based design review under the requirements of Edmonds Community Development Code (ECDC) Chapter 20.12. According to ECDC 20.01.003 and 20.12.010, district - based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and design decision by the Architectural Design Board. Phase 1 of the two-phase public hearing process began on June 5, 2019. During that meeting, the hearing was continued until August 7, 2019, for Phase 2 of the hearing. According to ECDC 20.12.005.13, the purpose of the continuance of the hearing is to allow the applicant to design or redesign the initial concept to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. The ADB will complete their review of the design of the project and make the final decision on the design proposal at the conclusion of the Phase 2 portion of the hearing. Packet Pg. 15 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 The following Exhibits are included with this Phase 2 staff report: 1. Phase 1 staff report and attachments 2. ADB Minutes for Phase 1 of the public hearing from June 5, 2019 3. Phase 2 Cover letter 4. Phase 2 Applicant response to Design Guideline Checklist 5. Graphite #1 plans, resubmitted June 26, 2019 6. Graphite #2 plans, resubmitted June 26, 2019 7. Graphite #1 Traffic Impact Analysis 8. Graphite #2 Traffic Impact Analysis 9. Courtesy Notice of Continued Public Hearing 10. PUD SEPA comment 11. Ecology SEPA email 12. Hazardous material management plan for 201 Main St. 13. Architect response to Phase 1 comments from Engineering and Fire 14. Engineering compliance memo The following represents staff's findings of fact, analysis, conclusions, and recommendation to the ADB on Phase 2 of the district -based design review process for the proposed Graphite buildings. II. FINDINGS & CONCLUSIONS A. NEIGHBORHOOD CHARACTERISTICS The subject sites are located about halfway between the fountain and the ferry terminal in the Edmonds downtown core. The properties are zoned BD2 (Downtown Mixed Commercial) as are all of the surrounding properties. Uses surrounding the project site include a mix of office, commercial and residential. B. PUBLIC NOTICE AND COMMENTS Since the hearing was continued to a date certain during the Phase 1 portion of the hearing process, no additional public notice of the Phase 2 portion of the hearing process is required. However, a "Courtesy Notice of Continued Public Hearing" (Exhibit 9) was mailed to property owners within 300 feet of the site. This courtesy notice was also posted at the subject site, Public Safety Complex, Development Services Department, and at the Library. Four people spoke at the Phase 1 portion of the public hearing (Exhibit 2) and no additional comments have been received. C. TECHNICAL STAFF REVIEW Phase 1 of the subject application was evaluated by South Snohomish County Fire and Rescue, the Building Division, Public Works Department, and Engineering Division. Initial comments by these reviewers were included with the June 5, 2019 report to the ADB (Exhibit 1). Page 2 of 15 Packet Pg. 16 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 For the Phase 2 review, the City's Traffic Engineer reviewed and approved traffic impact analyses for each site (Exhibits 7 & 8). The Public Works Department's Recycling Coordinator reviewed the project and noted that the proposed trash collection areas for both buildings were acceptable. The Engineering Division indicated that the project generally complies with the requirements in Title 18 ECDC for stormwater, street tree placement, parking layout and ° the like (Exhibit 14). A detailed review of the entire scope of work will take place during the building permit review process and additional comments may be provided by these and other Cn L reviewing groups at that time. Q One additional SEPA comment was received from Snohomish County PUD (Exhibit 10). They indicated that there is sufficient electric system capacity in the area but that any improvements needed to service the sites must meet PUD standards and be provided at the expense of the developer. Finally, it was noted in the Phase 1 staff report that the Department of Ecology provided a SEPA comment (Exhibit 1, Attachment 15). Ecology provided further clarification on the comment (Exhibit 11) and requested that the hazardous materials management plan that was created for the original Graphite project in 2017-2018 be implemented during development of the revised project. That plan is attached as Exhibit 12 and a condition of approval is proposed that the plan be associated with the eventual building permit for Graphite #1 at 202 Main Street and be implemented during construction. D. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Downtown Mixed Commercial" and the site is also within the "Downtown/Waterfront Activity Center" overlay. Goals and policies from the City of Edmonds Comprehensive Plan for the Downtown/Waterfront Activity Center related to this project include: Downtown/Waterfront Area Goal A. Promote downtown Edmonds as an attractive setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community and as a destination for visitors from throughout the region. A.1 Ensure that the downtown/waterfront area continues — and builds on — its function as a key identity element for the Edmonds community. A.2 Enhance Edmonds' visual identity by continuing its pedestrian -scale of downtown development, enhancing its shoreline character, and protecting and building on the strong visual quality of the "5th and Main" core. A.3 Encourage a more active and vital setting for new retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, downtown commercial activity and visitors from throughout the region. A.5 Support the development and retention of significant public investments in the downtown/waterfront area, including government and cultural facilities that help draw residents and visitors to downtown. Page 3 of 15 Packet Pg. 17 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 A.6 Provide greater residential opportunities and personal services within the downtown. especially to accommodate the needs of a changing population. Downtown/Waterfront Area Goal D. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, o while protecting downtown's identity. D.1 Encourage opportunities for new development and redevelopment which reinforce Edmonds' attractive, small town pedestrian oriented character. D.8 Building design should discourage automobile access and curb cuts that interfere with pedestrian and bicycle activity and break up the streetscape. Encourage the use of alley entrances and courtyards to beautify the back alleys in the commercial and mixed use areas in the downtown area. Downtown/Waterfront Area Goal E. Identify supporting arts and mixed use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. Emphasize ana plan for links between the retail core and these supporting areas. E.1 Support a mix of uses downtown which includes a variety of housing, commercial, and cultural activities. The Comprehensive Plan also provides the following specific goal for the Downtown Mixed Use designation: Downtown Mixed Commercial. To encourage a vibrant downtown, first floor spaces should be designed with adequate ceiling height to accommodate a range of retail and commercial uses, with commercial entries at street level. Buildings can be built to the property line. Building heights shall be compatible with the goal of achieving pedestrian scale development. The first floor of buildings must provide pedestrian weather protection along public sidewalks. Design guidelines should provide for pedestrian -scale design features, differentiating the lower, commercial floor from the upper floors of the building. The design of interior commercial spaces must allow for flexible commercial space, so that individual business spaces can be provided with individual doorways and pedestrian access directly to the public sidewalk. When the rear of a property adjoins a residentially -designated property, floor area that is located behind commercial street frontage may be appropriate for residential use. Where single family homes still exist in this area, development regulations should allow for "live -work" arrangements where the house can accommodate both a business and a residence as principal uses. Design objectives for the downtown area addressing site design, building form and building facade are provided in the Comprehensive Plan (pages 125-127). The project proposal is reviewed against those objectives below. Urban Design Goal 8: Downtown/Wate►frontActivity 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. Page 4 of 15 Packet Pg. 18 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 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. .° n Findings: The proposed development would not result in any new driveway or curb cuts (Exhibits 5 & 6, Sheet A2.10). Off-street parking areas for both buildings will be accessed from the existing alleys. An old curb cut on Main Street will be removed with frontage improvements associated with the Graphite #1 project. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Findings: The proposed buildings will be constructed up to the property lines and the sidewalk (Exhibits 5 & 6, Sheet A3.10). Pedestrian access to Graphite #1 includes the primary entrance at Main Street as well as an outdoor dining area in the northeast corner and terrace in the northwest corner. Graphite #2 has pedestrian access directly from 2nd Avenue. B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. Findings: Since Graphite #1 is on a corner lot, ECDC 16.43.030.B.5.c indicates that a primary entry must be established for the purposes of determining where ground floor entry rules apply. The primary entry for Graphite #1 is located on Main Street and is easily recognizable by the prominent roof form and columns in the center of the north fagade (Exhibit 5, Sheet A3.10). Per ECDC 16.43.030.B.5, commercial entries within the designated street front must be within 7 inches of the sidewalk grade. The primary entry at Main Street is at sidewalk grade. Graphite #2 does not have the ground floor street front requirement but the pedestrian entry is well defined at 2nd Avenue using a prominent roof form and columns similar to Graphite #1 (Exhibit 6, Sheet A3.10). B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing each areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Findings: Because the proposed buildings are close to their respective street property lines, Graphite #1 will help to create a common street front at Main Street and 2nd Avenue while Graphite #2 extends that street front south along 2n1 (Exhibits 5 & 6, Sheet G0.01). Buildings of different, older, styles are adjacent on the east and south ends of the project site and while they do not encourage interaction at the sidewalk, those buildings are located near Page 5 of 15 Packet Pg. 19 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 their street property lines. Graphite #1 has small outdoor spaces along Main Street including a dining area and terrace which will encourage interaction at the sidewalk. Graphite #2 is a residential building but the recessed pedestrian entry which could provide an opportunity for f° some interaction. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. Findings: The proposed buildings are consistent with the scale, proportion and character of other buildings in the downtown area (Exhibits 5 & 6, Sheet A4.10). The primary exterior materials are slate, wood and corten steel. The Applicant provided more detail about the functionality of the corten product in Exhibit 3. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. Findings: The roof forms and eaves provide cover for pedestrians entering the buildings as well as some cover for pedestrians on the public sidewalk (Exhibits 5 & 6, Sheets A3.10 & A3.20). B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. Findings: No signage is proposed at this time. Signage will be reviewed by staff with subsequent building permit applications for signs. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. Findings: Graphite #1 is intended to be an arts studio and provides some open space along the Main Street facade. An art opportunity was discussed during Phase 1 of the hearing on the east side of the building along the alley (Exhibit 5, Sheet A3.20). Street tree grates are shown as part of frontage improvements (Exhibits 5 & 6, Sheet A1.10) but the ADB should consider recommending the addition of hanging baskets and street furniture if there is sufficient room amongst the other frontage improvements and utilities — a condition is proposed. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. Findings: The proposed buildings are one- and two -stories consistent with the 30-foot height limit of the BD2 zone (Exhibits 5 & 6, Sheet A3.10). Page 6 of 15 Packet Pg. 20 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building facades should respect and echo historic patterns along downtown pedestrian streets. f° Findings: Neither building exhibits large masses at the street front (Exhibits 5 & 6, Sheet A3.10). Graphite #1 is only a single story but both buildings have varied roof forms over a distinct base. 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 vs. the pedestrian level or building base). Findings: The buildings provide variation in materials and form along the public frontages using human scale elements (Exhibits 5 & 6, Sheet A3.10). Ground level details include projecting slate tile planters, sitting areas, large column bases (plinths), recessed building corners for greater visibility, natural wood soffits and large storefront windows to increase the visual connection between the building and the street. B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Findings: The north and west facades of Graphite #1 are dominated by clear, transparent glass windows that encourage pedestrians to look in (Exhibits 5 & 6, Sheet A3.10). Based on Board input, the 2nd Avenue fagade was opened up by lowering the windows and creating a more open terrace at the northwest corner. The west fagade of Graphite #2 also shows a great deal of glass (Exhibit 5, Sheet A3.30). As conditioned, staff finds the proposal is consistent with the referenced goals and design objectives of the Comprehensive Plan. E. DESIGN GUIDELINE CHECKLIST During the first phase of the public hearing on June 5, 2019, the ADB established design priorities for the project based on the characteristics of the site and the surrounding area using the Design Guideline Checklist. The minutes for that meeting are included as Exhibit 2 and the applicant provided an itemized response to the Board's initial comments and prioritization in Exhibits 3 & 4. Staff finds that the revised proposal satisfies the Board's prioritization scheme for Site Planning, Bulk and Scale, Architectural Elements, Pedestrian Environment, and Landscaping. Page 7 of 15 Packet Pg. 21 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 F. APPLICABLE CODES 1. ECDC 16.43 — Downtown Business Zone (BD2) For the primary description of compliance with the BD2 zone bulk and use criteria, see pages 3 — 5 of the Phase 1 hearing staff report in Exhibit 1. As part of the Phase 2 submittal, the height calculations were corrected for Graphite #2; they still show a compliant building slightly lower than the 30' height limit (about 29.5'). All parts of the proposal appear to be consistent with the applicable zoning standards of ECDC 16.43. As always, the project will be reviewed for compliance with all applicable development standards during the building permit review process. 2. ECDC 22.43 Design Standards for the BD Zones Design standards applicable to the BD zones are provided in ECDC Chapter 22.43. A. ECDC22.43.010 Massing and Articulation. Intent— To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. 1. DUIIUIIIyS s11U11 cUTIVey U V15UUIIY U15U/IGL UU5U Una lap. A pose can oe emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Comments: Each of the proposed buildings has a visually distinct base and strong roof forms which will create a shadow line (Exhibits 5 & 6, Sheet A3.10). The bases are formed with a combination of materials (slate tile, Corten siding and wood beams), plinths supporting columns, storefront windows, recessed pedestrian entries, and pedestrian scale lighting. 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. Comments: Existing building widths in the downtown area generally vary from about 30 to 60 feet. The proposed buildings are wider than that at Main Street and 2"d Avenue (Exhibits 5 & 6, Sheet A3.10). However, through the use of modulation and recessed pedestrian entries, the apparent width of each building is reduced when viewed from the street. The roof forms over the primary entries along with the vertical pitched roof projections help divide the building into smaller segments similar to the historic building pattern. The outdoor cafe seating area and terrace serve to further divide Graphite #1 at Main Street. B. ECDC 22.43.020 Orientation to Street. Intent —To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. Page 8 of 15 Packet Pg. 22 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 Comments: Graphite #1 fronts Main Street with a secondary frontage on 2"d Avenue while Graphite #2 fronts 2nd Avenue. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. Comments: For Graphite #1, the primary pedestrian entrances are located on Main Street and are directly accessed from the sidewalk. Secondary access into the building is provided from the parking area along the south alley (Exhibit 5, Sheet A2.10). For Graphite #2, the primary pedestrian entrance is located on 2"d Avenue and is directly accessed from the sidewalk. Secondary access into the building is also provided from an interior parking garage (Exhibit 6, Sheet A2.10). 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Comments: The primarily pedestrian entrance to Graphite #1 from Main Street is recessed and emphasized by a higher bay and strong roof form. Recessed terraces are located at the building corners at Main Street and would provide secondary pedestrian access (Exhibit 5, Sheet A3.10). Graphite #2 has one primary entrance to 2nd Avenue. It is also recessed and covered by a strong roof form but it is emphasized by a slightly lower bay than the rest of the fagade (Exhibit 6, Sheet A3.10). C. ECDC 22.43.030 Ground Level Details. Intent — To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. 1. Ground floor, street facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets, b. Medallions; c. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window, f. Projecting sills, g. Tile work, h. Transom or clerestory windows; i. Planter box; j. An element not listed here, as approved, that meets the intent. Comments: Ground level details for both buildings include projecting slate tile planters, sconces with down lighting, large column bases (plinths), natural wood soffits at roof overhangs and large storefront windows to increase the visual connection from the exterior to the interior spaces (Exhibits 5 & 6, Sheet A3.10). Page 9 of 15 Packet Pg. 23 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. c Comments: The commercial space in Graphite #1 that fronts Main Street is directly accessible and at grade with the sidewalk (Exhibit 5, Sheet A3.10). o D. ECDC 22.43.040 Awnings/Canopies and Signage. Intent —1) To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2) To provide clear signage to identify each business or property, and to improve way finding for visitors. 3) To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. Comments: A series of projecting roof features and eaves surrounding the buildings above the sidewalk will provide some weather protection for pedestrians (Exhibits 5 & 6, Sheets A2.20 & A3.10). These features are consistent with the appearance and utility of structural canopies. 2. Awnings and canopies shall be open -sided to enhance visibility of business signage Front valances are permitted. Signage is allowed on valances, but not on valance returns. Comments: No awnings are proposed. 3. Marquee, box, or convex awning or canopy shapes are not permitted. Comments: Not applicable. 4. Retractable awnings are encouraged. Comments: Not applicable. 5. Awnings or canopies shall be located within the building elements that frame store- fronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. Comments: The projecting roof features will highlight the pedestrian entrances to both buildings but will not conceal any architectural elements. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Comments: Not applicable but similar roof and eave features are proposed for both buildings. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate, therefore, vinyl or plastic awning materials are not permitted. Comments: Not applicable. Page 10 of 15 Packet Pg. 24 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 8. Signage should be designed to integrate with the building and street front. Com- R binations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. 1° Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in ECDC 20.60. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 12. Signage should be given special consideration when it is consistent with or con- tributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. Comments: Not applicable. The subject sites are not on the National Register, the Edmonds Register of Historic Places, nor on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Comments: No signage was included with this proposal. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. E. ECDC 22.43.050 Transparency at Street Level. Intent — To provide visual connection between activities inside and outside the building. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building fagade that lies between an average of two feet and 10 feet above grade. Page 11 of 15 Packet Pg. 25 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 Comments: As identified in ECDC 16.43.030.13, Graphite #1 has designated street front along both Main Street and 2nd Avenue while Graphite #2 does not have the designated street front requirement at 2nd Avenue. For Graphite #1, 75% transparency is shown at Main Street (Exhibit 5, Sheet A1.10) but there is no equivalent calculation shown for the 2nd Avenue facade. A condition is proposed to require the 75% calculation for the 2nd Avenue facade with the building permit Cn application. 4 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Comments: The windows shown for both buildings are transparent. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Comments: Compliance with the standards of ECDC 22.43.060 is discussed below. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk. Comments: Not applicable since both sites are zoned 13D2. F. ECDC 22.43.060 Treating Blank Walls. Intent —To ensure that buildings do not display blank, unattractive walls to the abutting street. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color, d. Projecting cornice; e. Decorative tile work; f. Medallions, g. Opaque or translucent glass; h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls, k. An architectural element not listed above, as approved, that meets the intent Comments: There are no blank walls facing Main Street or 2nd Second Avenue on either building. The walls of both buildings that face the alleys are simpler but they do include windows, lighting and a mix of materials (Exhibits 5 & 6, Sheets A3.10 and A3.20). The south wall of Graphite #2 is blank but it will be very near to the existing building to the south and therefore largely unseen since the area between the building will be fenced off. Page 12 of 15 Packet Pg. 26 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 G. ECDC 22.43.070 Building HVAC Equipment. Intent —To ensure that HVAC equipment, R elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. Comments: Both buildings will have rooftop HVAC. On Graphite #1, the unit is located near the southeast corner of the roof well away from the street (Exhibit 5, Sheet A2.20). On Graphite #2, it is shown near the southwest corner of the building behind a parapet and between a vertical roof projection and an elevator overrun. The overrun is below the 30' maximum allowed height for the zone (Exhibit 6, Sheet A2.30). 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Comments: Not applicable. Based on the above analysis, staff finds that the proposal, as conditioned, is consistent with design standards contained within ECDC Chapter 22.43. 3. ECDC 20.13 Landscaping ECDC 20.13 contains specific requirements for exterior buffer and parking lot landscaping. In this case, because the buildings will be built very near to the property lines and there is no uncovered parking proposed, there are no specific landscape types in ECDC 20.13.030 that must be used. The project will be required to provide street trees consistent with the City's Street Tree plan. Planter boxes are proposed to frame the primary entrance of Graphite #1 on Main Street. Additional boxes are located at the northwest and northeast corners of the building and near the prominent roof form on the 2nd Avenue side of the building (Exhibit 5, Sheet A1.10). Planters will frame the pedestrian entrance to Graphite #2 off of 2nd Avenue (Exhibit 6, Sheet A1.10). The proposed landscaping is consistent with the requirements of the Street Tree Plan and ECDC 20.13. 4. ECDC 20.60 Signs No signs were proposed as part of this design review. Signs require separate building permits and are regulated by ECDC 20.60 and subject to the specific design standards applicable to signs in the BD zones (ECDC 22.43.040). Page 13of15 Packet Pg. 27 6.1.a Graphite Arts Studios 1 & 2 File No. PLN20190009 III. RECOMMENDATION Pursuant to ECDC 20.12.020, when deciding on proposed development applications, the ADB is required to make findings that the proposed development is consistent with the zoning ordinance, the design objectives of the Comprehensive Plan, and the specific design criteria identified by the ADB during Phase 1 of the public hearing. Based on the findings, analysis, conclusions, and exhibits of this report, staff recommends that the Architectural Design Board APPROVE the proposal under File No. PLN20190009 with conditions as stated in the following recommended motion: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THAT THE GRAPHITE ARTS STUDIOS PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA IDENTIFIED DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43, AND APPROVES THE PROPOSAL WITH THE FOLLOWING CONDITIONS: 1, THE HA7ARr)r11 IC KAATFPIAI C PI ANI INI FYWIRIT 11 KAI ICT RE IMPLEMENTED \A/ITW TUG IMPLEMENTED LV YY 1111 I I IL BUILDING PERMIT AND CONSTRUCTION OF GRAPHITE #1 AT 202 MAIN STREET. 2. HANGING BASKETS AND STREET FURNITURE MUST BE PROVIDED ON MAIN STREET AND 2ND AVENUE IF THERE IS SUFFICIENT ROOM BETWEEN OTHER REQUIRED FRONTAGE IMPROVEMENTS AND UTILITIES. 3. PROVIDE A 75% TRANSPARENCY WINDOW CALCULATION FOR THE 2ND AVENUE FACADE OF GRAPHITE #1 CONSISTENT WITH ECDC 22.43.050.B. 4. 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. IV. PARTIES OF RECORD City of Edmonds 121— 5th Ave North Edmonds, WA 98020 Richard Eadie rdeadie33@gmail.com Gregg Arnold gregg@raincg.com Chrystal Lanning mlanning6@comcast.net Mary Olsen misegall@comcast.net Larry Luke bkdluke@aol.com Cheree Brodrick cheree@pilatesedmonds.com Page 14 of 15 Packet Pg. 28 Graphite Arts Studios 1 & 2 File No. PLN20190009 6.1.a V. INTERESTED PARTIES Bob Gregg rrgregg@comcast.net David Pelletier dpelletier@pelletierschaar.com Page 15 of 15 Packet Pg. 29 6.1.a `/'c. l -�`)`� CITY OF EDMONDS 12151h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION MEMORANDUM "PUBLIC HEARING: PHASE 1" To: The Architectur I Design Board (ADB) From: R& /1Z Mike Clugston, AICP, Senior Planner Project: Graphite Arts Studios 1 & 2 (File No. PLN20190009) Date of Report: May 29, 2019 Public Hearing: Wednesday —June 5, 2019 at 7:00 P.M.* (Phase 1) Edmonds Public Safety Complex: Council Chambers 250 - 5t" 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 David Pelletier, representing property owner Mary Olsen, submitted an application for two new mixed use buildings in the Downtown Business (BD2) zone. Graphite 1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Graphite 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over flex space and parking. II. DESIGN REVIEW PROCESS The subject sites are located within the Downtown Mixed Commercial (BD2) zone, which require district -based design review when necessary. Sirce the project triggers a threshold determination under the State Environmental Policy Act (SEPA), design is reviewed as part of a two -phased public hearing process before the Architectural Design Board (ADB). This process is outlined in Edmonds Community Development Code (ECDC) Chapter 20.12 and summarized below. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 30 6.1.a This submittal (Attachments 1- 4) initiates 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 o ADB will use this information to make factual findings regarding the particular 3 characteristics of the property and will prioritize the design guideline checklist Cn (Attachment 5) based on these facts in addition to the design objectives of the City's L Comprehensive Plan and within the Edmonds Community Development Code. Following public testimony at the Phase 1 hearing and completion of the design a guideline checklist by the ADB, the public hearing shall be continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Pursuant to ECDC 20.12.005.13, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review (Phase 2). Staff will provide a more detailed analysis of the proposal's compliance with the prioritized design guidelines and criteria as part 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 design process has been developed in order to provide for public and design professional input at an early point in the process. If/when approved, the applicant would later submit a building permit application for the project, and specific compliance with applicable development standards (such as height and setbacks) would be reviewed by staff as part of the building permit application review. kll. NATURAL ENVIRONMENT 1. Topography. The vacant sites are relatively level with a gentle downwards slope generally towards the west with an elevation change of about 6 feet from the eastern side of the property to the western side. 2. Critical Areas. Critical areas checklists were reviewed in under files CRA20170032 & CRA20190044 and it was determined that no critical areas were located on or adjacent to the sites; therefore a "Waiver" from further critical area study was issued. 3. SEPA Review. Review under the State Environmental Policy Act (SEPA) was required for this project because the proposed buildings each exceed 4,000 square feet of new building area. A SEPA checklist was submitted with the application and a determination of Nonsignificance was issued on May 14, 2019 (Attachment 9). Notice of the SEPA determination was included with the Notice of Application and Public Hearing for the project, and declarations of posting and mailing and an Graphite Studios 1 & 2 PLN20190009 — Phase Page 2 of 7 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 31 6.1.a affidavit of publication of the SEPA Determination of Nonsignificance are included for reference with the public notice materials in Attachment 10. The Department of Ecology submitted comments regarding the DNS (Attachment 15). Their comments will be discussed in more detail in the staff report for Phase 2 of the design review hearing. IV. TECHNICAL STAFF REVIEW The Phase 1 portion of the subject application was reviewed and evaluated by South Snohomish County Fire and Rescue, Building Division, Public Works Department, and Engineering Division. South County Fire identified portions of the fire code that will apply to the project as well as needed permits (Attachment 11). Hydrant locations and fire department connections should be identified on the Phase 2 plans. The Building Division had no comments at this point in the project (Attachment 12). The Engineering Division noted that a stormwater report will be needed with the Phase 2 resubmittal to confirm project feasibility (Attachment 13). Comments on the trash enclosure, parking and frontage improvements must also be addressed. Traffic impact reports already submitted will be reviewed with Phase 2 of the design review process. V. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS 1. ECDC 16.43 — Downtown Business Zone A. ECDC 16.43.020 Uses. The two vacant sites are located in the BD2 zone and subject to the requirements of ECDC 16.43 (Attachment 6). The proposal is for two mixed -use buildings: Graphite #1, an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking; and Graphite #2, a 17,000 sq. ft. two-story wood frame building with eight apartments over flex space and parking. These are all permitted primary uses in the BD2 zone pursuant to ECDC 16.43.020. B. According to ECDC 16.43.030, development standards in the BD2 zone include Graphite Studios 1 & 2 PLN20190009 — Phase Page 3 of 7 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 32 6.1.a Minimum Height of Ground Minimum Minimum Minimum Minimum Minimum Maximum Floor Zone Lot Area Lot Width Street Side Rear 1 Height2 within the (Sq. Ft.) Setback Setback' Setback Designated Street Front4 BD2 None None 0' 0' 0' 30' 12' i ' 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). "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43- 1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. C. Setbacks. Since the subject site is not adjacent to residentially (R) zoned property, no setbacks are required for the proposed buildings. D. Height. The maximum allowed height in the BD2 zone is 30 feet with certain exceptions provided in ECDC 16.43.030.C.3. Graphite #1 appears to be little more than 28 feet (Sheet A1.10 of Attachment 3) while Graphite #2 would be about 26 feet (Sheet G1.10 of Attachment 4). Minimum Height of Ground Floor. The designated street front requirement found in ECDC 16.43.030.13 applies only to the Graphite #1 site. Development within the designated street front, which is 45 feet measured perpendicular from 2nd Avenue South and Main Street, must only consist of commercial uses. That portion of the proposed Graphite #1 building would be occupied by commercial uses including artist studios, art gallery and a cafe. In addition to the requirement for the designated street front to be occupied by commercial uses, there is also a minimum ground floor height requirement of 12 feet within the designated street front. Sheet A1.10 of Attachment 3 shows a ground floor height of 14.5 feet. Graphite #2 is not subject to the designated street front or minimum floor height requirements. Graphite Studios 1 & 2 PLN20190009 — Phase I Page 4 of 7 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 33 6.1.a Parking. Pursuant to ECDC 16.43.030.D, no parking is required for any commercial floor area of permitted uses located within the BD2 zone, and per ECDC 17.50.010.C, one parking stall is required per residential unit for properties within the downtown business area as defined in ECDC 17.50.070.B. No stalls are required for Graphite #1 since all uses in the building would be commercial but four (4) are proposed. Eight (8) stalls are required for Graphite #2, since eight units are proposed. More than eight stalls are proposed. G. Open Space. In accordance with ECDC 16.43.030.E, at least five percent of the lot area of Graphite #1 must be devoted to open space. With a lot area of 14,411 square feet, 720 square feet of open space is required. The proposal provides 1,412 sq. ft. of open space along the Main Street property frontage in the form of seating terraces and an entry porch (Sheet A2.10 of Attachment 3) Graphite #2 is not subject to the open space requirement because the lot does not meet the size thresholds. As always, all zoning requirements (and related building, engineering and public works codes) would be verified through review and approval of future permits for the buildings and site improvements and through inspections during the construction process. 2. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, in conducting its review, the ADB shall use the design guidelines and design review checklist applicable to the district -based design review process. These guidelines and checklist are included for reference as Attachment 5. The ADB will utilize the checklist to prioritize the design guidelines for the subject proposal. B. Compliance with the district -based design guidelines will be reviewed by the ADB during Phase 2 of the review process. 3. ECDC 20.13 Landscaping Requirements A. ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB and Hearing Examiner are allowed to interpret and modify according to ECDC 20.13.000. B. As is typical with most development in the Downtown Business (BD) zones, the majority of the site will be covered by the proposed building since no setbacks are required. A landscape insert is provided on Sheet A1.10 of Attachments 3 and 4 for those areas where space exists for some landscaping. C. Street trees will be required in order for the project to comply with the City's street tree requirements. Graphite Studios 1 & 2 PLN20190009 — Phase I P9I5I?f1'- PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 34 6.1.a 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 7). B. Compliance with the BD design standards will be reviewed by the ADB 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 (Attachment 5) and the BD design standards (Attachment 7), the proposal must also comply with the applicable downtown design objectives of the Comprehensive Plan due to the site's location within the "Downtown Mixed Commercial" and within the "Downtown/Waterfront Activity Center" designations of the Comprehensive Plan. Refer to Pages 123 through 127 of the December 2017 Comprehensive Plan for the downtown design objectives (Attachment 8). 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" was issued on May 2, 2019. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the Library. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. A "Notice of Public Hearing and SEPA Determination" was issued on May 14, 2019. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the Library. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. The public notice materials are included as Attachment 10. One public comment has been received to date from Richard Eadie who is in favor of the project (Attachment 14) The City has complied with the noticing provisions of ECDC 20.03. VII. CONCLUSION AND RECOMMENDATION According 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 eval,aateG are listed on the deign guidelines checklist (Attachment 5). In identifying the relative importance of the design criteria, the ADB must use the applicable design guidelines of the BD2 zone, the downtown design objectives in the Comprehensive Plan, and any relevant district -specific design objectives of ECDC Chapters 20.12 and 20.13. Graphite Studios 1 & 2 PLN20190009 — Phase I t7�9T1ARY- PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 35 6.1.a Staff recommends that the ADB conduct the following after the public comment portion of the Phase 1 public hearing: 1. The ADB should consider all applicable design guidelines and standards referenced throughout this report and must complete the design guideline checklist (Attachment 5), prioritizing all applicable design guidelines and objectives. 2. 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. Staff recommends August 7 to allow sufficient time for the applicant to respond to the Board's direction and for staff to review the resubmittal and prepare the staff report for Phase 2. VIII. PARTIES OF RECORD City of Edmonds Mary Olsen 121 5th Ave N 221- 2nd Avenue N Edmonds, WA 98020 Edmonds, WA 98020 Richard Eadie 1455 NW 188th St. Shoreline, WA 98177 IX. ATTACHMENTS 1. Land use applications 2. Applicant's cover letters 3. Graphite #1 preliminary project plans (Phase 1) 4. Graphite #2 preliminary project plans (Phase 1) 5. Design Guideline Checklist 6. ECDC 16.43: BD —Downtown Business 7. ECDC 22.43: Design Standards for the BD Zones 8. Comprehensive Plan excerpts General Design Objectives and Urban Design Goal B Downtown/Waterfront Activity Center 9. SEPA determination of nonsignificance and checklist 10. Public notice materials for notice of application, Phase 1 hearing and SEPA DNS 11. Fire District comments 12. Building Division comment 13. Engineering Division comments 14. Eadie comr lent 15. Ecology SEPA comment Graphite Studios 1 & 2 pPLN20190009 — Phase I ENJIfY PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 36 6.1.a City of Edmonds Land Use Application MAR EVE rn1 l Ad`I-+ f-; -. grT X ARCHITECTURAL DESIGN REVIEW COMPREHENSIVE PLAN AMENDMENT q CONDITIONAL USE PERMIT FILE #�d++� ZONE HOME OCCUPATION DATii '-� 1` REC'D BYr FORMAL SUBDIVISION SHORT SUBDIVISION 1 -E..�T RECEIPT # LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT HE STAFF PB V DB CC STREET VACATION REZONE SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 202 MAIN STREET, EDMONDS, WA 98020 PROJECT NAME (IF APPLICABLE) GRAPHITE 1 ARTS STUDIOS PROPERTY OWNER MARY OLSEN PHONE # ADDRESS -221 SECOND-AVE N. EDMONDS, WA 9802o E-MAIL FAX # TAX ACCOUNT # 00454800101300 SEC. TWP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER APPLICANT MARY OL'SEN PHONE # ADDRESS 221 SECOND AVE N, EDMONDS, WA 98020 E-MAIL FAX # CONTACT PERSON/AGENT PELLETIER + SCHAAR, LLC PHONE # 360-629-5375 ADDRESS 26911 98TH DRIVE NW SUTIE B STANWOOD, WA 98292 E-MAIL d elletiera elletierschaar.com FAX# The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction 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, T certify that the information and exhilai4e terewilh submitted are true and correct to the best of my knowledge and that I am authorized to file this applictt ��eh�airrthe owner as listed below. y, p SIGNATURE OF APPLICANTIAc - 'T DATE Property Owner's Authorization I, , certify under the penalty of perjury under the laws of the State of Washington that the following is a true and rtvYt statement: i have authorized the above Applicant Agent to apply for the subject land use application, and grant nIy pc ni�sit for the public officials and the staff of the City of Edmonds to enter the subject property for the proposes of ir�tio d posting attendant to this application. SIGNATURE OF OWNER 1 DATE ueslionO Call (425) 771-0220. EXHIBIT 1 - PLWf Tgoo0g2 12 PLN20'CW009 VSATIT/1tff3M#WENT 1 Page I (tf I Packet Pg. 37 6.1.a EXHIBIT City of Edmonds Land Use Application X ARCHITECTURAL DESIGN REVIEW COMPREHENSIVE PLAN AMENDMENT CONDITIONAL USE PERMIT FILE # ZONE 4 HOME OCCUPATION - DATE_ � "�" � 1 _ REC'D BY f' FORMAL SUBDIVISION SHORT SUBDIVISION FEE RECEIPT # LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT HE I STAFF PB 4DB CC STREET VACATION REZONE -. SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION OTHER: 0 PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 2ND AVE N, EDMONDS, V A 98020 PROJECT NAME (IF APPLICABLE) GRAPHITE 11 ARTS STUDIOS PROPERTY OWNER MARY OLSEN PHONE # ADDRESS 221 SECOND AVE N- EDMONDS, WA 98020 E-MAIL FAX # TAX ACCOUNT # 0045480010700 SEC. TWP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER APPLICANT MARY OLSEN PHONE # ADDRESS 221 SECOND AVE N, EDMONDS, WA 98020 E-MAIL FAX # CONTACT PERSON/AGENT PELLETIER + SCHAAR, LLC PHONE # 360-629-5375 ADDRESS 26911 98TH DRIVE NW SUTIE B STANWOOD, WA 98292 E-MAIL dpe]letier a ne�i�tierscl�aar.com FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information fumished 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 UP h ih f of the owner as listed below. �y /� SIGNATURE OF APPLICANT/AGl 4 DATE i► !I� L—, Property Owner's Authorization I, , certify under the penalty of perjury under the laws of the State of Washington that the following is a c an correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and gra t my ermission for the public officials and the staff of the City of Edmonds to enter the subject property for the purpnsoa f i spec and posting attendant to this application. SIGNATURE OF OWNER p (q DATE d 1 - PLN20190009 LIV20190009 aIATTACHMENT 1 Revised on 8 22 12 B - Land ILee Application Page ! q/' l Packet Pg. 38 6.1.a Pelletier + Schaar, LLC 26911 98`, Drive NW, Suite B Stanwood, Washington 98292 www.pelletierschaar.com p 36o-629-5375 P E L L E T I E R (}� S C H A A R 3/19/2019 Architectural Design Board City of Edmonds 121 5th Avenue North Edmonds, WA 98020 DESIGN REVIEW PROPOSAL FOR CITY OF EDMONDS Dear Kernen Lien, The proposal is for an 11,000 square foot one story wood frame art studio with a gallery and cafe referred to here as "Graphite i Arts Studios." The overall articulation of the building facades creates distinct ground level connections that are in accordance with the zoning ordinance, the design objects of the comprehensive plan, and the design standards of ECDC 22.43 The proposed building massing has base and top articulation, orientation towards the main street, entrance distinction through recessed entry, higher bays, and entrance plazas. In addition, the proposal has ground level details including ornamental brackets, plinths for columns, tile work, and planter boxes. Structural awnings are provided along both Main & Second Ave to emphasize entrances. The transparency at street level meets the requirements outlined in section ECDC 22.43.050. Torten" steel, slate tile, and lighting fixtures have been chosen to add interest along blank parts of the walls. The mechanical equipment shall be screened to mitigate impact to street level or set back behind higher bays to obscure views. An updated traffic impact analysis has been provided for this building and the adjacent "Graphite II Arts Studios". Sint David Pelletier Principal dpelletier@pelletierschaar.com EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 39 6.1.a Pelletier + Schaar, LLC 26911 98" Drive NW, Suite B Stanwood, Washington 98292 www.pelletierschaar.com P 36o-629-5375 P E L L E T I E R;+] S C H A A R 3/19/2019 Architectural Design Board City of Edmonds 121 5th Avenue North Edmonds, WA 98020 DESIGN REVIEW PROPOSAL FOR CITY OF EDMONDS Dear Kernen Lien, The proposal is for a 17,000 square foot two story wood frame 8 unit apartment building with parking and commercial space underneath referred to here as "Graphite II Arts Studios." The overall articulation of the building facades creates distinct ground level connections that are in accordance with the zoning ordinance, the design objects of the comprehensive plan, and the design standards of ECDC 22.43• The proposed building massing has base and top articulation, orientation towards the main street, entrance distinction through recessed entry, higher bays, and entrance plazas. In addition, the proposal has ground level details including ornamental brackets, plinths for columns, tile work, and planter boxes. Structural awnings are provided along Second Ave to emphasize the entrance. The transparency at street level meets the requirements outlined in section ECDC 22.43.050. Torten" steel, slate tile, and lighting fixtures have been chosen to add interest along blank parts of the walls. The mechanical equipment shall be screened to mitigate impact to street level or set back behind higher bays to obscure views. An updated traffic impact analysis has been provided for this building and the adjacent "Graphite I Arts Studios". Si el , David Pelletier Principal dpelletier@pelletierschaar.com EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 40 VICINITY MA SCALE 1" = 100'-0" P 0' 100, 200' PROJECT NORTH 6.1.a SITE DATA: C! PROJECT ADDRESS: 202 MAIN STREET EDMONDS, WA 98020 GRAPHITE I ARTS STUDIOW JURISDICTION: CITY OF EDMONDS SNOHOMISH COUNTY STATE OF WASHINGTON TAX ASSESSORS #: 00454800101300 BUILDING SITE AREA: 14,411 S.F. (0.33 ACRES) LAND USE ZONE: BD 2 - DOWNTOWN MIXED COMMERCIAL 202 MAIN STREET EDMONDS, WA LEGAL DESCRIPTION: PARCEL A, LOTS 13,14,15, AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUMN 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. PROPOSED SCOPE OF WORK: CONSTRUCTION OF A 1 STORY WOOD FRAME COMMERCIAL BUILDING FOR USE AS ART STUDIOS, GALLERY, AND CAFE. BUILDING DATA: OCCUPANCY ART STUDIO & GALLERY B CAFE A-2 COVERED PARKING S-2 CONSTRUCTION TYPE: VB STORIES: 1 BUILDING HEIGHT: 27 FT MAX. BUILDING HEIGHT: 30 FT MINIMUM HEIGHT GROUND FLOOR 12 FT AREA PER STORY: PROPOSED BUILDING AREA: FIRST FLOOR 11135 S.F TOTAL BUILDING 11135 S.F. ALLOWABLE AREA: FIRE SPRINKLER OPEN SPACE CALCULATIONS REQUIRED 5% / 720 S.F PROVIDED 10% / 1412 S.F. PARKING REQUIREMENTS: OFF-STREET PARKING - NONE REQUIRED PROVIDED - 3 SPACES (1 ADA VAN) DESIGN STANDARD 22.43 PROJECT TEAM: OWNER: MARY OLSEN ADDRESS: 221 2ND AVE N. EDMONDS, WA 98020 PHONE: CONTACT PERSON: PER IBC CHAPTER 3 PER IBC 602.5 PER IBC TABLE 504.4 PER IBC TABLE 504.3 PER IBC TABLE 506.2 PER IBC 903.3.1.1 ARCHITECT OF RECORD: PELLETIER + SCHAAR ADDRESS: 26911 98TH DRIVE NW. SUITE B, STANWOOD,WA 98292 PHONE: 360-629-5375 CONTACT PERSON: DAVID PELLETIER, AIA, LEED-AP EMAIL: DPELLETIER@PELLETIERSCHAAR.COM DESIGN ARCHITECT: SCOTT MILLER ADDRESS: 1408 140TH PL NE BELLEVUE, WA 98007 PHONE: 425-802-4120 CONTACT PERSON: SCOTT MILLER, AIA EMAIL: FIVEMILLERSL@COMCAST.NET CIVIL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE. S., SUITE 200, EDMONDS, WA. 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: CHEVY@CGENGINEERING.COM STRUCTURAL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE S SUITE 200, EDMONDS WA 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: LANDSCAPE ARCHITECT: GARY WARD ADDRESS: XXX PHONE: 206-793-8328 CONTACT PERSON: GARY WARD EMAIL: GARYWARD.WLD@GMAIL.COM MECHANICAL ENGINEER: GLUMAC ADDRESS: 1601 5TH AVE SUITE 2210 SEATTLE WA 98101 PHONE: 206-262-8372 CONTACT PERSON: MICHAEL ALIAGA EMAIL: MALIAGA@GLUMAC.COM SURVEYOR: TERRANE ADDRESS: 10801 MAIN ST SUITE 103 BELLEVUE, WA 98004 PHONE: 425-458-98004 CONTACT PERSON: EMAIL: RIDGE 69' _ TOP OF PLAT 56' 6" "GRAPHITE STUDIO & GALLERY" I—ILI II 45' 1"_U 0 0 0 0 SW CORNER -r Fj FL !L-lfr MAIN FLOOR DRAWING INDEX ARCHITECTURAL: G0.01 - COVER SHEET & PROJECT INFORMATION A1.10 - SITE PLAN A2.10 - FLOOR PLAN A2.20 - ROOF PLAN A3.10 - ELEVATIONS A3.20 - ELEVATIONS A4.10 - RENDERINGS C1.0 - SURVEY SITE KEY PLAN SCALE 1/64" = V-0" 0' 64' 128' PROJECT NORTH APPLICABLE BUILDING CODES 2015 INTERNATIONAL RESIDENTIAL CODE 2015 INTERNATIONAL BUILDING CODE EDMONDS GRAPHITE 2015 WASHINGTON STATE BUILDING CODE 2003 ANS ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES 2015 UNIFIED PLUMBING CODE WITH ADOPTED AMENDMENT OF WASHINGTON STATE PLUMBING CODE 2015 WASHINGTON STATE ENERGY CODE 202 MAIN ST. 2015 WASHINGTON STATE RESIDENTIAL ENERGY CODE EDMONDS, WA 98020 2009 INTERNATIONAL MECHANICAL CODE CITY OF EDMONDS AMENDMENTS AND ORDINANCES P E L L E T I E R +O S C H A A R Vision Based Architecture 2691198th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com • 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON GOA 0 2019-03-19 w w z cD w 0 z 0 J m J Q H Z W 0 W O N O 00 Q> 0 Z O w EXHIB COVER & PROJECT LOCATION' Packet Pg. 41 11�IM=37.45 L'1 c� 0 U) 0 (n SDMH RIM=38.31 IE (W) 6" P C=35.26 IE (E) 6" P C=32.26 IE (N) 12"-29.81 VC IE (S) 12" =29.76 CB T-1 RIM=38.02 IE (W) 6" PVC 36.32 U) Q V) U) CB T-1 RIM=37.96 SDM (N) 6" CONC-36.66 RIM=38. IE (N ) 6" PVC=35. IE ( ) 6" PVC=35. S IE (S ) 6" PVC=35. CB T-1 RIM=3. I NW) 6" PVC= 37.8383 0 U) SSMH� / RIM=38.59 IE (S) 8" CONC=30.94 Q w w w w. XA EXIST IE (E) 8 FIRE IE (S) 1"2" HYDRANT IE (N) 12" 7 GccMH RIM=35.94 IE 8" C ANNEL= 25.24 c� O) / 1 Co PER CITY REQUIREMEN' �W/TRUNCATE wDOMES 4' A �A 0 L•J ❑9 ST CB T-1 RIM=44.39 IE (SE) 1 'PC_ 41.14 IE (NW) "PVC= 39.89 RIM=45.82 IE (SE) 12" PVC= 42.04 IE (NW) 12" PVC= 42.00 cBr w IE (S) 3" PVC= 36.80 W w W W W W W w W IE (SE) 8" PVC= 36.60 CB T_1 47C4 STREET UNDERG'ftOUND IE (SW) 6" CP = ERIAt RIM=39.12 THE GRATE W/ POWER IE (W) 6" CONC= 3 42 UPGRADE THE S PER SIDEWALKS LINE AS SD LAN SSCAPE NEEDED AD 17 88 p ,° i P° p nrv^ f P ° P 'STANDAR p 39a ` `N 61 0'S4 '-77DOWER ROOF . ° a' FEATURE- n ENTRY AX HE MAX GHT�A EMMMMMIN LH PE `§ ° • r I �TF �' \ • . P R ARCH. 0_ VIV W/ DCDVA FDC PROPOSED MA N ° INSIDE BLDG ROOF OUTLINE e T :. UPPER ROOF •N�z ° FEATURE REUSE WATER , METER • .N N PROPOSED PROPOSED BUILDING °�lae � MAIN 4'X4'STREET P e ROOF OUTLINE MAIN FFE=42.0 elm Q QfREES PARE W/ LANDSCAPE, BUILDNG PROPOSED PARCEL# N TYP Z FOOTPRINT 00454800101300Cr Z Qe ; PROPOSED MAIN PROPOSED • l ROOF OUTLINE COVERED •� � aa° If. A - • n+ 1 ° o ° ° e ° ° ° ° °I CENTRVp 1 LOADING AISLE• 3 ,•� ° 1 ° TRASH 4 • ° I° POC TO PLUMBING ZONE � . Aon U I N NCLOSU11 IE: 29.54 VITA p eARKING ^ ° s �� ] 2.5 a , N 60'58'5 W 119.96' V- IM= 35.96 PROPERTY LINE E SE 12' PV 9.61 ° =28.31 QS .° QS Q� r 4S - ALL r IA H42.95 RIM=40.03 O (N)=29.35 3 IE (S) 6' PVG 37.13 S N 60'58'59" W 119.96' 42 CHANNEL 11 "A-1_ - c� Q TILI EAS X EIVr U) UTILITY Pp• a / ROOF OUTL NEIR I PROPOSE EASEMENT pp w 4" FIRE DIP •I � o WI W Qo� o Cn4'X4' STREET N TREE GRATE W/ TREES PER Z N LANDSCAPE,3: °� I TYP z Cn PROPOSED M UNDERGROUND ROOF OUTLIN U➢O ER LINE S U1JE DED PROPOSED BUILDING AIN FFE = 35.0 U PER FFE = 45.0 ARCEL# - � 0045 00101700 �p � PROJECT NORTH SITE & UTILITY PLAN SCALE 1" = 20' 0" 0' 20' 40' E LOT COVERAGE: 11135 SQ FT(77.2%) LOT AREA: 14411 SQ FT W_ w 131 TRANSPARENCY ELEVATION SCALE 1/8"= V-0" 0' 8' 16' GLAZING CALCULATIONS: ECDC 22.43.050 FACADE TRANSPARENCY AT STREET LEVEL: MIN 75% OF THE AREA BETWEEN 2' AND 10' ABOVE GRADE MUST BE TRANSPARENT AREA OF FACADE = 826 SQ FT X (.75) = 619 SQ FT GLAZING AREAS = 46 + 47 + 48 + 50 + 48 + 48 + 56 + 48 + 62 + 57 + 39 + 36 + 35 = 620 SQ FT TOTAL 620 SQ FT > 619 SQ FT THEREFORE MEETS CODE C C PR PR CC AZAZAZ L HEIGHT CALCULATIONS: NW: +39' NE: +44.9' SE: +37.3' SW: +42.5' AVG GRADE: 40.9' ACTUAL HEIGHT: 69' MAXIMUM HEIGHT: 70.9' MAIN ST G PLANT LIST Q STREET TREES ( SEE SITE PLAN FOR LOCATIONS) ST H A 0 MA H H H H H G GUNNERA MANICATA N HEAVENLY BAMBOO SIENNA SUNRISE H HEBE "WIKI BLUSH" A ALASKAN FERN C CALLICARPA B "PROFUSION" P PIERIS TAIWANENSIS " SNOW DRIFT" E EUPHORBIA "REDMARTIN" L LAVENDER "HINDOTE" HO HOSTA "SUMAND SUBSTANCE" CC CORDTLINE "CANCAN" AZ AZALEA "HIHO CRIMSON" S SAMBUCUS NIGRA "BLACK LACE" PR ZABEL MONTERY LAUREL ST A - RED MAPLE B - CHANTICLEER PEAR C- LITTLE LEAF LINDEN PROJECT NORTH LANDSCAPE PLAN SCALE 1/8"= V-0" 0' 8' 16' = 70.9' 40.9' EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R O+ S C H A A R Vision Based Architecture 269n 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 46REGISTERED V_� ARCHITECT LDAVIDR. PELLETIER ATE OF WASHINGTON AlmlO 2019-03-19 w w z c� w 0 z 0 J m J Q Z W W 0 N O co O� Q> 0 Z O w SITE PLAN & LANDSCAPE P L " *� EXHIBI Packet Pg. 42 EXHIB SV EXHIB 10 IN 15 CO XAiP:cT Pi PWATinni 0 13 I 5 d d a ° ° ° NORTH ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' I■r 10 4 0 1 12 3 11 IV 0 OgL RIDGE HEIGHT 69' 0" TOP OF PLATE 561611 MAIN FLOOR ° ° 42' 0" ° c ° a ° d d � ° � d ° d ° ° ° ° '4 ° ° a ° ° d ° ° d d ° ° ° ° ° ° d ° ° ° a da ° ° 4 1, d n d d d ° ® d ° ° 4] e ° ° ° d ° a d ° a d 4 ° d ° d ° 361611 SW CORNER _ .N CD 0 RIDGE Lij m 69' .L _ o W N N a �zn - _D (n w LU a p m 1= � 0 m �n (D � co TOP OF PLATE ` p 161611 J a. a D rn o 0 M W o rn 0 8 J N z a E z 0 U W p a 15 �^ w 5 �4 N MAIN FLOOR O 00 a ° ° E CI 7 202 MAIN ST. EDMONDS, WA 98020 _ U ELEVATION / O STEPS AS NEEDED p P E L L E T I E R S S C H A A R z SECTION Og WOOD BEAMS (NAT. STAIN) Vision Based Architecture 0 KEYNOTES CD SIDEWALK GRADE 269u 98th Dr. NW, Suite B •Stanwood, WA O EAVE LINE 10 NAT. WOOD STAINED SOFFIT 98292 www•pelletierschaar.com 36o-62-9-5375 p W O FASCIA 11 TRASH AREA I- O BEAM BELOW 12 TRIM BOARD © 2017 PELLETIER + SCHAAR, L.L.C. U) O SLATE TILE 13 "CORTEN" COLUMNS 6946 REGISTERED ARCHITECT z O "CORTEN" STEEL SIDING 14 CONCRETE SIDING Al'o> O R. PELLETIER EXPOSED ARCH. CONCRETE 15 LIGHTING (SHALL BE DOWNLIT LDAV'D ATE OF WASHINGTON O WITH SHIELDING TYP) 2019-03-19 N ELEVATIONS Packet Pg. 45 6.1.a 14 11 EAST ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' SOUTH ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' 3 5 15 1 I_ I _ RIDGE HEIGHT 69' 0" 13 Ul TOP OF PLATE 56' 6" L L I L I MAIN FI OOR 42' 0" L` V/ % 1 1 \/ 1 Y / SECTION KEYNOTES O EAVE LINE O FASCIA O BEAM BELOW O SLATE TILE O "CORTEN" STEEL SIDING O EXPOSED ARCH. CONCRETE O WOOD BEAMS (NAT. STAIN) O SIDEWALK GRADE 10 NAT. WOOD STAINED SOFFIT 11 TRASH AREA 12 TRIM BOARD 13 "CORTEN" COLUMNS 14 HARDY BOARD 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) RIDGE HEIGHT 69' 0" L1J LU W rz V V ) LU 0 r1 V TOP OF PLATE z 561611 — J_ MD W J z LU 0 Cn LU ry IER p MAIN FLOOR N 421011 p DMONDS GRAPHITE 00 Q 202 MAIN ST. _ EDMONDS, WA 98020 U) P E L L E T I E R S S C H A A R 0 Vision Based Architecture z O 269n 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 0 Uj © 2017 PELLETIER + SCHAAR, L.L.C. vJ 6946 REGISTERED ARCHITECT z LAVID R. PELLETIER ATE OF WASHINGTON A3-20 2019-03-19 N p N ELEVATIONS EXHIBI Packet Pg. 46 6.1.a NORTHEAST CORNER NORTHWEST CORNER EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R e S C H A A R Vision Based Architecture 269u 98th Dr. NW, Suite B 98292 www.pelletierschaar.com © 2017 PELLETIER + SCHAAR, L.L.C. f946 REGISTERED 1 \1 ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON . Stanwood, WA . 36o-629-5375 A4m 10 2019-03-19 oi� w w N z U) w 0 CD z 0 J_ m J Q z W 0 C) W ry O N O 00 Cy) Q i vJ 0 z O G W r� v z N 0 N RENDERINGF EXHIBI Packet Pg. 47 6.1.a LEGAL DESCRIPTION (PER STATUTORY WARRANTY DEED AFN 201512280304) POGRAPHIC & BOUNDARY SURVEY PARCEL A: LOTS 13, 14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME I N 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, �' o 4) WASHINGTON. o V Cn V PARCEL B: a THE NORTH HALF OF THE FOLLOWING DESCRIBED TRACT: LOTS 17, 18, 19, 20, 21 AND 22, BLOCK 1, GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, - ', M - WASHINGTON. a EXCEPT THE NORTHEASTERLY 16 FEET OF SAID LOT 17, AS CB r-1 CONVEYED TO THE TOWN OF EDMONDS FOR PUBLIC ALLEY BY DEED RIM=37.96 S RECORDED IN VOLUME 88 OF DEEDS, PAGE 217. D Sp (N) 6" CONC.=36.66 N �0 0 5 io >RIM=37.45 IE LE RIM=38.38 (N ) 6" PVC=35.83 (St) 6" PVC=35.7 ^ M SD m M SD SD N D SD SD SD U SD SD � SD SD SD ��D BASS OF BEARINGS ( IN FEET ) + (S ) 6" PVC=35.3 SD SD �� m CB T-1 M-39 28 CB T-1 -CB T-1 RIM=44.39 RIM=45.82 IE (SE) 1 PVC- 41.14 IE (SE) 12" PVC- 42.04 AA,, N 29°02'35" E BETWEEN SURVEY MONUMENTS FOUND ON THE 1 inch = 10 ft. IE NW) 6" PVC= 37.83 IE (NW) 1 PVC= 39.89 IE (NW) 12" PVC= 42.00 W CENTERLINE OF 2ND ST., PER GPS OBSERVATIONS, WASHINGTON o STATE PLANE COORDINATE SYSTEM, NORTH ZONE. MAIN T c� REFERENCES 0 1. GEPHART'S 1ST ADDITION, RECORDED IN VOLUME 5 OF PLATS, I 5.00 N N 61'OQ'54" W 144.92' ^ a PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 2. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. ssMH + RIM=38.5R o v� 8902155001, RECORDS OF SHOHOMISH COUNTY, WASHINGTON. CD IE (S) 8" CONC=30.94 u' 3. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 200306045002, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. W W W W W W CB T-1 a WIE3PVC= W W W W W VERTICAL DATUM 36.80 - - - W W W W W W W W W N a M IE (SE) 8" PVC= 36.60 M CB T-1 _ W o O O S IE (SW) 6" CPP= 35.4 RIM=39.12 M o o M _� NAVVD(88) PER GPS OBSERVATIONS. �M� o SD IE (W) 6" CONC= 3 42 " W o J DO N ^ ^') _ AD O 7.UUrn N SD M . h �p ., •P SD p . Mcl;o M 'F� o o o �� ° e P• P• • • P' v^ . . , r • B P h kbN �o v `nP P p P -P P a �� M O O (r� V Q SURVEYOR'S NOTES RIM IE (E) 8" PVC SDMH SDMH 38.15 32.65 o P�° �- Q o� •D•• 'p p e � ° ,° .� a •P D••P D o D . . D ;`F�• �J->•• •QS ,• '�o > .p , . '. •• °• bt �t O �'�"� O ~ U •D , %• ' ..p p� • ••p, , z °� (7 1 THE TOPOGRAPHIC SURVEY SHOWN HEREON WAS PERFORMED IN IE (s) 12" PVC 29.45 • . . • • :D • . • s , . . . . . ,•p h , •D . ; , p , • ,4y „ , , , , • D •d O MARCH OF 2016. THE FIELD DATA WAS COLLECTED AND IE,,,(N) 12" PV =29.30 o� ' ' , ' ' • • °'• . ' , , ' ,D • ' ° • ,• p' • „ ; I , ' ••p ; W , ° , ?, • • •�) ;6? 00 54 •' ' , • •°• ; , , • W 19.93�' ° • ; ' • • • " •M • y• _e •, cl- M RECORDED ON MAGNETIC MEDIA THROUGH AN ELECTRONIC ^ - s• , :� •° D •D . 4 D . ,° • •° ' • • • " " m THEODOLITE. THE DATA FILE IS ARCHIVED ON DISC OR CD. • ��P,. •' p I� �„ ' •> ; , • • ` •° ,. • • ''° 28 3' 3 s °• •. 8 2' • s� o v (� Q WRITTEN FIELD NOTES MAY NOT EXIST. CONTOURS ARE SHOWN FOR CONVENIENCE ONLY. DESIGN SHOULD RELY ON SPOT o co o Y M° .; '°' ° • A,• . °' D . • ..•°' :• •' . : . . •• .° ° , •� • 7.8 �� .f1 V o6 uj ' 1 W O C) 7 cV V ELEVATIONS. • ' D. •► •� . > • °. . �p : •, . ° , . ° . ROOF ELEV=64.3' 9 J Q ` •. ' •. a 5g 6 = O 2. BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY .. ;, • • ' D• �° •oF '• U Z J Z OTHERS AND VERIFIED WHERE POSSIBLE IN THE FIELD. o ° • ' +° ' p' ELEV=63.0' p Q U- W v GEODIMENSIONS ASSUMES NO LIABILITY FOR THE ACCURACY OF � •p .••°• THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND ' FF ELEV=39.9' ° a Lu LINES WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL `� , . '° •P z LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. AS ALWAYS, CALL � 1-800-424-5555 BEFORE CONSTRUCTION. p 3. SUBJECT PROPERTY TAX PARCEL NO. 00454800101300 & . T T 00454800101700 � •e ' °•. 4. TOTAL SUBJECT PROPERTY AREA PER THIS SURVEY IS 24,262E �`� °' .. S.F. (0.56f ACRES)• .° 00454800101300: 14,411 SF. (0.33 ACRES) 00454800101700: 9,851 SF. (0.23 ACRES) o A\ �, s 5. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE . •> ,� .� QP� ••, PARCEL# W�� PAP 00454800101300 REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN HEREON. BUILDING �,jsS � � FOOTPRINT AREA=13260 f S.F 6. INSTRUMENTATION FOR THIS SURVEY WAS A TRIMBLE ELECTRONIC � • Ro��c�5 DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY b eti ° ADDRESS WERE DIRECT AND REVERSE ANGLES, NO CORRECTION �� o • . ,° ., #202 MAIN ST, EDMONDS ^" NECESSARY. MEETS STATE STANDARDS SET BY WAC 332-130-090. w . 0. ,° b o o to N CV 0 LEG "� D• ' �G p' vi o vi 0 L+J AREA DRAIN SS SEWER LINE Z =�, 16 15 14 13 6 ASPHALT SURFACE ��� SEWER MAINTENANCE � o �,I . h7 �; ._ uXXXX?4444C BUILDING STRAIN POLE I� ro .^ + ° •O ih O N O Q O of -IE CENTERLINE ROW SIGN (AS NOTED) �. p• ••• �11 00 N N m CaJ CONCRETE SURFACE SD STORM DRAIN LINE ''p o Z c�j L p 3 3 T TELEPHONE (OVERHEAD) N o ,• •Z ' Q CONCRETE WALL SIZE TYPE O TREE (AS NOTED) � � ' • ,•.. QJ � DECK UT UTILITY LINE •••, Cn FIRE DEPT CONNECTION W WATER LINE o •' 16' O +� 00 FIRE HYDRANT WM C ♦♦ WATER METER • A LEY d4 WATER POST INDICATOR VALVEm °'• �• co ►�4 MONUMENT IN CASE (FOUND) WV WATER VALVE '• • . '> M ° + c Ln PST ❑ POST - UP POWER (UNDERGROUND) o M •' • p• �/ Ln u Ln P POWER (OVERHEAD) � POWER POLE W/ LIGHT = N ^a N u • a� • ° p ' rD C) Q) CO VICINITY MAP QP v °' Q N.T.S. n o U P • . u .. p •° . " ° , •��• • V)L Q L holy il15$r)f Clnncil .1. Q o ° ° '� C [drtW9. Kingston Ferry Glep,sc M^ 1 ` M M 30 ' . A �• • � 36.5' V=41.3' I]eley 3: V '+ c T C s ' ° • ° •p Z ^'y O b p' r n •• JOB NUMBER: 160313 ZdZhlurnSt � ••�• . • �m1i��k i:e�rnn-F:}hl [� �- :I !l e �a r 1 ij a. : � �•• q ,p • . • .4 • • • .� °. , , p . . • •• f •• " DATE: 04-11-2016 � o ° e p , DRAFTED BY: IND-RSN •�,..• D •.� •p 60.1' ' •,D •°.. • D 22.7' • • °' ••° ' •D •. • CHECKED BY: EJG/RLS ti u } rA=5c5r o p'• . . . • / • \ rr SCALE: 1 , 10 ro alder ,r �. 6�;•k Ln EceM Ln (n SDMH RIM=35.96 . M ••° ' h� N 60°58'5 W 119.96' o M - o REVISION HISTORY r'e HoNy Dr > S IE S 12" PVC=29.61 •• :• • >- 5prucest G G U RIM=35 8" CHANNEL= 94 25.24 n 0 YZS G C=28.31 ��° G. SSO • S OSS J 0 SS SS U SS U SS 0 U U S Y �S 0 SS U SS 0 SS 0 0S SMH r d jw.odl Pon ' • FIE (IS OS S •,• �s (IS ¢ (IS aS aS OS OS � � IM=42.95 n u r n RIM=40.03 4E (N)=29.35 gnu¢ {:rYwaxj � � IE (S) 6" PVC= 37.13 O � " CHANNEL LuwAiv 30.00' i N 60°58'59" W 119.96' 0 IE NW 8" CHANNEL= 33.63 'F s: rna 5r . .rrr CB T-1 _� a SHEET NUMBER RIM = 4(l 1 F - en°Rari rd roragp, �� n z 1 OF 2 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 48 VICINITY MAP SCALE 1" - 100'-0" 0' 100, 200' PROJECT NORTH 6.1.a SITE DATA: PROJECT ADDRESS JURISDICTION TAX ASSESSORS # 202 2ND ST STREET EDMONDS, WA 98020 CITY OF EDMONDS SNOHOMISH COUNTY STATE OF WASHINGTON 00454800101700 SITE AREA: 10,018 S.F. (0.23 ACRES) LAND USE ZONE: BD 2 - DOWNTOWN MIXED COMMERCIAL LEGAL DESCRIPTION: THE NORTH HALF OF THE FOLLOWING DESCRIBED TRACT LOTS 17, 18, 19, 20, 21, AND 22, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE NORTHEASTERLY 16 FEET OF SAID LOT 17, AS CONVEYED TO THE TOWN OF EDMONDS FOR PUBLIC ALLEY BY DEED RECORDED IN VOLUME 88 OF DEEDS, PAGE 217. PROPOSED SCOPE OF WORK: CONSTRUCTION OF A 2 STORY WOOD FRAME COMMERCIAL BUILDING FOR USE AS 8 RESIDENTIAL UNITS OVER COVERED PARKING. BUILDING DATA: OCCUPANCY RESIDENTIAL APTS (8) R-2 COMMERCIAL SPACE B COVERED PARKING S-2 CONSTRUCTION TYPE: VB STORIES: 2 BUILDING HEIGHT: MAX. BUILDING HEIGHT: AREA PER STORY: PROPOSED BUILDING AREA: FIRST FLOOR 3046 S.F PARKING 5753 S.F. SECOND FLOOR 8555 S.F. TOTAL BUILDING 17354 S.F. ALLOWABLE AREA: FIRE SPRINKLER UNITS> 1000 SQ FT 8 UNITS DESIGN STANDARD 22.43 PER IBC CHAPTER 3 PER IBC 602.5 PER IBC TABLE 504.4 PER IBC TABLE 504.3 PER IBC TABLE 506.2 PER IBC 903.3.1.1 PARKING REQUIREMENTS: OFF-STREET PARKING - 1 SPACE PER RESIDENTIAL UNIT REQUIRED = 8 REQUIRED 17 PROVIDED HANDICAP STALLS - 1 REQUIRED 1 PROVIDED PROJECT TEAM: OWNER: MARY OLSEN ADDRESS: 221 2ND AVE N. EDMONDS, WA 98020 PHONE: CONTACT PERSON: ARCHITECT OF RECORD: PELLETIER + SCHAAR ADDRESS: 26911 98TH DRIVE NW. SUITE B, STANWOOD,WA 98292 PHONE: 360-629-5375 CONTACT PERSON: DAVID PELLETIER, AIA, LEED-AP EMAIL: DPELLETIER@PELLETIERSCHAAR.COM DESIGN ARCHITECT: SCOTT MILLER ADDRESS: 1408 140TH PL NE BELLEVUE, WA 98007 PHONE: 425-802-4120 CONTACT PERSON: SCOTT MILLER, AIA EMAIL: FIVEMILLERSL@COMCAST.NET CIVIL ENGINEER: ADDRESS: PHONE: CONTACT PERSON EMAIL: STRUCTURAL ENGINEER: ADDRESS: PHONE: CONTACT PERSON: EMAIL: LANDSCAPE ARCHITECT: ADDRESS: PHONE: CONTACT PERSON: EMAIL: CG ENGINEERING 250 4TH AVE. S., SUITE 200, EDMONDS, WA. 98020 425-778-8500 CHEVY CHASE, PE, SE CHEVY@CGENGINEERING.COM CG ENGINEERING 250 4TH AVE S SUITE 200, EDMONDS WA 98020 425-778-8500 CHEVY CHASE, PE, SE GARY WARD XXX 206-793-8328 GARY WARD GARYWARD.WLD@GMAIL.COM MECHANICAL ENGINEER: GLUMAC ADDRESS: 1601 5TH AVE SUITE 2210 SEATTLE WA 98101 PHONE: 206-262-8372 CONTACT PERSON: MICHAEL ALIAGA EMAIL: MALIAGA@GLUMAC.COM SURVEYOR: TERRANE ADDRESS: 10801 MAIN ST SUITE 103 BELLEVUE, WA 98004 PHONE: 425-458-98004 CONTACT PERSON: EMAIL: GRAPHITE II ARTS STUDIO COMMERCIAL MIXED USE BLII�.DING/RESIPrNTIAL 202 MAIN STREET EDMONDS, WA DRAWING INDEX ARCHITECTURAL: G0.01 - COVER SHEET & PROJECT INFORMATION A1.10 - SITE PLAN A2.10- FLOOR PLAN - LEVEL 1 A2.20 - FLOOR PLAN - LEVEL 2 A2.30 - ROOF PLAN A3.10 - ELEVATIONS A3.20 - ELEVATIONS A4.10 - RENDERINGS C1.10 - SURVEY ALLOWED HEIGHT = 67 RIDGE 64' ACTUAL HEIGHT = 64' TOP OF PLATE 56' 6" SECC 47' 6" AVERAGE GRADE= MAIN FLOOR 36' 0" 6" CORNER SITE KEY PLAN SCALE 1/64" = V-0" 0' 64' 128' PROJECT NORTH APPLICABLE BUILDING CODES 2015 INTERNATIONAL RESIDENTIAL CODE 2015 INTERNATIONAL BUILDING CODE 2015 WASHINGTON STATE BUILDING CODE 2003 ANS ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES 2015 UNIFIED PLUMBING CODE WITH ADOPTED AMENDMENT OF WASHINGTON STATE PLUMBING CODE 2015 WASHINGTON STATE ENERGY CODE 2015 WASHINGTON STATE RESIDENTIAL ENERGY CODE 2009 INTERNATIONAL MECHANICAL CODE CITY OF EDMONDS AMENDMENTS AND ORDINANCES EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26911 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAVIDR. PELLETIER ATE OF WASHINGTON [rTIIT&11 2019-03-20 I w w z cD w 0 z 0 J m J Q H Z W 0 W O N O 00 Q> Z O w Z W 0 Z N COVER & PROJECT I N FORMATION EXHIBI - Packet Pg. 49 EXHIB EXHIB NW CORN S' NORTH ELEVATION SCALE 1/4"= 1'-0" 0' 4' 8' WEST ELEVATION SCALE 1/4"= 1'-0" 0' 4' 8' Agk RIDGE HEIGHT 64' _ TOP OF PLATE 56' 6" 1 611 E CORNER SECOND FLOOR 47' 6" MAIN FLOOR 361011 ALLOWED HEIGHT = 67 ACTUAL HEIGHT = 64' N N Y GRADE = 37.8' i1 RIDGE HEIGHT 621611 SECOND FLOO 461011 MAIN FLOOR 361011 ELEVATION NOTES 1. ALL LIGHTING SHALL BE DOWNLIT WITH BLOCKING FEATURES. ELEVATION / SECTION KEYNOTES O EAVE LINE O FASCIA O BEAM BELOW O SLATE TILE O "CORTEN" STEEL SIDING O EXPOSED ARCH. CONCRETE CO STEPS AS NEEDED O WOOD BEAMS (NAT. STAIN) O SIDEWALK GRADE 10 NAT. WOOD STAINED SOFFIT 11 TRASH AREA 12 TRIM BOARD 13 "CORTEN" COLUMNS 14 CONCRETE SIDING 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 269n 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON A3ml 0 2019-03-20 i w w z cD w 0 z 0 J m J Q H Z W 0 CA W ry N O 00 Q> 0 Z O 0 w z W 0 z N ELEVATIONS EXHIBI Packet Pg. 54 6.1.a I SOUTH ELEVATION SCALE 1/4"= 1'-0" 0' 4' 8' 391011 NE CORD EAST ELEVATION SCALE 1/4"= V-0" 0' 4' 8' RIDGE HEIGHT _ 621611 TOP OF PLATE _ 551011 SECOND -FLOOR 461011 MAIN FLOOR 36' 0" _ RIDGE HEIGHT 621611 TOP OF PLATE 551011 SECOND FLOOR 46' 0" ,9, 0„ JE CORNER MAIN FLOOR 361011 1. ALL LIGHTING SHALL BE DOWNLIT WITH BLOCKING FEATURES. 3: W ELEVATION/ SECTION KEYNOTES j O EAVE LINE Lu1 r/ O FASCIA z O BEAM BELOW ui 4 O SLATE TILE w O "CORTEN" STEEL SIDING � O EXPOSED ARCH. CONCRETE z O STEPS AS NEEDED — 0 O WOOD BEAMS (NAT. STAIN) J O SIDEWALK GRADE m 10 NAT. WOOD STAINED SOFFIT J 11 TRASH AREA 12 . TRIM BOARD z ui 13 "CORTEN" COLUMNS Q 14 CONCRETE SIDING vJ ui 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) 0. O N EDMONDS GRAPHITE O 00 Q 202 MAIN ST. EDMONDS, WA 98020 Cn 0 z O Lu z Lu Q 0 z N ELEVATIONS EXHIBI Packet Pg. 55 6.1.a SOUTHWEST CORNER NORTHWEST CORNER EXHIB s 1 EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R O+ S C H A A R Vision Based Architecture 269u 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON �M W I w N N W N N t a �zn V x U w LU 0 0 0 a m I � (n � V Z" N to . t L a J 0 — o M CD r W N N Z J a Q � a� z W a 0 C) W O N O 00 C� Q vJ 0 z O W Z W Q Z N RENDERING: Packet Pg. 56 6.1.a LEGAL DESCRIPTION TOPOGRAPHIC & BOUNDARY SURVEY (PER STATUTORY WARRANTY DEED AFN 201512280304) PARCEL A: V1 LOTS 13, 14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. FOUND DI 4,98' BRASS DISK PARCEL B: cALc'D FOUND DI BRASS DISK V THE NORTH HALF OF THE FOLLOWING DESCRIBED TRACT: LOTS 17, 18, 19, 20, 21 AND 22, BLOCK 1, GEPHART'S 1ST ADDITION 5.00' N TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN 7 � VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, 92. h, WASHINGTON. 3;S EXCEPT THE NORTHEASTERLY 16 FEET OF SAID LOT 17, AS o ¢' CONVEYED TO THE TOWN OF EDMONDS FOR PUBLIC ALLEY BY DEED 1.00q�co RECORDED IN VOLUME 88 OF DEEDS, PAGE 217. & Ro 16 A'° S 890 BASIS OF BEARINGS °°°15 14 FOUND CONCRETE MONUMENT , A W N 29"02'35" E BETWEEN SURVEY MONUMENTS FOUND ON THE Qoo, 13 ITH BRASS DISK CENTERLINE OF 2ND ST., PER GPS OBSERVATIONS, WASHINGTON moo`° ►� DOWN 0.6' IN CASE E STATE PLANE COORDINATE SYSTEM, NORTH ZONE. _ 12 c., REFERENCES �� J 17 10 Ov 18 9 1. GEPHART'S 1ST ADDITION, RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. a Q ;' v 19 �' 2. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 8902155001, RECORDS OF SHOHOMISH COUNTY, WASHINGTON. �8 3. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 20 �� � 200306045002, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 7 Co o a 89'5T52" PER 21 �, �, w � �+ ROS 200306045002 6 4 ^off f� VERTICAL �v 22 5 (n r NAVVD(88) PER GPS OBSERVATIONS. •� ��., so• 23 �° 4 ' w o w Q U z PF SURVEYOR'S NOTES w " 24 FOUND CONCRETE MONUMENT �` � WITH BRASS DISK DOWN 0.3' IN CASE c% 2 C M Q LLJ QD �z z _ 1. THE TOPOGRAPHIC SURVEY SHOWN HEREON WAS PERFORMED IN MARCH OF 2016. THE FIELD DATA WAS COLLECTED AND RECORDED ON MAGNETIC MEDIA THROUGH AN ELECTRONIC THEODOLITE. THE DATA FILE IS ARCHIVED ON DISC OR CD. N sos , "�/��(� S�8• o m M o `V CID Q O C) v 06 U �I N WRITTEN FIELD NOTES MAY NOT EXIST. CONTOURS ARE SHOWN N FOR CONVENIENCE ONLY. DESIGN SHOULD RELY ON SPOT FOUND CONCRETE MONUMENT U cWn o - v o Z w U) ELEVATIONS. ►� ITH TACK IN LEAD Q A DOWN 1.4' IN CASE W Z ( J z 2. BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY Q w O O OTHERS AND VERIFIED WHERE POSSIBLE IN THE FIELD. < O v Q GEODIMENSIONS ASSUMES NO LIABILITY FOR THE ACCURACY OF Ur a THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND CONTROL MAP z Q LINES WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN N CONTACT THE UTILITY OWNER/AGENCY. AS ALWAYS, CALL SCALE: 1-800-424-5555 BEFORE CONSTRUCTION. 3. SUBJECT PROPERTY TAX PARCEL NO. 00454800101300 & uj ° �° •• °•' • ° �° ° •. °' •° •D•• • ° 22.7' 00454800101700 D 60.1' • • D• .. 4. TOTAL SUBJECT PROPERTY AREA PER THIS SURVEY IS 24,262f M „L ,' >• �� N 60°58'5 W 119.96' I S.F. (0.56f ACRES) 00454800101300: 14,411 SF. (0.33 ACRES) SDMH � RIM=35.96 •• • ° J ��� 1S �� 00454800101700: 9,851 SF. (0.23 ACRES) S IE SQ 12" PVC=29.61 - G G G G G RIM=35.94 �S IE 8" CHANNEL= 25.24 C=28.31 %" G.- G s�° , SS >- G G G G G G G G S � SS SS SS SS SS SS - SS Q G G G G S� S� �S SS ��ON a 5. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE as as ,' is •°,•�s (IS (IS--(]S- as as as OBE SMH IM=42.95 C5 c W •, REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST ; • RIM=40.03 4E (N)=29.35 ��� THAT ARE NOT SHOWN HEREON. D. • . + M IE (S) 6" PVC= 37.13 \ "CHANNEL �bys 5ti �f�� 30.00' A i IE NW 8" CHANNEL= 33.63 N 60°58'59" W 119.96' 0 Ro��9 6. INSTRUMENTATION FOR THIS SURVEY WAS A TRIMBLE ELECTRONIC D CB T-1 DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY N RIM=40.16 `� M WERE DIRECT AND REVERSE ANGLES, NO CORRECTION M ° M IE (NW) 6" PVC= 38.41 + N � �� a NECESSARY. MEETS STATE STANDARDS SET BY WAC h M ^ 332-130-090. Q Cn ; °�' PQ 0 c O °' O Q c O SS SEWER LINE AREA DRAIN M n � o UT) Q c L+J _ ASPHALT SURFACE ��� SEWER MAINTENANCE Q a +o E > a E 0 2444444QCXXX BUILDING 0 STRAIN POLE a� Q) v 0) a) 0) - (LCENTERLINE ROW SIGN (AS NOTED) u co�J CONCRETE SURFACE SD STORM DRAIN LINE c�1 L CD O 3 3 T TELEPHONE (OVERHEAD) ,� a CONCRETE WALL O SIZE TYPE TREE (AS NOTED) + DECK UTILITY LINE v Q 18 0 FIRE DEPT CONNECTION WATER LINE00 O a) 00 FIRE HYDRANT ❑ W WATER METER t, 0O 23.9' rt WATER POST INDICATOR VALVE ul N U) 00 ►fit MONUMENT IN CASE (FOUND) WV WATER VALVE crr) o I 00 PARCEL# -u ,_ Ln � PST El POST UP POWER (UNDERGROUND) O w 4- 4800101700 � N P POWER (OVERHEAD) �-0 POWER POLE W/ LIGHT Z Lo I 0 Q) CO VICINITY MAP u� U) N - N.T.S. rn u O a N M � Cn � � cV O Z h M h M N � � C n + O .�F. c Hdy Rns$ry Clnrrch .,. '� � = Glep,sr [arnond, Kin$9?417 Ferry , f E Paley St I]eley S! °• 19 Q � W ? i'r°M!fnrrr Cf)C QI rn x 202 Mara St 1 y � '°� ^ ° JOB NUMBER: 160313 4m11��k is e.rnn - Fi}hl [� tTE 2 C, i U) � • • ^ DATE:04-11-2016 40eQft D , (f) DRAFTED BY: IND-RSN 1 p n CHECKED BY: EJG/RLS en � ir. ~jEVISION ALLEY P SCALE: 1 "= 1 o' ." •.11.r FI. ro Alder ;[ � h>• ^N N E�-h Ln Bod Ln Cl)(n tp HISTORY SA'Ar4J' �: • V M M N d HaNy Dr �' �' • •° N 60°57'36" W 119.98' M M , , ° c CB T-1 mArKra _ 10 o s 10 • D• • .A. , 117.7' � RI =39.64 IE (N) 37.44 1W.Adl F'rlrM a u F amlori s!OIL {rlrri9ntlD s !n C/1 �. p � J) D ' s O •, ; r� 4" PVC) IE (NE) 35.24 ' Luwelsl N ( IN FEET) N '.. , , • 20 0 4" PVC) 1 inch = 10 ft. IE ,(SW) 34.44 Ftilie S: PI!.{5i -rli (12" CMP) SHEET NUMBER - makall rd rnragp, Ln n � z u� I" � � r" 1 OF 2 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 57 6.1.a Applying the Design Guidelines When designing projects and issuing permits for new developments, applicants and City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower -intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site's zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that — examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for N 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 a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. E U a Page 1 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 58 6.1.a Considering the Site Edmond's Land Use Code sets specific, prescriptive rules that are applied uniformly for each land use zone throughout the city. There is little room in the Code's development standards to account for unique site conditions or neighborhood contexts. A project architect can read the Code requirements and theoretically design a building without ever visiting the site. However, to produce good compatible design, it is critical that the project's design team examine the site and its surrounding, identify the key design features and determine how the proposed project can address the guidelines' objectives. Because they rely on the project's context to help shape the project, the guidelines encourage an active viewing of the site and its surroundings. For a proposal located on a street with a consistent and distinctive architectural character, the architectural elements of the building may be key to helping the building fit the neighborhood. On other sites with few attractive neighboring buildings, the placement of open space and treatment of pedestrian areas may be the most important concerns. The applicant and the project reviewers should consider the following questions and similar ones related to context when looking at the site: ■ What are the key aspects of the streetscape? (The street's layout and visual character) ■ Are there opportunities to encourage human activity and neighborhood interaction, while promoting residents' privacy and physical security? ■ How can vehicle access have the least effect on the pedestrian environment and on the visual quality of the site? ■ Are there any special site planning opportunities resulting from the site's configuration, natural features, topography etc.? ■ What are the most important contextual concerns for pedestrians? How could the sidewalk environment be improved? ■ Does the street have characteristic landscape features, plant materials, that could be incorporated into the design? ■ Are there any special landscaping opportunities such as steep topography, significant trees, greenbelt, natural area, park or boulevard that should be addressed in the design? ■ Do neighboring buildings have distinctive architectural style, site configuration, architectural concept? Page 2 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 59 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 60 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 61 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 62 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 63 6.1.a In pedestrian oriented areas, ground floor commercial space is encouraged to be at grade with the sidewalk. If the entrance can not be located at the grade of the sidewalk, special care must be taken to ensure that there is both a visual and physical connection between the pedestrian way and the entrance that enhances the pedestrian orientation of the building. The ground level fagades of buildings that are oriented to street fronts in the CW, BC, BN, and BP zones shall have transparent windows to engage the public. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section Treating Blank Walls'. In the Downtown Commercial Core The ground level fagades of buildings that are oriented to streets should have a substantial amount of transparent windows, especially in the retail core. A primary function of the pedestrian oriented retail core is to allow for the visual interaction between the walking public and the goods and services businesses located on the first floor are providing. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section Treating Blank Walls'. Buildings that are entirely residential do not have a specific transparency requirement. However, all -residential buildings shall be treated as if they have blank walls facing the street and must comply with the guidelines under the section 'Treating Blank Walls'. That portion of Ground level spaces that opens up to the sidewalk through means of sliding or roll up doors shall be considered to comply with any transparency requirements regardless of the amount of glass in the opening. Awnings are encouraged along pedestrian street fronts. They may be structural (permanently attached to and part of the building) or non-structural (attached to the building using a metal or other framework). To enhance the visibility of business signage retractable awnings are encouraged and should be open -sided. Front valances are permitted and signage is allowed on valances, but not on valance returns. Marquee, box, or convex awning shapes are not permitted. Awnings should be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings should also be hung just below a clerestory or "transom" Page 7 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 64 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 65 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: i) If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. 1 /N Page 9 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 66 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 67 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 311/06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 68 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 311/06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 69 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 1"Ilm'I'm I6 middle base Page 13 of 22 Revised by ADB 311/06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 70 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: • building modulation or articulation • bay windows • corner accent, such as a turret • garden or courtyard elements (such as a fountain or gazebo) • rooflines • building entries • building base Architectural details may include some of the following: • treatment of masonry (such as ceramic tile inlay, 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 e • detailed grilles and railings � INS • special trim details and moldings • a trellis or arbor top base Page 14 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 71 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 72 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 73 6.1.a • adjacent blank walls without appropriate screening The following treatment of entrances can provide emphasis and interest: • special detailing or architectural features such as ornamental glazing, railings and balustrades, awnings, canopies, decorative pavement, decorative lighting, seats, architectural molding, planter boxes, trellises, artwork signs, or other elements near the doorway. • visible signage identifying building address • Higher bay(s) • Recessed entry (recessed at least 3 feet) • Forecourt D-2: Blank Walls — See pages 8-9 from guidelines blank walls Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest. Explanation and Examples A wall may be considered "large" if it has a blank surface substantially greater in size than similar walls of neighboring buildings. The following examples are possible methods for treating blank walls: • installing vertical trellis in front of the wall with climbing vines or plants materials • setting the wall back and providing a landscaped or raised planter bed in front of the wall, including plant materials that could grow to obscure or screen the wall's surface • providing art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface • employing small setbacks, indentations, or other means of breaking up the wall's surface • providing special lighting, a canopy, horizontal trellis or other pedestrian -oriented features that break up the size of the blank wall's surface and add visual interest • An architectural element not listed above, as approved, that meets the intent D-3: Retaining Walls lighting mode projecting cornice — masonry belt course metal canopy Z4 recess Retaining walls near a public sidewalk that extend higher than eye level should be avoided where possible. Where higher retaining walls are unavoidable, they should be designed to reduce their impact on pedestrian comfort and to increase the visual interest along the streetscapes. opaque glass windows. Blank walls shall be treated with architectural elements to provide visual interest. Page 17 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 74 6.1.a Explanation and Examples The following are examples of methods to treat retaining walls: • any of the techniques or features listed under blank walls above • terracing and landscaping the retaining walls • substituting a stone wall, rockery, modular masonry, or special material • locating hanging plant materials below or above the wall D-4: Design of Parking Lots Near Sidewalks Parking lots near sidewalks should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. Explanation and Examples The following examples illustrate some considerations to address in highly visible parking lots: Treatment of parking area perimeter the edges of parking lots pavement adjacent to landscaped areas and other pavement can be unsightly and difficult to maintain. Providing a curb at the perimeter of parking areas can alleviate these problems. Security lighting provide the appropriate levels of lighting to create adequate visibility at night. Evenly distributed lighting increases security, and glare -free lighting reduces impacts on nearby property. Encroachment of cars onto the sidewalk without wheel stops or a low wall, parked cars can hang over sidewalks. One technique to protect landscaped and pedestrian areas from encroachment by parked cars is to provide a wide wheel stop about two feet from the sidewalk. Another technique is to widen a sidewalk or planting bed basically "building in" a wheel stop into the sidewalk or planting bed. This is more durable than wheel stops, does not catch debris and reduces tripping hazards. Signs and equipment • reduce sign clutter by painting markings on the pavement or by consolidating signs. Provide storage that is out of view from the sidewalk and adjacent properties for moveable or temporary equipment like sawhorses or barrels. Screening of parking screening of parking areas need not be uniform along the property frontage. Variety in the type and relative amount of screening may be appropriate. screen walls constructed of durable, attractive materials need not extend above waist level. Screen walls across a street or adjacent to a residential zone could also include landscaping or a trellis or grillwork with climbing vines. screening can be designed to provide clear visibility into parking areas to promote personal safety. Page 18 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 75 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 screened from the street and adjacent properties. Explanation and Examples The following examples illustrate various methods of improving the — appearance of at -grade parking structures: • incorporating pedestrian -oriented uses at street level can reduce the visual impact of parking structures in commercial areas. Sometimes a depth of only 10 feet along the front of the building is enough to provide space for newsstands, ticket booths, flower shops and other viable uses. • setting the parking structure back from the sidewalk and installing dense landscaping • incorporating any of the blank wall treatments listed in Guideline D-2 • visually integrating the parking structure with adjacent buildings ■ continuing a frieze, cornice, canopy, overhang, trellis or other devices at the top of the parking level ■ incorporating into the parking structure a well -lit pedestrian walkway, stairway or ramp from the sidewalk to the upper level of the building ■ setting back a portion of the parking structure to allow for the retention of an existing significant tree • using a portion of the top of the larking level as an outdoor deck, patio or garden with a rail, bench or other guard device around the perimeter D-6: Screening of Dumpsters, Utilities, and Service Areas Building sites should locate service elements like trash dumpsters, loading docks and mechanical equipment away from the street front where possible while maintaining access to utilities. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front, they should be situated and screened from view and should not be located in the pedestrian right-of-way. Explanation and Examples Unsightly service elements can detract from the compatibility of new projects and create hazards for pedestrians and autos. 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 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 76 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 Project design should be reviewed for its contribution to enhancing ; the real and perceived feeling of personal safety and security within the environment under review. To do this, the question needs to be answered: do the design elements detract from or do they reinforce feelings of security of the residents, workers, shoppers and visitors who enter the area? Techniques that can help promote safety include the following: - • providing adequate lighting • retaining clear lines of site • use of semi -transparent security screening, rather than opaque walls, where appropriate • avoiding blank, windowless walls that attract graffiti and that do not permit residents or workers to observe the street • use of landscaping that maintains visibility, such as short shrubs and pruning trees, so there are no branches below head height • creative use of ornamental grille as fencing or over ground floor windows in some locations • absence of structures that provide hiding places for criminal activity • design of parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park there and for occupants of nearby buildings • clear directional signage • encouraging "eyes on the street" through placement of windows, balconies and street -level uses • ensuring natural surveillance of children's play areas. E-1: Landscaping to Reinforce Design Continuity with Adjacent Sites Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape. Explanation and Examples Several ways to reinforce the landscape design character of the local neighborhood are listed below: • Street Trees If a street has a uniform planting of street trees, or a distinctive species, plant street trees that match the planting pattern or species. Page 20 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 77 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. Page 21 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 78 6.1.a Barrier -free Access Where wheelchair ramps must be provided on a street front, the ramp structure might include a planting strip on the sidewalk side of the elevated portions of the ramp. Steep Topography Special plantings or erosion control measures may be necessary to prevent site destabilization or to enhance the visual qualities of the site in connection with a neighborhood improvement program. Boulevards Incorporate landscaping which reflects and reinforces . Greenbelt or Other Natural Setting • Minimize the removal of significant trees. • Replace trees that were removed with new trees. • Emphasize naturalizing or native landscape materials. • Retain natural greenbelt vegetation that contributes to greenbelt preservation. • Select colors that are more appropriate to the natural setting. On -site Vegetation • Retain significant vegetation where possible. • Use new plantings similar to vegetation removed during construction, when that vegetation as distinctive. Page 22 of 22 Revised by ADB 311 /06 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 79 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 1 of 15 6.1.a 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; BD3 — Downtown Convenience Commercial; BD4 — Downtown Mixed Residential; BD5 — Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 80 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 2 of 15 6.1.a 16.43.020 Uses. ......... A. Table 16.43-1. Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD 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, restaurant, microbreweries/distilleries or food service establishment that also provides an on -site retail outlet open to the public A A A A A A 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 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 81 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 3 of 15 6.1.a Permitted Uses BD1 BD1 GFSF�1� BD2 BD3 BD4 BD 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 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 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 82 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 4 of 15 6.1.a Permitted Uses 13131 BD1 GFSF0) BD2 BD3 BD4 BD 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 C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: (1) BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights- of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. (2) Services — by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 83 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 5 of 15 6.1.a 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; 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 Sub Minimum Lot Minimum Street District Area Lot Width Setback Minimum Minimum Side Rear Setback' Setback' Minimum Height of Ground Flo within the Maximum Designates Height Street Fron BD 15 0 0 0 0 0 30' 15' BD25 0 0 0 0 0 30' 12' BD35 0 0 0 0 0 30' 12' EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 84 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 6 of 15 6.1.a Minimum Minimum Minimum Sub Minimum Lot Minimum Street Side Rear Maximum District Area Lot Width Setback Setback' Setback' Height BD435 0 0 0 0 0 30' BD55 0 0 0 0 0 25' Minimum Height of Ground Flo within the Designates Street Fron 12' 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 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 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 85 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 7 of 15 6.1.a i Designated Street Front f zk, DAYTOP 0 ALDER ST ' as WAL N m ac m ��= 47: AAu ' I U f _MAPLE ST ALG�R 9� Figure 16.43-1: Ground Floor Height Measurement EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 86 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 8 of 15 6.1.a I l 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 section, the elevation of the ground floor and associated entry shall be within seven inches of EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 87 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 9 of 15 6.1.a 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 (13)(4) of this section, the portion of the ground floor of the building located within the designated street front may be designed so that either: a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or b. The building may be broken up into multiple frontages, so that each entry/ground floor combination is within seven inches of the grade of the sidewalk. c. For corner lots, a primary entry shall be established for the purposes of determining where the ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on 4th Avenue. 6. Within the BD1 zone, development on the ground floor shall consist of only commercial uses, except that parking may be located on the ground floor so long as it is not located within the designated street front. 7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses within the designated street front. Any permitted use may be located on the ground floor outside of the designated street front. 8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and BD3 zones in subsection (13)(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 (13)(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, 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: E t i. At least one building entry shall face 4th Avenue. M Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 88 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 10 of 15 6.1.a ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level. iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household. The live/work space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2: BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry 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. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 89 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 11 of 15 6.1.a 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(B)(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 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 a EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 90 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 12 of 15 6.1.a 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. E. Open Space Requirements. 1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120 feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open space. Open space shall not be required for additions to existing buildings that do not increase the building footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line). Such open space may be provided as any combination of: a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food service establishments); b. Public plaza or sidewalk that is accessible to the public; c. Landscaping which includes a seating area that is accessible to the public. 2. Required open space shall be open to the air and not located under a building story. 3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while depth is measured perpendicular to the street lot line). EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 91 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 13 of 15 6.1.a Figure 16.43-5. Building Size, Width and Open Space Example - Building is an four lots. each 30020 feet_ Building width is 120 Feel. • Open space is required due to building width, and due io lot area. Open space provided exceetls the 5% of lol area requirement. ------- Lot Linim $gilding ArO$ r--------------- ---------------- -------- --------r--------------- % i 1 ■ i r ■ 1 ■ 1 . a 1 1 ■ 1 ■ 1 ■ k F r ■ # i Total Lat Area = 14.400 5q. ft. Y 1 k 1 1 * 1 ■ 1 ! 1 ■ + { Building Foclprinl = 13,650 sq. 1 ft, i 1 1 ■ 1 ■ Open Space Required Y 720 sq. r 1 ■ ft; 1 ■ i 1 1 ■ 1 1 * 1 1 � 1 i 1 ■ 1 ■ ` $uil-ding Width Parallel to SkeeVRO ` 1 20.-D„ ai i 1 i 1 ■ ■ 1 F 1 ■ 1 1 k 1 i Open Space 750 sq. ft. 1 F ■ 1 ■ 1 1 { � 1 � * f 1 ■ 1 t 1 ■ 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 II 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 Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 92 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 14 of 15 6.1.a 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. 4140 § 1, 2019; 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; 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. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 93 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 15 of 15 6.1.a 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premises licensed as a public market shall be considered a temporary use. As a temporary use, the city council finds that any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established by Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3894 § 5, 2012; Ord. 3700 § 1, 2008]. The Edmonds City Code and Community Development Code are current through Ordinance 4146, passed March 19, 2019. Disclaimer: The City Clerk's Office has the official version of the Edmonds City Code and Community Development Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 94 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page I of 11 6.1.a Sections: 22.43.000 22.43.010 22.43.020 22.43.030 22.43.040 22.43.050 22.43.060 22.43.070 Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Applicability. Massing and articulation. Orientation to street. Ground level details. Awnings/canopies and signage. Transparency at street level. Treating blank walls. 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. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 95 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 2 of 11 6.1.a fop base 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); EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 96 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 3 of I I 6.1.a b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Canopy ?ecessed entry Taper bey 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 E at least five of the following elements: 2 a. Lighting or hanging baskets supported by ornamental brackets; Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 97 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 4 of I I 6.1.a 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. den cause der baskef and Agh h 'f it r fdeW" meda5m cJ�resfary NINI =WA fin S. � WRIM/1 w0i EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 98 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 5 of I I 6.1.a 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. Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 99 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 6 of I I 6.1.a Open -sided nonstructural awning with front valance. Is 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). EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 100 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 7 of 11 6.1.a 10. Use graphics or symbols to reduce the need to have large expanses of lettering. 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. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 101 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 8 of I I 6.1.a Examples of projecting signs using decorative frames and design elements. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. Awning or canopy shapes: , q.. . J S tan dwrd 80.�e Cn 171WV X riiarge+ee 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. N c EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 102 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 9 of 11 6.1.a 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 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: EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 103 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 10 of I I 6.1.a a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. iPKr9 60we apagw gfass matfa&M, ` 0" 51 �rti ■ra as rrrrrnr rrrrN*■ boo J�r�r.arr��i _ Row a�ii■l WMIZZ moms � r. Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 104 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 11 of 11 6.1.a 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. 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]. The Edmonds City Code and Community Development Code are current through Ordinance 4146, passed March 19, 2019. Disclaimer: The City Clerk's Office has the official version of the Edmonds City Code and Community Development Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. n u EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 105 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 6.1.a • improve business opportunities, • protect natural environments using sustainable design practices, • protect and enhance the residential character of Edmonds. General Design Objectives Design Objectives for Site Design. The development of parking lots, pedestrian walkways and landscaping features is an integral part of how a building interacts with its site and its surrounding environment. Good design and site planning improves access by pedestrians, bicycles and automobiles, minimizes potential negative impacts to adjacent development, reinforces the character and activities within a district and builds a more cohesive and coherent physical environment. A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety. A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian access and help define the street edge. Parking should be placed to the side and rear. A.3 Connections On- and Offsite. Design site access and circulation within and between sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to providing and improving connections to transit. A.4 Building Entry Location. Building entries should be configured to provide clear entry points to buildings, be oriented to pedestrian walkways/pathways, and support the overall intent of the streetscape environment. Space at the entry for gathering or seating is desirable for residential or mixed use buildings. A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and provide a common street frontage tieing each site to its neighbor. Setbacks should be appropriate to the desired streetscape, providing for transition areas between public streets and private building entries where a variety of activities and amenities can occur. A.6 Open Space. For residential settings, create green spaces to enhance the visual attributes of the development and provide places for interaction, play, seating, and other activities. A.7 Building/Site Identity. Improve pedestrian access and way -finding by providing variety in building forms, colors, materials and individuality of buildings. A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. Community Culture and Urban Design 123 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 106 6.1.a A.9 Lighting. Provide adequate and appropriate illumination in all areas used by automobiles, bicycles and pedestrians — including building entries, walkways, parking areas, circulation areas and other open spaces — to support activity and security. A.10 Signage. Encourage signage that provides clear information and direction for properties and businesses while preventing the streetscape from becoming cluttered. Encourage the use of graphics and symbols in signage to support the city's emphasis on uniqueness and the arts. A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of utility systems using such features as landscaping, building forms, or integrated design. A.12 Integrating Site Features. Integrate natural landscape features and unique landforms — such as rocky outcroppings or significant trees — into site design whenever possible. A.13 Landscape Buffers. Use landscaping and/or other features such as fences to maintain privacy and create a visual barrier between incompatible uses. These buffering techniques should also be used to soften hard edges (such as the perimeters of parking lots) and reinforce pedestrian ways and circulation routes. Native plants and rain gardens should be promoted as alternatives to lawns and runoff retention areas. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms. A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale elements in building design and/or by subdividing building masses vertically or horizontally. A.16 Roof Modulation. Use roof forms to help identify different programs or functional areas within the building and support differentiation of building form and massing. Roof design, in combination with wall modulation, can allow for additional light to enter buildings or pedestrian spaces. A.17 Wall Modulation. Variation in materials, decorative elements, or other features should be employed to support pedestrian scale environments and streetscapes, or to help break up large building masses to keep in scale with the surrounding environment. Community Culture and Urban Design 124 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 107 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 fagades 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 fagades to help define the scale and style of the structure. Variation in facade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Urban Design Goals & Policies for Specific Areas In addition to the general design goal and objectives described above under Goal A, supplemental design objectives are outlined below for specific areas or districts within the city. Each key goal in this element (or section) is identified by an alphabet letter (for example, "D"). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, "D.2") Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Community Culture and Urban Design 125 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 108 6.1.a B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. 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 - =l4f visual attributes of the development and R r� encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing beach areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. 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 4t1i 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 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 109 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 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 110 6.1.a N CITY OF EDMONDS SFr ago 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Graphite Arts Studios 1 and 2, two new mixed use buildings in the Downtown Business (BD2) zone. Building 1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, caf6 and parking. Building 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over commercial space and parking. (File Number PLN20190009). Proponent: Mary Olsen Location of proposal, including street address if any: 202 Main St. and 117 2"d Ave. S. Tax Parcel Numbers 00454800101300 and 00454800101700) 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 May 28, 2019 Project Planner: Mike Clugston, Senior Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date: RQY (, z C) f 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 June 4, 2019. 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 �May 14, 2019, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunitCcDecy.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://perm its.edmonds.wa.us/citizen. Search for file number PLN20190009. 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 LRXk#PH1TWLNA1YQ2(yk3000909 PLN20190009 - ATTACHMENT 1 5/9/19 SEPA Packet Pg. 111 6.1.a Notice Mailed to the following: XX COMCAST Outside Plant Engineer, North Region 1525 75"' St. SW Ste 200 Everett, WA 98203 XX Tulalip Tribal Council 6700 Totem Beach Road Marysville, WA 98270 XX Snohomish County Fire District No. 1 Headquarters Station No. 1 Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 XX Community Transit Attn.: Kate Tourtellot 7100 Hardeson Road Everett, WA 98203 pc: File No. SEPA Notebook XX Department of Archaeology & Historic Preservation PO Box 48343 Olympia, WA 98504-8343 XX Puget Sound Energy Attn: David Matulich PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 david.matulich@12se.com XX Bob Gregg PO Box 1576 Mukilteo, WA 98275 XX M. L. Wicklund Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 SgXf*BW4WLCN20?V@0 @R 5/9/19 SEPA Page 2 of 2 PLN20190009 - ATTACHMENT 1 Packet Pg. 112 I 6.1.a I ,,i City of Edmonds Graphite Arts Studios 1 & 2 0 94.04 188.1 Feet This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web-Mercator _Auxiliary _Sphere current, or otherwise reliable. (D City of Edm&)INIBIT 1 - PLN20190009 PLN20190009 - ATTACMEM111S NOT TO BE USED FOR DESIGN OR CONSTRUCTION 0 3 Ends ; d Legend (D ArcSDE.GIS.STREET_CENTERLIN — <all other values> m 1 .L V 2 N_ 5; 4 N 9;71;7;8 d N f6 t a Notes t U Architectural Design Board Review 202 Main St. & 117 2nd Ave. S Q File# PLN20190009 Packet Pg. 113 1 6.1.a � oti ED,11#P71RECEIVED CITY OF EDMONDS MAR 21 2019 ENT Fsr, 1 Sql� ENVIRONMENTAL CHECKLIST OEVELOCOUNTER SUES There ai.:(,- no types of noise Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part 13) which they determine do not contribute meaningfully to the analysis of the proposed nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Graphite Studio & Apartments Building 1 & 2 2. Name of applicant: Mary Olsen 3. Address and phone number of applicant and contact person: Applicant: Mary Olsen, 221 2na Ave N., Edmonds, WA 98020 Contact person: Robert Gregg, PO Box 1576 Mukilteo, WA 98275 Phone: 206 972 4371 4. Date checklist prepared: March 21, 2019 5. Agency requesting checklist: City of Edmonds Revised on 9116116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 1 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 114 6.1.a 6. Proposed timing or schedule (including phasing, if applicable): Design Review, Vesting, and permitting: April, 2019 to July, 2019. Construction: Fall, 2019 to Summer 2020 1 i i (STAFF 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. This checklist is for a 2 building project to be reviewed and constructed as one project. (STAFF COMMENTS r r�r `I �J` O Z 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Zipper Geo has conducted a geotechnical and subsurface environmental analysis. The site has had previous mitigation and contaminates are all below required Clean Up Level (STAFF COMMENTS) t wX �l (j i' Z U Z M a►' t' r 112 vdV 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are none. (STAFF COMMENTS) Revised on 9119116 P71 - _SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 2 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 115 6.1.a 10. List any government approvals or permits that will be needed for your proposal, if known. City of Edmonds building permit and associated plumbing, electrical, mechanical, etc permits (STAFF COMMENTS) 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is for one slab -on -grade one story building at the corner of 2nd Ave. S. & Main Street and one slab on grade apartments over parking and a 30' deep ground floor commercial space facing 2nd Avenue S.. The building on Main Street will include an art institute with spaces for artists to create art and a gallery for their art to be displayed. There will also be a cafd with indoor and outdoor seating. The second building facing 2nd Ave S will have a commercial space on the ground floor 30' deep facing 2nd Ave S, ground level parking behind the commercial space, and up to 8 apartments on the second floor. (STAFF COMM 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The first building in the proposal is located at 202 Main Street in downtown Edmonds on the SE intersection of Main Street and 2nd Ave at the former location of Marvel Marble. The second building is across the alley to the south of the first building and faces onto 2nd Avenue S. Attached is a site survey with legal description and a site plan. (STAFF Revised on 9119116 V r lain P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 3 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 116 1 6.1.a TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: The sites are essentially flat with a gradual downward slope from east to west and north to south. (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? An approximate 6 foot change in elevation over the 251 foot diagonal of the property is an approximate 2% slope. (STAFF COMMENTS) C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long term commercial significance and whether the proposal results in removing any of these soils. The soils are the typical Edmond's soils of sand over clay. There are no agricultural soils. (STAFF MMENTS) I �l Vr' d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NO (STAFF COMMENTS) Revised on 9119116 P71-_SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 4 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 117 6.1.a e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. This will be two slab -on -grade buildings, with no filling or excavation. Grading will be minimal. (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. NO (STAFF COMMENTS} g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 95% with 5% landscaped open space (STAFF COMMENTS} h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fence as requied 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. There will be a major net reduction of emissions to the air as the prior resin based manufacturing of faux marble will be replaced with a non -manufacturing use. The on site use will change from manufacturing to retail/restaurant. (STAFF COMM Revised on 9119116 P71_;SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 5 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 118 1 6.1.a b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. NO (STAFF COM C. Proposed measures to reduce or control emissions or other impacts to the, if any: The primary source of emissions will be from HVAC which will follow LEED guidelines for efficiency, installation, commissioning, and maintenance to reduce energy consumption and emissions. (STAFF COMM 3. WATER a. Surface: (1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. NO (STAFF COMMENTS) _ (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. NO (STAFF COMMENTS) (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. NONE (STAFF COMMENTS) Revised on 9119116 EXHIBIT 1 - PLN2019000 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 9 PLN20190009 - ATTACHMENT 1 Page 6 of26 Packet Pg. 119 6.1.a (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. NO (STAFF COMMENTS)._ _ (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. NO (STAFF COMMENT 5) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. NO (STAFF COMMENTS) b. Ground: (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. NO (STAFF COMM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 7 of26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 120 (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. QU6304I� (STAFF COMMENTS) C. Water Runoff (including storm water): (1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Source of runoff will be from the roofs which will be tied into an onsite retention systems connected to the city storm water system. (STAFF COMMENTS} (2) Could waste materials enter ground or surface waters? If so, generally describe. NO (STAFF COMMENTS) _ (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. NO (STAF[' COMMENTS) ro L- Xr% < 1) �n r c es i' nn .,r -/ 61-- J✓1f1A ( Revised on 9119116 EXHIBIT 1 - PLN2019000 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 9 PLN20190009 - ATTACHMENT 1 Page 8 of 26 Packet Pg. 121 6.1.a d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Retention systems will have regulated discharge rates 4. Plants Ur (STAFF COM Check or circle types of vegetation found on the site: NONE deciduous tree: alder, maple, aspen, other: evergreen tree: fir, cedar, pine, other: shrubs urrass 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 COMMEN b. What kind and amount of vegetation will be removed or altered? None (STAFF COMMENTS) Revised on 9119116 P71 - SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 9 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 122 6.1.a C. List threatened or endangered species known to be on or near the site. NONE (STAFF COMM d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: perimeter landscaping will enhance vegetation on the site which currently has none. (STAFF COMMENTS) e. List all noxious weeds and invasive species known to be on or near the site. None (STAFF COMMENTS) 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: None. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 10 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 123 6.1.a b. List any threatened or endangered species known to be on or near the site. None (STAFF COMM C. Is the site part of a migration route? If so, explain. No (STAFF COMM -fC. V- ft/w d. Proposed measures to preserve or enhance wildlife, if any: None (STAFF COMM ENTS) e. List any invasive animal species known to be on or near the site. None 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 project's energy needs will be electric and natural gas which will be used primarily for heating, cooling, and lighting. The prior energy used for manufacturing will be terminated. (STAFF COM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Page 11 of 26 Packet Pg. 124 6.1.a b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. NO. (STAFF COMM C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Energy conservation will be achieved through the use of insulation and Energy Star rated equipment. A large amount of glazing will provide natural light deep within the projects. (STAFF COMM 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. NO (STAFF CO M M ENTS) (1) Describe any known or possible contamination at the site from present or past uses. There is one Underground Storage Tank (UST) which has been previously emptied, cleaned, and closed in place. (STAFF COIV{M N'I'S) I/ �•, G �' Cl � /� � 11 .— tv w1 cu6vAq as or— 1 d -e L1 Df c e Ss /1 st e a1A Revised on 9119116 EXHIBIT 1 - PLN2019000 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 9 PLN20190009 - ATTACHMENT 1 Page 12 of 26 Packet Pg. 125 6.1.a (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. There are no known existing hazardous chemicals/conditions. There are no known or suspected underground hazardous liquid and gas transmission pipelines within the project area or in the vicinity. STAFF COMMENTS) (3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or constructions, or at any time during the operating life of the project. None (STAFF CUM M (4) Describe special emergency services that might be required. None (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: Prior to demolition, a toxic materials survey was conducted and during demolition all steps required to control environmental health hazards were followed. There will be no environmental health hazards of the completed project. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 13 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 126 6.1.a b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? There are no types of noise in the area that will affect the project. (STAFF COMMENTS) (2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise would come from the site. Short term, during construction, there will be noise associated with heavy equipment such as delivery trucks and concrete trucks. This will be during permitted construction hours only. Long term, after completeion, there will be no noise emanating from the project. (STAFF COMM (3) Proposed measures to reduce or control noise impacts, if any: Noise impacts will be reduced by limiting construction to permitted construction hours. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA_ Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 14 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 127 6.1.a S. 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. Prior use of the site was grandfathered, non -conforming manufacturing of faux marble and an adjacent surface parking lot. Adjacent properties are used for retail, office, and houing. The proposal will not affect current land uses on nearby or adjacent properties. (STAFF CO ME! b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No. (STAFF COMM ENTS) (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. (STAFF COMM C. Describe any structures on the site. None d. Revised on 9119116 (STAFF COMMEN Will any structures be demolished? If so, what? The entire prior structure was demolished. (STAFF COMM EN S) 91(/?' W—_2 Z d '� W q/ &4n l l f lqd A Zap B " tl-f P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 15 of26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 128 6.1.a e. What is the current zoning classification of the site? BD2. (STAFF COMMENTS) E What is the current comprehensive plan designation of the site? Downtown Business Retail (STAFF COMMENTS) w n \ c7 W n lceow ( L g. If applicable, what is the current shoreline master plan designation of the site? Not Applicable (STAFF COMMENTS) h. Has any part of the site been classified critical area by the city? If so, specify. No. (STAFYCOM1MENTS)L'VPI1 �-� �I" ZO 2 M 0 1i1 i. Approximately how many people would reside or work in the completed project? ` Estimated 10 employees in the completed project. (STAFF COMMENTS) j. Approximately how many people would the completed project displace? None (STAf F COMMENTS) Revised on 9119116 P71 --SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 16 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 129 6.1.a k. Proposed measures to avoid or reduce displacement impacts, if any: None. Not applicable. (STAFF COMM 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Zoning and land use has been reviewed for compatibility and the proposal has been found to be compatible. (STAFF COMMENTS) AD6 LVI ce V I ew PrqLr,a� rrr r M. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: No impacts. (STAFF COMMENTS) 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 7 new middle income housing units will be provided. (STAFF COMMENTS) 9 U4 Ic f p 1A �u► A b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. None will be eliminated. (STAFF COMM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Page 17 of 26 Packet Pg. 130 6.1.a C. Proposed measures to reduce or control housing impacts, if any: None (STAFF COMME 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? Maximum height will be 30 feet as defined by code. The principle exterior building materials will be glass, Corten, and hardiplank. (STAFF COMM b. What views in the immediate vicinity would be altered or obstructed? None. (STAFF COM C. Proposed measures to reduce or control aesthetic impacts, if any: This will be a one story building and a two story building, so the scale will be appropriate to the allowed height. Aesthetics will be greatly improved by replaceing the prior, dilapidated, out of place manufacturing building with a high end art institute, gallery, cafe, and apartments. (STAFF COMMENTS) 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The glazing is primarily on the North and West sides of the buildings. The north sides will not get direct sunlight and the west sides are shaded from the afternoon sun by the taller building directly west of the project. Therefore, the proposal will not produce glare. The interior space is for artists and residents, so it is designed to utilize natural light from the exterior windows and skylights. Minimal interior lighting will be used and the majority of workhours will be during daylight hours, so very little light will be produced by the proposal. (STAFF COMMENTS) Revised on 9119116 P71-_SEPA-Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 18 of26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 131 6.1.a b. Could light or glare from the finished project be a safety hazard or interfere with views? No. (STAFF COMM C. What existing off -site sources of light or glare may affect your proposal? None. (STAFF COMM d. Proposed measures to reduce or control light and glare impacts, if any: None. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Edmonds has numerous informal recreational opportunities in the immediate vicinity including the parks and walkways along the waterfront just 2 blocks away. (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 19 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 132 6.1.a C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The proposal itself is a recreation opportunity with an art gallery open to the public and art classes available to the public. (STAF COMMENTS) d &u- 'r t�L -5• 3� he ct fl es to') , b1iA4 D t (tr 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. ,., _ 1V U. (STAFF CUM b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Nothing evident. No studies conducted. (STAFF 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 site has been developed since the early days of Edmonds. (STAFF COMMENTS) IAIT S 4-1 Revised on 9119116 P71_-_SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 20 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 133 6.1.a d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Nothing planned. No permits related to this question are required. (STAFF COMM 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. The site is bordered on the north by Main Street, on the west by 2°d Ave S, on the east by 16' wide public alleys. To the south is a commercial building. Customers will access the site via on site and street parking. (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 currently served by public transit (buses). (STAFF COMMENTS) (%l C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The project will not eliminate any parking spaces. The project will provide approximately 20 on site parking spaces. (STAFFCOMMENTS) VMOAk 1 dl- f 4 inr d r, ( &r-Ar l ► 'r- 111;PIA 7-Jr--.--, lt&L/ -(tit- Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Page 21 of 26 Packet Pg. 134 6.1.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). e. No. None required. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Immediate vicinity, no. The project is three blocks from the Edmonds ferry terminal and Edmonds train station. (STAFF COMMENTS) f. How many vehicular trips per day would be generated by the completed project? if known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and passenger vehicles). What data or transportation models were used to make these estimates? 9. The project space includes art studios where tenant artists will work, up to 8 residential apartments, and a cafe. A traffic study for the two building project is being prepared and will be submitted shortly. _ A _ - . n Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. (STAFF COMM h. Proposed measures to reduce or control transportation impacts, if any: A delivery dock is provided from the south alley to keep deliveries off of Main Street. (STAFF COMM Revised on 9119116 P71_ _SEPA_Checklisl 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 22 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 135 6.1.a 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. No. (STAFF COMM b. Proposed measures to reduce or control direct impacts on public services, if any: There will be a reductions in impact for fire protection. The new building will replace a prior building which was a major fire hazard. The new building will be fully sprinkled and meet all fire codes which the prior building did not. (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: All major utilities are currently available at the site including: electricity, natural gas, water, refuse service, telephone, sanitary sewer, and storm water. The site will continue to be connected to sanitary sewer. (STAFF COM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 23 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 136 6.1.a b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The utilities proposed for the project are the same as previously provided to the prior building and from the current utility companies providing the services. The construction activities on the site and in the immediate vicinity will only be making new, code compliant connections to the existing utilities. (STAFF COMMENTS) C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature of Proponent /li���twrdby /"1;1�e ouy 5-�� Revised on 9119116 P71_-SEPA_Checklist 202 Main 2019-03-11 3-fit- Zol? Date Submitted Page 24 of 26 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 137 6.1.a CITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION 11)C. 18y%3 April 18, 2019 David Pelletier Pelletier & Scharr, LLC 26911 98th Drive NW, Suite B Stanwood, WA 98292 Subject: Letter of Complete Application — Design Review for Graphite #1 and #2 Dear David, The City of Edmonds has reviewed the March 21 submittal for two new mixed use buildings at 201 Main Street and 117 2nd Ave. S (File PLN20190009). Pursuant to Edmonds Community Development Code (ECDC) Section 20.02.002, the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. While the application is technically complete, the City may request additional information during review of the project with which to make a decision. Phase 1 of the design review hearing before the Architectural Design Board has been scheduled for Wednesday, June 5, 2019, at 7:00 PM in the City Council Chambers at 250 5th Ave. N. The City will proceed with the public notice portion of the project. If you have any questions, please let me know either at 425-771-0220 x 1330 or michael.clugston@edmondswa.gov. Sincerely, Mike Clugston, AICP Senior Planner Cc: Bob Gregg EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 138 6.1.a CITY OF EDMONDS NOTICE OF APPLICATION foC. I g 9 V PROJECT DESCRIPTION: Graphite Arts Studios 1 and 2, two new mixed use buildings in the Downtown Business (BD2) zone. Building 1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Building 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over commercial space and parking. District -based design review projects that require a SEPA determination such as this are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). PROJECT LOCATION: 202 Main Street and 117 2nd Ave. S (Tax ID #: 00454800101300 & 00454800101700) NAME OF APPLICANT: Mary Olson FILE NO.: PLN20190009 DATE OF APPLICATION: March 21, 2019 DATE OF COMPLETENESS: April 18, 2019 DATE OF NOTICE: May 2, 2019 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED Building and Engineering permits (if design is approved) PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA Checklist, Critical Area Checklist, Traffic Impact Analysis COMMENTS ON PROPOSAL DUE: May 16, 2019 Any person has the right to comment on this application during 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 is available at the City of Edmonds Development Services Department, 1215th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:00 A.M. to 12:00 P.M. only on Wednesdays) or through the City's website (https://permits.edmonds.wa.us/Citizen ) and search for permit PLN20190009. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 139 I 6.1.a I ^ ` City of Edmonds Y 0 94.04 1881 Feet W GS_1984_Web-Mercator-Auxiliary-Sphere �t) City of Edmonds Graphite Arts Studios 1 & 2 Architectwal Design Board Review This map is a user generated static output from an Internet mapping site and is for 202 Main St. & 117 2nd Ave. S reference only. Data layers that appear on this map may or may not be accurate, File:! PLN201 90009 current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUC PION Packet Pg. 1 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. — tx�,;R - Signature of Applican or Applicant's Representative Subscribed and sworn to before me this 2-ix& day of Sri } r ti ,�NEY W i p�� 1►��� Ly�� ,j_.5%ioN`� q,,�•�, Sri Notary Public in f r the State of Washington a����Ry';� s 202892 i (n Residin at g I,j1/1%, OIF'WAS\A\ *,�� raYrii�� RECEIVE[) APR 03 2019 DEVELOPMENT ENT SERVICES GOUNTF-Ij EXFJ NTsdct�r�OR@�)9,P009 PPPJ209090 431TFaTstist P Packet Pg. 141 Go to ovory.coll-l� ils, Aviv l(,ny,Irri1, 060 00887300030400 3/29/2019 00434401201201 3/29/2019 00434400700401 3/29/2019 PAPAGEORIOU GEORGE or RESIDENT OSSENX LLC or RESIDENT SANGER THOMAS/BETH or RESIDENT 3924 N 123RD TERRACE 4308 GEILEY CT 121 3RD AVE N N KANSAS CITY, KS 66109 CAMERON PARK, CA 95682 EDMONDS, WA 98020 �* c 00434400700700 3/2912019 00434401201000 3/29/2019 00434401201100 3/29/2019 N EDMONDS 2020 LLC or RESIDENT HUFFMAN KYLE/SOFEEA or RESIDENT KODA LLC or RESIDENT O 307 BELL ST 22007 MAKAH RD 11000 WACHUSETT RD 41 EDMONDS, WA 98020 WOODWAY, WA 98020 WOODWAY, WA 98020 Cl) N a 00454800100100 3/29/2019 00454800100300 3/29/2019 00454800101200 3/29/2019 CROSSETT MICHAEL A TRU or RESIDENT TINDALL THOMAS R or RESIDENT FREDERICKSEN GRACE or RESIDENT r 221 JAMES ST PO BOX 968 PO BOX 488 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 0 w 3 m 00678200010100 3/29/2019 00678200010300 3/29/2019 00678200010400 3/29/2019 (D REED SUSAN K or RESIDENT HUNT LIVING TRUST or RESIDENT DANGLEIS GARY or RESIDENT 200 JAMES ST APT 101 200 JAMES ST UNIT 103 200 JAMES ST UNIT 104 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 uJ 00678200010500 3/29/2019 00678200010600 3/29/2019 00678200010700 3/29/2019 m ASAY LARRY V/JOYCE C T or RESIDENT MESKIMEN DONALD M or RESIDENT MARZANO ANTHONY/MICIAH or RESIDENT *L 200 JAMES ST UNIT 105 200 JAMES ST UNIT 106 200 JAMES ST UNIT 107 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 tin N d N 00678200020100 3/29/2019 00678200020200 3/2912019 00678200020300 3/29/2019 L ARGENT KENNIS KEITH TR or RESIDENT KULLER JOHN W & PATRIC or RESIDENT SPIRO ROBERT & JANIS or RESIDENT d 200 JAMES ST APT 201 607 ELM PL 200 JAMES ST N EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 t K W 00678200020400 3/29/2019 00678200020500 3129/2019 00678200020800 3/29/2019 C BROWN RAYMOND A/O'DELL or RESIDENT CHAPMAN JUDITH B or RESIDENT KROON WILLIAM D & LUCI or RESIDENT 525 FORSYTH LANE UNIT 209 200 JAMES ST UNIT 205 200 JAMES ST UNIT 208 Q EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 r N 00678200030100 3/29/2019 00678200030300 3/29/2019 00678200030400 3/29/2019 N RICHMOND F LYNN & JOYC or RESIDENT NEFF DONNA & RANDOLPH or RESIDENT CHRISTENSEN DAVID G or RESIDENT N 200 JAMES ST UNIT 301 200 JAMES ST UNIT 303 200 JAMES ST 304 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 d as 0 0 0 rn 00678200030500 3/29/2019 00678200030600 3/29/2019 00678200040100 3/29/2019 O EASTMAN LOIS JEAN or RESIDENT JOHNSON MARGARET M or RESIDENT HAMMERSIA FLOYD/JOY or RESIDENT Z 200 JAMES ST UNIT 305 200 JAMES ST UNIT 306 200 JAMES STREET #401 J EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 d c a� E t 00678200040300 3/29/2019 00678200040400 3/29/2019 00678200040600 3/29/2019 V m FIENE FREDERICK D or RESIDENT CORBITT WILLIAM P/JOAN or RESIDENT JONES JANE or RESIDENT Q 200 JAMES ST 200 JAMES ST UNIT 404 PO BOX 142 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 142 Peel""a 5B Go to 6.1.a 00678200040800 3/29/2019 G0787600020200 3/29/2019 00830800020100 3/29/2019 NEUMAIER ROGER or RESIDENT ERWERT WILLIAM or RESIDENT SKT INVESTMENTS LLC or RESIDENT 200 JAMES ST STE 408 114 2ND AVE S #202 PO BOX 997 N EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 c 00830800020500 3/29/2019 00856900120200 3/29/2019 00858900120400 3/29/2019 NO MSJ PROPERTIES LLC or RESIDENT CHRYSLER FREDERICK D & or RESIDENT ROGERS DARRYL H or RESIDENT 654 5TH AVE S STE 300A 111 MAIN ST #202 111 MAIN ST UNIT 204 3 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 Cl) to a 00863300020100 3/29/2019 00863300020300 3/29/2019 00864100010000 3/29/2019 STANFILL ROY JAMES/SYL or RESIDENT GREINER GEORGE KIRK & or RESIDENT EFCA LLC or RESIDENT Q- 110 MAIN ST #R201 PO BOX 908 110 JAMES ST STE 100 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 w 3 m 00864100020000 3/29/2019 00864100020200 3/29/2019 00864100020300 3/29/2019 EFCA LLC or RESIDENT KNIGHT FRANCES J or RESIDENT LOCKHART JAMES L or RESIDENT 110 JAST STE 100 110 JAMES ST #202 110 JAMES ST #203 EDMO S, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 N a� rn 00864100020500 3/29/2019 00864100030000 3/29/2019 00864100030100 3/29/2019 m ALLEN MARY BETH or RESIDENT EFCA LLC or RESIDENT SACCO THERESA M or RESIDENT *L 110 JAMES ST # 205 110 JAM S'PST STE 100 110 JAMES ST UNIT 301 r EDMONDS, WA 98020 EDM0,KDS, WA 98020 EDMONDS, WA 98020 N N d N 00864100030200 3/29/2019 00864100030400 3/29/2019 00871500010000 3/29/2019 L COLUMBRO ANDY & KAREN or RESIDENT JIRKA MARILYN L or RESIDENT WIGGINS KAREN or RESIDENT d 110 JAMES ST #302 110 JAMES ST UNIT 304 101 JAMES ST # 100 rn EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00871500010100 3/29/2019 00887300010100 3/29/2019 00887300010200 3/29/2019 WIGGINS PROP RTIES LLC or RESIDENT MARKEZINIS JAMES M or RESIDENT MARKEZINIS AMES M or RESIDENT 101 JAMS"T# 100 110 3RD AVE N #301 110 3RD/AVE N #301 EDMONg WA 98020 EDMONDS, WA 98020 EDM99DS, WA 98020 00887300020100 3/29/2019 00887300020200 3/29/2019 00887300030100 3/29/2019 MARKEZIN JAMES M or RESIDENT MARKEZINIS )ANTES M or RESIDENT MARKS IS JAMES M or RESIDENT 110 3R AVE N #301 110 3RD AVE N #301 110,3AD AVE N #301 EDM DS, WA 98020 EDMO DS, WA 98020 EDMONDS, WA 98020 00887300030200 3/29/2019 00887300030300 3/29/2019 00887300030500 3/29/2019 RAMM SHARALYN S or RESIDENT PETERSON WARREN T/ELEA or RESIDENT VOLK ANNE B or RESIDENT 110 3RD AVE N UNIT 302 110 3RD AVE N #303 110 3RD AVE N UNIT 305 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434400700402 3/29/2019 00454800101300 3/29/2019 00454900101700 3J29r2019 MURPHY TIMOTHY & LAURI or RESIDENT OLSON MARY or RESIDENT dLSON MA or RESIDENT Q 760 SOMERSET LN 221 2ND AVE N 221 2NeD,9, VE N EDMONDS, WA 98020-2646 EDMONDS, WA 98020-3103 EDM WA 98020-3103 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 143 �tiquettes d'adresse Easy Peel"' !7gabarits Go to avery.com� I �tiq Avr•ry lomolnlc = 160 1 00434400601202 3/29/2019 00454800201900 3/29/2019 00863300020200 3/29/2019 JC PROPERTY INVESTMENT or RESIDENT EDMONDS CITY 9F or RESIDENT WILLIAMS PATRICIA HELE or RESIDENT 301 MAIN ST 250 5TH AV 110 MAIN STREET #202 N EDMONDS, WA 98020-3135 EDMONi] , WA 98020.3146 EDMONDS, WA 98020-3190 00858900120100 3/29/2019 00454800100902 3/29/2019 00678200010200 3/29/2019 NO HUSTON HAROLD W & LORE or RESIDENT ES EDMONDS LLC or RESIDENT LUND DOROTHY L or RESIDENT 111 MAIN ST UNIT 201 112 3RD AVE S 200 JAMES ST UNIT 102 3 EDMONDS, WA 98020-3357 EDMONDS, WA 98020-3513 EDMONDS, WA 98020-3573 Cl) N a 00678200010800 3/29/2019 00678200020700 3/29/2019 00678200030800 3/29/2019 BALLARD RONALD D TRUST or RESIDENT LANGAN ELLEN R & KRAFC or RESIDENT PRUITT CHARLENE A or RESIDENT Q- 200 JAMES ST UNIT 108 200 JAMES ST UNIT 207 200 JAMES ST UNIT 308 EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 0 w 3 m 00678200040500 3/29/2019 00678200040700 3129/2019 00434401201202 3/29/2019 (1) SAFFORD MARGARET C or RESIDENT HARRIS VICTORIA L or RESIDENT KODA LLC or DENT 200 JAMES ST UNIT 405 200 JAMES ST UNIT 407 11000 % jA HUSETT RD EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 WO AY, WA 98020-6142 rn a� rn cc 00787600020300 3/29/2019 00630800020200 3/29/2019 00830800020400 3/29/2019 m CLEVELAND BRUCE H & CY or RESIDENT LUKE LARRY A & BETTE D or RESIDENT MYERS TROY/CARPENTER L or RESIDENT L 114 2ND AVE S UNIT 203 120 3RD AVE S UNIT 202 120 3RD AVE S UNIT 204 r EDMONDS, WA 98020-8403 EDMONDS, WA 98020-8411 EDMONDS, WA 98020-8411 N N d N 00864100020100 3/29/2019 00864100020400 3/29/2019 00864100030300 3/29/2019 L EIKE BRIAN K AND SUSAN or RESIDENT NGO MEANG & DIANE K TI or RESIDENT MANOLIDES JULIE or RESIDENT d 110 JAMES ST UNIT 201 110 JAMES ST UNIT 204 110 JAMES ST UNIT 303 rn EDMONDS, WA 98020-8429 EDMONDS, WA 98020-8429 EDMONDS, WA 98020-8429 t K W 00454800200400 3/29/2019 00678200030200 3/29/2019 00434401200300 3/29/2019 A SHOSHA LLC or RESIDENT EL SRIRACHA LLC or RESIDENT TEAL PROPERTIES EDMOND or RESIDENT 8625 HOLLY LN 8825 205TH PL SW 20818 44TH AVE W STE 202 oQ EDMONDS, WA 98026 EDMONDS, WA 98026 LYNNWOOD, WA 98036 r N 00454800101100 3/29/2019 00678200040200 3/29/2019 00863300010100 3/29/2019 N NGUYEN TIN T/LE TRINH or RESIDENT BRUNSVOLD STANLEY K or RESIDENT STARLITE INVESTORS LLC or RESIDENT N 6711 202 ST SW 6520 196TH ST SW APT 380 16706 55TH PL W LYNNWOOD, WA 98036 LYNNWOOD, WA 98036 LYNNWOOD, WA 98037-3097 d as 0 0 0 rn 00434400700100 3/2912019 00434401601100 3/29/2019 27032300405100 3/29/2019 Q O WA FEDERAL SAVINGS or RESIDENT BUCKLIN MARK R & LAURE or RESIDENT BUCKLIN MA R & LAURE or RESIDENT N Z 425 PIKE ST BR 137 800 5TH AVE STE 4141 800 5TH E STE 4141 d SEATTLE, WA 98101 SEATTLE, WA 98104 SEA -FILE, WA 98104 .. c E t 27032300405200 3/29/2019 00434401200400 3/29/2019 00678200020600 3/29/2019 V fC BUCKLIN MARK R 5.�%URE or RESIDENT CHU DEE LLC or RESIDENT PLOMMER DOUGLAS or RESIDENT Q 800 5TH AVE §TE 4141 PO BOX 2812 7029 24TH AVE NW SEATTLE, V A 98104 SEATTLE, WA 98111-2812 SEATTLE, WA 98117 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 144 Go to aveiy.com 0,-,Av,,iy k-,w)1Vv 516O 00454800100901 3/29/2019 BAKKER JANET or RESIDENT 12334 RIVIERA PL NE SEATTLE. WA 98125 00434400700300 EADIE RICHARD or RESIDENT 1455 NW 188TH ST SHORELINE, WA 98177 00434401600300 3/29/2019 HUI MAIN STREET LLC or RESIDENT 2100 22ND AVE S SEATTLE, WA 98144 3/29/2019 00787600010000 3/29/2019 HANSEN JANIS S or RESIDENT 18373 RIDGEFIELD RD NW SHORELINE, WA 98177 00858900120300 3/29/2019 JACKSON LINDA E or RESIDENT 1224 NW BLAKELY CT SEATTLE, WA 98177 00454800201100 HASSHB LLC, RESIDENT 3727 5 1 TH 5T SEATg , WA 9818,5 00454800200901 3/29/2019 HASSHB L or RESIDENT 3727 S 94TH ST SEA AC, WA 98188 3/29/2019 00454800201700 3/29/2019 HASSHB LLC or RESIDENT 3727 S 1 4TH ST SEAT WA 98188 00787600020100 3/29/2019 OLSEN KNUD H or RESIDENT 6815 MADRONA DR NW TULALIP, WA 98271 00678200030700 3/29/2019 DE SAM LAZARO ANTHONY/ or RESIDENT 629 77TH AVE NE OLYMPIA, WA 98506 00454800102000 3/29/2019 TAMBE LLC or RESIDENT 14751 N KELSEY ST STE 105-578 MONROE, WA 98272 00830800020300 3/29/2019 THOMAS MARY LOU B or RESIDENT 7227 E TOWER MT LN SPOKANE, WA 99223 27032300408200 3/29/2019 EDMONDS 1463 LLC or RESIDENT 17358 BEACH DR NE SEATTLE, WA 98155 00858900100100 3/29/2019 TYNES PROPERTIES LIMIT or RESIDENT 1212 NW CULBERTSON DR SEATTLE, WA 98177 00454800201000 3/2912019 HASSHB LLC or RESIDENT 3727 S 194TH ST SEATAC, WA 98188 00434400601201 3/29/2019 MCGLOCKLIN DARREN/MACH or RESIDENT PO BOX 1331 GOLD BAR, WA 98251 00454800201901 3/29/2019 STATE DEPT OF TRANSPOR or RESIDENT PO BOX 47300 OLYMPIA, WA 98504 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet .� Alleza ave .ca/gabarits 6.1.a File No.: PLN2019009 Applicant: Mary Olsen DECLARATION OF POSTING On the 2nd day of May, 2019 the attached Notice of Application was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 2nd day of May, 2019, at Edmonds, Washington. Signed: =l EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 146 6.1.a FILE NO.: PLN20190009 APPLICANT: Mary Olsen DECLARATION OF MAILING NOTICE OF APPLICATION On the 1 day of May, 2019, the attached Notice of Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1 day of May, 2019 at Edmonds, Washington. t Signed: TFP747887 DOC;1\00006.900000\ } EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 147 6.1.a CITY OF EDMONDS NOTICE OF SEPA DETERMINATION AND PUBLIC HEARING PROJECT DESCRIPTION: Graphite Arts Studios 1 and 2, two new mixed use buildings in the Downtown Business (BD2) zone. Building 1, at 202 Main Street, would be an 11,000 sq. ft. one- story wood frame art studio with a gallery, cafe and parking. Building 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over commercial space and parking. District -based design review projects that require a SEPA determination such as this are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). PROJECT LOCATION: 202 Main Street and 117 2"d Ave. S (Tax ID #: 00454800101300 & 00454800101700) NAME OF APPLICANT: Mary Olsen FILE NO.: PLN20190009 DATE OF APPLICATION: March 21, 2019 DATE OF COMPLETENESS: April 18, 2019 DATE OF NOTICE: May 14, 2019 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED Demolition and building permits PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA Checklist, Critical Area Checklist, Traffic Impact Analysis COMMENTS ON PROPOSAL DUE: June 5, 2019 PUBLIC HEARING INFORMATION: Phase 1 of the two-phase public hearing will be held by the Architectural Design Board on Wednesday, June 5, 2019 at 7:00 p.m. in the Council Chambers located at 250 - 5th Ave North, Edmonds, WA 98020. The hearing will be continued to a date certain for Phase 2 of the public hearing during the June 5 meeting. Any person has the right to comment on this application during 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 is available at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 AM—12:OOPM only on EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 148 6.1.a Wednesdays) or through the City's website (https://Permits.edmonds.wa.us/Citizen ) and search for permit PLN20190009. SEPA DETERMINATION: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340(2) for the above project. DATE OF ISSUANCE: May 14, 2019 SEPA COMMENTS DUE: May 28, 2019. Comment may be submitted in writing to City of Edmonds Planning Division, 121 5th Ave N, Edmonds, WA 98020 or via email to the contact person below SEPA APPEAL: This SEPA determination may be appealed by filing a written appeal citing the specific reasons for appeal with the required appeal fee no later than June 4, 2019. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 PUBLISH: May 14, 2019 tit City of Edmonds Graphite Arts Studios 1 & 2 ~ ; a t ti rt ._ •. c. y •� J J Legend R ■ ti ��. r �.. Site of Proposed Ar.5D&61S•S711EET CENTEKtINV � ...�,......... 3� , Graphite #1 Buildings , ty 51fe of f ropose(i IY Building Graphite #2 0 �,4�•%^��kf 5- ja y ■ 1: 2.257 I1 Notes aA,11QcW Ni19n 9—d Rmkw ,1 4d1 tN t wF tb'amt0kaea1dMW1Md11Alt WlWft man W—IN m7pa146ke trd'skr rrfsmrn. nrlT•00.1.,-1h.1wPrrrae leh mg tiler ti/eat he rffu.pw, t M2 Mrin St&117 bd A-S RIt* PE Mai 90007 7�79b� Web�lercatarJwzlifry�phcrc C CRya E&n . 1umm. orma•c.uuc reFahk THIS MAP IS NOT 10 EE USED FOR DESrN OR CONSIRUCTION EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 149 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. Signature of Appiican or Applicant's Representative Subscribed and sworn to before me this 2-"k day of —A , I L , 1(3 i ,�ey L Spi.',iil �� Notary Public in f r the State of Washington v' o�' 202892 U1ZF �1� Residing at '`111j•••,•'•� ��► //oil OP WAS' RECEIVED APR 03 2019 I)EVEWPMENT SERVICES COUNTER EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Revised on 9130/11 P2 - Adjacent Property Owners List P Packet Pg. 150 . lommm"i 00887300030400 3/29/2019 PAPAGEORIOU GEORGE or RESIDENT 3924 N 123RD TERRACE KANSAS CITY, KS 66109 00434400700700 3/29/2019 EDMONDS 2020 LLC or RESIDENT 307 BELL ST EDMONDS, WA 98020 00454800100100 3/29/2019 CROSS T7 MICHAEL�FI or RESIDENT 221 E E A 98020 00678200010100 3/29/2019 REED SUSAN K or RESIDENT 200 JAMES ST APT 101 EDMONDS, WA 98020 00678200010500 3/29/2019 ASAY LARRY V/JOYCE C T or RESIDENT 200 JAMES ST UNIT 105 EDMONDS, WA 98020 00678200020100 3/29/2019 ARGENT KENNIS KEITH TR or RESIDENT 200 JAMES ST APT 201 EDMONDS, WA 98020 00678200020400 3/29/2019 BROWN RAYMOND A/O'DELL or RESIDENT 525 FORSYTH LANE UNIT 209 EDMONDS, WA 98020 00678200030100 3/29/2019 RICHMOND F LYNN & JOYC or RESIDENT 200 JAMES ST UNIT 301 EDMONDS, WA 98020 00678200030500 3/29/2019 EASTMAN LOIS JEAN or RESIDENT 200 JAMES ST UNIT 305 EDMONDS, WA 98020 00678200040300 3/29/2019 FIENE FREDERICK D or RESIDENT 200 JAMES ST EDMONDS, WA 98020 EXHIBIT 1 - PLN20190009 00434401201201 3/29/2019 00434400700401 3/29/2019 OSSENX LLC or RESIDENT SANGER THOMASIBETH or RESIDENT 4308 GEILEY CT 12� CAMERON PARK, CA 95682 EDMIgIG� 8020 00434401201000 3/29/2019 00434401201100 3/29/2019 HUFFMAN KYLE/SOFEEA or RESIDENT KODA LLC or RESIDENT 22007 MAKAH RD 11000 WACHUSETT RD WOODWAY, WA 98020 WOODWAY, WA 98020 00464800100300 3/29/2019 00454800101200 3/2912019 TINDALL THOMAS R or RESIDENT FREDERICKSEN GRACE or RESIDENT PO BOX 968 PO BOX 488 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200010300 3/29/2019 00678200010400 3129/2019 HUNT LIVING TRUST or RESIDENT DANGLEIS GARY or RESIDENT 200 JAMES ST UNIT 103 200 JAMES ST UNIT 104 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200010600 3/29/2019 00676200010700 3129/2019 MESKIMEN DONALD M or RESIDENT MARZANO ANTHONY/MICIAH or RESIDENT 200 JAMES ST UNIT 106 200 JAMES ST UNIT 107 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200020200 3/29/2019 00678200020300 3/29/2019 KULLER JOHN W & PATRIC or RESIDENT SPIRO ROBERT & JANIS o R (DENT 607 ELM PL 200 QMM T EDMONDS, WA 98020 EDM 020 00678200020500 3/29/2019 00678200020800 3/29/2019 CHAPMAN JUDITH B or RESIDENT KROON WILLIAM D & LUCI or RESIDENT 200 JAMES ST UNIT 205 200 JAMES ST UNIT 208 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200030300 3129/2019 00678200030400 3129/2019 NEFF DONNA & RANDOLPH or RESIDENT CHRISTENSEN DAVID G or RESIDENT 200 JAMES ST UNIT 303 200 JAMES ST 304 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200030600 3129/2019 00678200040100 3/2912019 JOHNSON MARGARET M or RESIDENT HAMMERSIA FLOYD/JOY or RESIDENT 200 JAMES ST UNIT 306 200 JAMES STREET #401 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200040400 3/29/2019 00678200040600 3/29/2019 CORBITT WILLIAM P/JOAN or RESIDENT JONES JANE or RESIDENT 200 JAMES ST UNIT 404 PO BOX 142 EDMONDS, WA 98020 EDMONDS, WA 98020 PLN20190009 - ATTACHMENT 1 Packet -. IN AVILZ a aVary ra; g,)har�t. Ftinisr'Nrr-I'FasvYwP_I' AVERY, FO 00678200040800 3/29/2019 NEUMAIER ROGER or RESIDENT 200 JAMES ST STE 408 EDMONDS, WA 98020 00830800020500 3/29/2019 MSJ PROPERTIES LLC RESIDENT 654 V EDMW 020 04 00863300020100 3/29/2019 STANFILL ROY JAMES/SYL or RESIDENT 110 MAIN ST#R201 EDMONDS, WA 98020 00864100020000 3/29/2019 EFCA LLC or R IDENT 110 SAME T STE 100 EDMON S, WA 98020 00864100020500 3/29/2019 ALLEN MARY BETH or RESIDENT 110 JAMES ST # 205 EDMONDS, WA 98020 00864100030200 3/29/2019 COLUMBRO ANDY & KAREN or RESIDENT 110 JAMES ST #302 EDMONDS, WA 98020 00871500010100 3/29/2019 WIGGINS PROPERTIES LLC or RESIDENT 101 JA)AST # 100 EDI Ai (JNOS, WA 98020 00887300020100 3/29/2019 MARKF-ZIN15 J iNES M or RESIDENT 110 3RD N #301 EDMON S, WA 98020 00867300030200 3/29/2019 RAMM SHARALYN S or RESIDENT 110 3RD AVE N UNIT 302 EDMONDS, WA 98020 00434400700402 3/29/2019 MURPHY TIMOTHY & LAURI or RESIDENT 760 SOMERSET LN EDMONDS, WA 98020-2046 EXHIBIT 1 - PLN20190009 00787600020200 3/29/2019 00630800020100 3/2912019 ERWERT WILLIAM or RESIDENT SKT INVESTMENTS LLC or RESIDENT 114 2ND AVE S #202 PO BOX 997 EDMONDS, WA 98020 EDMONDS, WA 98020 G0858900120200 3/29/2019 CHRYSLER FREDERICK D & or RESIDENT 111 MAIN ST #202 EDMONDS, WA 98020 00863300020300 3129/2019 GREINER GEORGE KIRK & or RESIDENT PO BOX 908 EDMONDS, WA 98020 00864100020200 3/29/2019 KNIGHT FRANCES J or RESIDENT 110 JAMES ST #202 EDMONDS, WA 98020 008641OW30000 3/29/2019 EFCA LLC ogRESIDENT 110 JAV�ES ST STE 100 EDM12(NDS, WA 98020 00864100030400 3/29/2019 ARKA MARILYN L or RESIDENT 110 JAMES ST UNIT 304 EDMONDS, WA 98020 00887300010100 3/29/2019 MARKEZINIS JAMES M or RESIDENT 1103RD VEN#301 EDM/QNDS, WA 98020 00887300020200 3/29/2019 MARKEZINIS JAMES M or RESIDENT 110 3RD AVE N #301 EDMONDS, WA 98020 00887300030300 3/29/2019 PETERSON WARREN T/ELEA or RESIDENT 110 3RD AVE N #303 EDMONDS, WA 98020 00454800101300 3/29/2019 OLSON MARY or RESIDENT 221 2ND AVE N EDMONDS, WA 98020-3103 PLN20190009 - ATTACHMENT 1 00858900120400 3/29/2019 ROGERS DARRYL H or RESIDENT 111 MAIN ST UNIT 204 EDMONDS, WA 98020 00864100010000 3/29/2019 EFCA LLC or RESIDENT 110 JAMES ST STE 100 EDMONDS, WA 98020 00864100020300 3/2912019 LOCKHART JAMES L or RESIDENT 110 JAMES ST #203 EDMONDS, WA 98020 00864100030100 3/29/2019 SACCO THERESA M or RESIDENT 110 JAMES ST UNIT 301 EDMONDS, WA 98020 00871500010000 3/29/2019 WIGGINS KAREN or RESIDENT 101 JAMES ST # 100 EDMONDS, WA 98020 00887300010200 3/29/2019 IIAARKEZIN{ JAMES M or RESIDENT 110 3R,prAVE N #301 E❑ NDS, WA 98020 00887300030100 3/2912019 MARKEZfNISS AMES M or RESIDENT 110 3RD�A'N N #301 E7fl6S, WA 98020 00887300030500 3/29/2019 VOLKANNE B or RESIDENT 110 3RD AVE N UNIT 305 EDMONDS, WA 98020 00454800101700 3129/2019 OLSON MARY or RESIDENT 221 2NA�AfVE N EDMN DS, WA 98020-3103 "EmAllje-zaaVer! jai qah�rit� .-. .-,� . i� �, ,. ..� ., .i, ui, . s• l .. 1 , is • 1 n. .� i3i- � 00434400601202 3/29/2019 JC PROPERTY INVESTMENT or RESIDENT 301 MAIN ST EDMONDS, WA 98020-3135 00858900120100 3/29/2019 HUSTON HAROLD W & LORE or RESIDENT 111 MAIN ST UNIT 201 EDVONDS, WA 98020-3357 00678200010800 3/29/2019 BALLARD RONALD D TRUST or RESIDENT 200 JAMES ST UNIT 108 EDMONDS, WA 98020-3573 00676200040500 3/29/2019 SAFFORD MARGARET C or RESIDENT 200 JAMES ST UNIT 405 EDMONDS, WA 98020-3573 00787600020300 3/29/2019 CLEVELAND BRUCE H & CY or RESIDENT 114 2ND AVE S UNIT 203 EDMONDS, WA 98020-8403 00864100020100 3/29/2019 EIKE BRIAN K AND SUSAN or RESIDENT 110 JAMES ST UNIT 201 EDMONDS, WA 98020-8429 00454800200400 3/29/2019 A SHOSHA LLC or RESIDENT 8625 HOLLY LN EDMONDS, WA 98026 00454800101100 3/29/2019 NGUYEN TIN T/LE TRINH or RESIDENT 6711 202 ST SW LYNNWOOD, WA 98036 00434400700100 3/29/2019 WA FEDERAL SAVINGS or RESIDENT 425 PIKE ST BR 137 SEATTLE, WA 98101 27032300405200 3/29/2019 BUCKLIN MARK R & LAURE or RESIDENT 800 5TH AVE E 4141 SEA 98104 EXHIBIT 1 - PLN20190009 00454800201900 3/29/2019 00863300020200 3/29/2019 EDMONDS CITY OF or RESIDENT WILLIAMS PATRICIA HELE or RESIDENT 250 5TVE N 110 MAIN STREET #202 EDMODS, WA 98020-3146 EDMONDS, WA 98020-3190 00454800100902 3/29/2019 ES EDMONDS LLC or RESIDENT 112 3RD AVE S EDMONDS, WA 98020-3513 00678200020700 3/29/2019 LANGAN ELLEN R & KRAFC or RESIDENT 200 JAMES ST UNIT 207 EDMONDS, WA 98020-3573 00678200040700 3/29/2019 HARRIS Q I ID NT 20 S I ED S, WA 98020-3573 00830800020200 3/29/2019 LUKE LARRY A & BETTE D or RESIDENT 120 3RD AVE S UNIT 202 EDMONDS, WA 98020-8411 00864100020400 3/29/2019 NGO MEANG & DIANE KTI or RESIDENT 110 JAMES ST UNIT 204 EDMONDS, WA 98020-8429 00678200030200 3/29/2019 EL SRIRACHA LLC or RESIDENT 8825 205TH PL SW EDMONDS, WA 98026 00678200040200 3/29/2019 BRUNSVOLD STANLEY K or RESIDENT 6520 196TH ST SW APT 380 LYNNWOOD, WA 98036 00434401601100 3/29/2019 BUCKLIN MARK R & RE or RESIDENT 8 .5 4141 5 A 98104 00434401200400 CHU DEE LLC or RESIDENT PO BOX 2812 SEATTLE, WA 98111-2812 00678200010200 3/29/2019 LUND DOROTHY L or RESIDENT 200 JAMES ST UNIT 102 EDMONDS, WA 98020-3573 00678200030800 3/29/2019 PRUITT CHARLENE A or RESIDENT 200 JAMES ST UNIT 308 EDMONDS, WA 98020-3573 00434401201202 3/29/2019 KODA LLC or RESIDENT 11000 WACHUSETT RD WOODWAY, WA 98020-6142 00830800020400 3/29/2019 MYERS TROY/CARPENTER L or RESIDENT 120 3RD AVE S UNIT 204 EDMONDS, WA 98020-8411 00864100030300 3/29/2019 MANOLIDES JULIE or RESIDENT 110 JAMES ST UNIT 303 EDMONDS, WA 98020-8429 00434401200300 3/29/2019 TEAL PROPERTIES EDMOND or RESIDENT 20818 44TH AVE W STE 202 LYNNWOOD, WA 98036 00863300010100 3/29/2019 STARLITE INVESTORS LLC or RESIDENT 16706 55TH PL W LYNNWOOD, WA 98037-3097 27032300405100 3129/2019 BUCKLIN RK R & LAURE or RESIDENT 800 5T VE STE 4141 SEAyLE, WA 98104 3/29/2019 00678200020600 3/29/2019 PLOMMER DOUGLAS or RESIDENT 7029 24TH AVE NW SEATTLE, WA 98117 PLN20190009 - ATTACHMENT 1 Aliez a avery.rai 7ab�rits lil 00464800100901 BAKKER JANET or RESIDENT 12334 RIVIERA PL NE SEATTLE, WA 98125 00434400700300 EADIE RICHARD or RESIDENT 1455 NW 188TH ST SHORELINE, WA 98177 3/29/2019 00434401600300 3/29/2019 HUI MAIN STREET LLC or RESIDENT 2100 22ND AVE S SEATTLE, WA 98144 3/29/2019 00787600010000 3/29/2019 HANSEN JANIS S or RESIDENT 18373 RIDGEFIELD RD NW SHORELINE, WA 98177 00858900120300 3/29/2019 JACKSON LINDA E or RESIDENT 1224 NW BLAKELY CT SEATTLE, WA 98177 00454600201100 HASSHB LLC or RESIDENT 3727 S 19 H ST SEATAC A 98188 004548002W901 HASSHB LLCor RESIDENT 3727 S l g4TH ST SEATA/, WA 98188 27032300408200 3/29/2019 EDMONDS 1463 LLC or RESIDENT 17358 BEACH DR NE SEATTLE, WA 98155 00858900100100 3/29/2019 TYNES PROPERTIES LIMIT or RESIDENT 1212 NW CULBERTSON DR SEATTLE, WA 98177 3/29/2019 00454800201000 3/29/2019 HASSHB LLC or RESIDENT 3727 S 194TH ST SEATAC, WA 98188 3/29/2019 00454800201700 3/29/2019 HASSHB LLC or RESIDENT 3727 S 19 H ST SEAT , WA 98188 00787600020100 3/29/2019 OLSEN KNUD H or RESIDENT 6815 MADRONA DR NW TULALIP, WA 98271 00678200030700 3/29/2019 DE SAM LA2A �NIO Y/or RESIDENT OL M A, IA 98506 00454800102000 3/29/2019 TAMBE LLC or RESIDENT 14751 N KELSEY ST STE 105-578 MONROE, WA 98272 00830800020300 3/29/2019 THOMAS MARY LOU B or RESIDENT 7227 E TOWER MT LN SPOKANE, WA 99223 00434400601201 3/29/2019 MCGLOCKLIN DARREN/MACH or RESIDENT PO BOX 1331 GOLD BAR, WA 98251 00454800201901 3/29/2019 STATE DEPT OF TRANSPOR or RESIDENT PO BOX 47300 OLYMPIA, WA 98504 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 ITO Allez a aNfery,ca/aahar'+c 6.1.a File No.: PLN20190009 Applicant: Mary Olsen DECLARATION OF POSTING Notice of SEPA Determination & Public Hearing On the 14th day of May, 2019, the attached Notice of SEPA Determination and Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 14th day of May, 2019, at Edmonds, Washington. Signed: EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 155 6.1.a FILE NO.: PLN20190009 APPLICANT: Mary Olsen DECLARATION OF MAILING NOTICE OF PUBLIC HEARING & SEPA DETERMINATION On the 14 day of May, 2019, the attached Notice of Public Hearing & SEPA Determination was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 14 day of May, 2019 at Edmonds, Washington. Signed: EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 156 6.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Leanna Hartell 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 EDH856682 PLN20190009 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 05/14/2019 and ending on 05/14/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such pubfi tion is $115. Subscribed and sworn before me on this qkkp',;.,B,EIA �Q'�•,ygtON E,lror+�� _�► L�"� day of ot�1 OTAI# -.' v ... i1, Z �r V IN�f AZ Notary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 DIANE CUNNINGHAM EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 157 6.1.a Classified Proof N C O CITY OF EDMONDS r NOTICE OF SEPA DETERMINATION AND PUBLIC HEARING to PROJECT DESCRI'YTION: Grepnto Are Slu(aQs 1 and 2. two now O mixed. use bulklings In the Downtown Business IS= zone Building I, at 202 Main Street, would W an 11,000 aq. ri one, story wood frame art studio with a gallery, card and p4tkmg. Buildmpp 2, Al 117 2nd Ave. S, would be a 17 t100 sq. n. Iwo-slory frond bulidfng vrith eight apartments over commercial (n woad apace line par" 0AInct•mased design review p(olects that require a SEPA daterndrwdan such as this are 'Ty III-B docisigns, which requlie a two-phase puar. heard rig and da,Nrionby the Archilecueat Design Board (AD6). Q PROJECT LOCATION: 202 Mom Street and 117 tad Ave. S rrax ID 9: 00454000101300 S 004 54 0011101700) fy NAME OF APPLICANT, Mpti Y2066 FILE NO. PLN20190M t DATE OFAPPLICATION! Marsh 21, 2019 Q. DATE OF COMPLETENESS Aprlt td. 2019 DATE OF NOTICE: May 14.2019 REQUESTED PERMITS: Dletrlet•based design review, SEPA determination OTHER REQU11RED PERMITS: Demolition and building permits L REQUIREO STUDIE& None a1 this ume EXISTING ENVIRONMENTAL DOCUMENTS: SEPA Checklist, Cdlleat Area Checkfut, TraffX Impact Analysis 3 COMMENTS ON PROPOSAL DUE' June 6, 2079 ry PUBLIC HEARING INFORMATION: Phase I of the two-phase .% p aOc nearing will bo held Cbyy Ooe Archilactural DeW Board on Wednesday. June 5, 2019 a(7.00 p.m In Irm Council Chambers d located at 250 - 6th Ave Norlh, Edmonds, WA 98020. 7" hearing will be confine" to a data certain far Phaaa 2 of the P1.6k hearing [wring iron June $ meotng. Any person has the light to comment on till 8ppllcallan during pujAe comment panod. receNe rioece ano parifcipale in any haort s, and request a copy or Die twctWcn on It'll8ppticsuan The City may accept comments a: any tlmo prior to tie public cioallg of the record of an open record predeclulon hearing. It anyy, or, If no open record deClslan hearing to provided, prlix 'a I. lha d.aclaran On the PrOJOGI. perdll. Lily pal(ies of record ae N donned in ECDC 20.07.003 have standing !o inlaale an fn admrnistrolive appeal 1C Information on (No devolapmenl application to ova9abio at Iba m Cay of Edmonds Devolopmenl Services Depanmenl, 121 51h , Ave Monh, Edmanos. WA 98WO betwaen me flours of 6:00 A M. and 4:30 P.M. Monday - Fnda (8:30 AM - 12:WPM onlyy on de Wednesdays] or IraOu�t the City's We rhtrosIrherrnlls otlmands.wa.usrC(Yz�l and search for' pernit fn SEPA DETERMINATIOW Neuco IS hereby gIVen Inal ilia city a] Q Edmonds has issued a Delarmmallon o nnsignNicance lawdar N WAG 1 BY-11.340(21 rdr ran above PmJecl DATE OF ISSUANCE: Mayy t4, 2019 Comment be ry SEPA COMMENTS DUE• May 2a. 2p19. may In to City of Edrionae Ptennaig Division. 121 W suo mtt9A writing 5th Ave N, Edmonds, WA 98020 or vin amen 10 the sOMecl pweon below. SEPA APPEAL: This SEPA determination may be appeWad by FZ Kling a whiten appeal citing the speeirie remarks tar appeal wall the required appeal fee no later than June 4, 2019. CITY CONTACT: Mike Crugstori, A1CP. Sentor Planner ,ilia rnlchael, ckipp9lpn�letpmemdttwa.gaV 426.77I D Published: May 14.2010. EDH866682 t K LLJ Proofed by Hartell, Leanna, 05/14/2019 08:28:19 am Page: 2 C R O d O to N d N O t a 0 CD CD 0 0 CD N Z J a c as E s Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 158 6.1.a CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance 8 Building Project Number: Applicant's Name: PLN20190009 GRAPHITE ARTS STUDIO 1 & 2 Property Location: 202 MAIN ST Date Application Received: 03.21.19 Date Application Routed: 03.21.19 Zoning: BD2 Project Description: 1) CONSTRUCT 11,000 SQ. FT. ONE-STORY WOOD FRAME ART STUDIO WITH A GALLERY & CAFE 2) CONSTRUCT 17,000 SQ. FT. TWO-STORY 8-UNIT APT. WITH PARKING & COMMERCIAL SPACE If you have any questions or need clarification on this project, please contact: Responsible Staff: KERNEN LIEN Name of Individual Submitting Comments: Karl Fitterer Title: Assistant Fire Marshal ❑ I have reviewed this land use proposal for my department and I 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. See Attached Fire Comments Ext. 1223 Date: 04/09/2019 8 I have reviewed this land use proposal for my department and have the following comments or conditions: EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 159 6.1.a FIRE COMMENTS From: Assistant Fire Marshal Karl Fitterer Date: April 9, 2019 Re: Graphite 1 and 2 PLN20190009 Address: 202 Main St. Edmonds South County Fire has completed the fire review of the plan submittal for the above project in the City of Edmonds. The 2015 International Fire Code and local standards were used as the basis of my review. 1. Both structures need a Sprinkler Riser room with an outside entrance. (A2.10) The Fire Department connection (FDC) is approved to be on the building but a fire hydrant is required to be located within 50 feet of the FDC. 2. Separate fire permits and submittal for Fire Sprinkler, Commercial Hood and Fire Alarm 3. Separate engineering permits and submittal for underground fire line to DCDA. A certified Type U contractor is required. 4. Concluded that the elevator is not required to be an accessible means of egress. Although the elevator is required to accommodate a stretcher, it is not required to be on standby power. 5. (GO.10) Applicable codes are missing 2015 International Fire Code (IFC) 6. Site will need to be evaluated for distributive antenna system (DAS) 7. Fire Lane markings and signage per Fire Prevention Standards 8. Addressing 10 — 12 " numbering on contrasting background 9. Knox box key entry to common areas and riser room EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 160 6.1.a CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑� PW-Engineering ❑� Fire ❑ PW - Maintenance 0 Building Project Number: Applicant's Name: PLN20190009 GRAPHITE ARTS STUDIO 1 & 2 Property Location: 202 MAIN ST Date Application Received: 03.21.19 Date Application Routed: 03.21.19 Zoning: BD2 Project Description: 1) CONSTRUCT 11,000 SQ. FT. ONE-STORY WOOD FRAME ART STUDIO WITH A GALLERY & CAFE 2) CONSTRUCT 17,000 SQ. FT. TWO-STORY 8-UNIT APT. WITH PARKING & COMMERCIAL SPACE If you have any questions or need clarification on this project, please contact: Responsible Staff: KERNEN LIEN Name of Individual Submitting Comments: Karl Fitterer Title: Assistant Fire Marshal ❑ I have reviewed this land use proposal for my department and I 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. See Attached Fire Comments Ext. 1223 Date: 04/09/2019 ❑� I have reviewed this land use proposal for my department and have the following comments or conditions: EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 161 6.1.a MEMORANDUM Date: To: From: Subject: DESIGN REVIEW April 17, 2019 Michael Clugston, Senior Planner Jennifer Lambert, Engineering Technician PLN20190009 — Design Review Graphite I and II Graphite - 202 Main St The comments provided below are based upon review of the application and documents submitted for the subject application. Additional information will need to be provided from the applicant during the second phase of the ADB review process. Stormwater Engineer Review: A preliminary storm drainage report and plan shall be submitted to the City to confirm project feasibility. Stormwater management shall be provided consistent with Edmonds Community Development Code Chapter 18.30 and the 2014 DOE Stormwater Manual. Refer to Stormwater Addendum, Appendices and Checklists for additional information. You may choose to use the drainage report (revised as needed) submitted under the expired permit BLD20171841 for phase I and provide a separate report for phase II. Or provide a revised drainage report that addresses both phases. If you provide a combined drainage report, please clearly separate each phase since they will be constructed at different times. Transportation Engineer Review: 1. The City has received the traffic studies for both phase I and II, but has not yet reviewed a them. Any comments will be provided during the second phase of the ADB review process. s M Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 162 6.1.a General Engineering Review: The following comments are provided by the Engineering Program Manager, Jennifer Lambert. Please contact Jennifer directly at 425-771-0220 or by email at Jennifer.lambertgedmondswa.gov with any specific questions you may have regarding his comments. 1. Frontage Improvements and Access: a) The location and number of street trees within the City right-of-way will be determined during the building permit phase of each project. The City will consider a shift in tree location and/or number of trees (no less than 2 trees) based on impacts to business entrances. b) Provide a site plan that shows all frontage improvements along 2nd Ave, Main St, and the alleys (for example, do not show the south driveway approach since it will be removed and replaced with sidewalk, etc.). c) The parking stalls (for both phase I and II) located adjacent to the alley between the structures may need to be adjusted to allow for proper turning movement into and out of the parking stalls. This will be reviewed further in the second phase of the ADB review process. 2. Bicycle racks should be incorporated into the project design. 3. What is the intended location for the trash enclosure for phase II. Please address this with your submittal as part of the second phase of the ADB review process. In addition, the proposed trash location for phase I will need to be reviewed as it appears to limit sight distance needed for access to the parking stalls as well as the alley intersection. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 163 6.1.a Clugston, Michael From: Clugston, Michael Sent: Monday, May 6, 2019 8:23 AM To: 'Richard Eadie' Subject: RE: Web Inquiry Hi Richard, Thank you for your comment - you will receive a separate notice of public hearing once a date for that has been determined. You will also become a party of record to the project, receive a copy of the decision, and have the right to initiate an administrative appeal should you believe the Hearing Examiner makes an error in his decision making. Objections can only be made on the record that is established by the Hearing Examiner. The information that has been submitted by the applicant is attached to the permit and can be viewed on the City's website (httos://permits.edmonds.wa.us/Citizen/Web Public CitizenConn Main.as x). Scroll down to "Search for Permit", search for PLN20190009, and the project plans for both buildings are found in file 'Graphite -Edmonds - Schematics 03-20-2019". I hope this helps. Mike Michael Clugston, AICP Senior Planner City of Edmonds 425-771-0220 x 1330 michoel. clugstonCledmondswo. qov Permit assistance, codes, online permits, and Web GIS: htt : www.edmnndswa. ov handouis.html Permit Center Hours: M,T,TH, F 8:00 AM — 4:30 PM Wednesday 8:30 AM —12:00 PM From: Richard Eadie <rdeadie33@gmail.com> Sent: Saturday, May 4, 2019 6:54 AM To: Clugston, Michael <Michael.Clugston@edmondswa.gov> Subject: Web Inquiry Re: PLN20190009 1 EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 164 6.1.a Mr. Clugston, I have rt%,eived the Notice of AppliL.,.tion with the invitation to comment, and I went to the online permit site, but didn't see how I could leave a comment. Would you please let me know how to proceed? In the event this email will serve as a comment, I want to say that I am a property owner (with my wife) of property in the neighborhood at 115 Third Avenue North, and based on your notice of application I think this proposed development would be a significant and positive addition to the City and to the neighborhood in which it is located. Sounds great. I would like to receive notice of hearings and decisions on this application in order to follow the time -line for development. Please let me know if you have any questions or information for me, particularly the procedure to make my comment of record and to receive notice of the progress of the development. Thank you. Richard D. Eadie 1455 NW 188th St, Shoreline, WA 98177 206-546-2705 z EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 165 6.1.a STATE OF WASH NGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Avenue SE • Bellevue, Washington 98008-5452 • (425) 649-7000 711 for Washington Relay Service • Persons with a speech disability can call (877) 833-6341 May 28, 2019 Mike Clugston, Senior Planner City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Re: Graphite Studio & Apartments Building 1 & 2 Project File Number: PLN20190009, Ecology SEPA #201902675 Dear Mike Clugston: Thank you for the opportunity to provide comments on the Graphite Studio & Apartments Building 1 & 2 Project. Based on review of the State Environmental Policy Act (SEPA) checklist associated with this Project, the Department of Ecology (Ecology) has the following comments: A8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The property is listed on the Department of Ecology Confirmed and Suspected Contaminated Sites List, due to a release from former gasoline and heating oil underground storage tanks and a hydraulic hoist. Information in the Ecology site database indicates that all contaminants have NOT been cleanup up to concentrations below Model Toxics Control Act (MTCA) cleanup levels. Therefore, soil and ground water confirmation samples should be collected after the excavation has been completed, to document concentrations of contaminants that remain in place, if any. Ble. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. The Environmental Media Management Plan (Zipper Geo, May 11, 2018), states that soil and ground water with chemical concentrations above MTCA cleanup levels will be removed from the Site by excavation and dewatering, respectively, during construction of the proposed building. Contaminated soil and ground water must be contained, transported, and disposed in accordance with all applicable environmental regulations. EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 166 6.1.a B1 h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. If contaminated soil is to be temporarily stockpiled on the property, the stockpile must be underlain and covered with plastic sheeting, to prevent contact with uncontaminated soil and generation of contaminated runoff from rainfall. B3a(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. Excavation of contaminated soil, if soil is wet from perched groundwater or becomes wet from rainfall, could potentially generate contaminated surface water runoff, which must be managed in accordance with all applicable environmental regulations. 113d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any. All contaminated soils must be managed such that contaminated runoff is collected, treated, and properly disposed. 137a(1). Describe any know or possible contamination at the site from present or past uses The property is listed on the Department of Ecology Confirmed and Suspected Contaminated Sites List, due to releases from former gasoline and heating oil underground storage tanks and a hydraulic hoist. Soil and ground water with concentrations of chemicals above MTCA cleanup levels remain on the property. B7a(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 vicinity. See B7a(1) above. If the project is built without incorporating characterization and remediation of the soil and potential groundwater contamination (including impacts on adjacent properties), the contaminated site will remain in the Ecology contaminated sites list, and the responsibility for cleanup will remain with the Potentially Liable Person(s), as defined in the Model Toxics Control Act regulations (WAC 173-340). If project construction proceeds without incorporation of measures to protect human health and the environment from exposure to the existing contamination, or the contamination is exacerbated by spreading to other areas of the project property, adjacent properties, or unpermitted properties accepting contaminated soil from the project property, liability for cleanup of the contamination will expand accordingly. If contamination characterization and remediation are incorporated into the project, pursuit of a No Further Action opinion from the Pollution Liability Insurance Agency would be a E possibility, followed by removal of the site from the Ecology contaminated site list. M Q EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 167 6.1.a 137a(5). Proposed measures to reduce or control environmental health hazards, if any. Given that the property is a listed contaminated site, all workers who may contact contamination must have 40-hour hazardous waste training, current annual 8-hour refresher training, and conduct work in accordance with a site -specific health and safety plan (HASP) prepared by a qualified person (see WAC 296-843). The HASP includes procedures to prevent exposure to site workers and the public, and additional releases of contamination, during excavation, handling, transport, and disposal operations. For more information about SEPA and Ecology, please visit https:Hecolog_y.wa. -og v/re"lations- permits/SEPA-environmental-review. Thank you for considering these comments from Ecology. If you have any questions or would like to respond to these comments, please contact Mike Warfel from the Toxics Cleanup Program at (425) 649-7257 or by email at michael.warfelAecy.wa.gov. Sincerely, Tracy Nishikawa SEPA Coordinator Sent by email: Mike Clugston, michael.clu sg tongedmondswa.gov cc: Robert Gregg ecc: Mike Warfel, Ecology EXHIBIT 1 - PLN20190009 PLN20190009 - ATTACHMENT 1 Packet Pg. 168 6.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting June 5, 2019 Chair Strauss called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers, 250 - 5' Avenue North, Edmonds, Washington. Board Members Present Joe Herr, Chair Maureen Jeude Bruce Owensby Lauri Straus Tom Walker ,�1]i�1 �I1`11yY11;1 Board Members Absent Staff Present Cary Guenther (excused) Mike Clugston, Senior Planner The May 13, 2019 minutes were approved as presented. APPROVAL OF AGENDA The agenda was approved as presented. REQUESTS FROM THE AUDIENCE: There were no audience comments during this part of the agenda. MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC HEARING: PHASE 1 DISTRICT -BASED DESIGN REVIEW FOR GRAPHITE ARTS STUDIO #1 AND #2 LOCATED AT 202 MAIN STREET AND 117 2ND AVENUE SOUTH (PLN20190009) Chair Herr explained that tonight is Phase 1 of the design review hearing for the Graphite Arts Studio Project. After accepting public testimony, the Board will provide feedback to the applicant and continue the hearing to a date certain in order to take additional testimony, deliberate and make a decision on the project. He emphasized that no decision would be made tonight. He reviewed the rules and procedures for the public hearing and then opened the hearing. Chair Herr asked if any member of the Board had engaged in communication with opponents or proponents regarding the issues in this design review matter outside of the public hearing process. All Board Members answered no. Next, he asked if any member of the Board has a conflict of interest or believes he/she cannot hear and consider the application in a fair and objective manner. Again, All Board Members answered no. Last, he asked if anyone in the audience objected to any of the Board Member's participation as a decision maker in the hearing, and no one raised a concern. At his invitation, all who wanted to participate in the hearing were sworn in. EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 1 of 9 Packet Pg. 169 6.1.a Mr. Clugston advised that the application requires a two -phased design review because of its location in the Downtown Business (BD) zone and because it triggered State Environmental Policy Act (SEPA) review. During the Phase 1 hearing, the applicant will provide conceptual design and the Board will prioritize the design by checklist and continue the hearing to a date certain. During the Phase 2 hearing, the applicant will respond to the guidance provided by the Board at the Phase 1 hearing and the Board will review the revised proposal based on its previous guidance and issue a decision. Mr. Clugston reviewed that the applicant was previously before the Board for review of a project at the corner of 2' Avenue and Main Street, but that project was abandoned. The applicant is now proposing two buildings, one at 202 Main Street and another at 117 2nd Avenue. Building 1 will be an 11,000 square foot, 1-story building that will house arts studios, a gallery and caf6, with parking in the rear off the alley. Building 2 will be a 17,000 square foot, 2-story building with 8 residentials units over flex space and parking. Mr. Clugston provided an aerial photo to illustrate the location of the two building sites. Access would be taken from the alley that runs between the two parcels. He provided photographs to illustrate the existing condition of the properties, as well as the surrounding properties. He pointed out that adjacent properties are developed as post office, multi -family residential and office. Mr. Clugston explained that both parcels are zoned BD-2 and the height limit is 30 feet, measured from the average grade. As proposed, Building 1 would be approximately 28 feet and Building 2 would be approximately 26 feet. Due to its location on a "Designated Street Front," Building 1 will require a ground floor height of 12 feet, and the applicant is proposing a height of 14.5 feet. The ground floor height requirement does not apply to Building 2. In addition, Building 1 will require a minimum commercial floor depth of 45 feet from Main Street and 2' Avenue, and the applicant is proposing a depth greater than 45 feet. The commercial depth requirement does not apply to Building 2. Mr. Clugston reviewed that no parking is required for commercial development in the BD zones, and one parking stall is required for each residential unit. Building 1 will be all commercial, so no parking spaces will be required. Building 2 will need to provide 8 parking stalls to serve the 8 residential units, and the applicant is proposing 16. Mr. Clugston advised that the BD zones require open space for properties that meet a certain threshold. As per code, Building 1 will require open space equal to 5% of the lot area, and the applicant is proposing 1,412 square feet of open space in seating areas and patios adjacent to the street front on Main Street. Building 2 will not require open space because the lot is not big enough or wide enough. Mr. Clugston explained that the buildings will occupy most of the lot area, but there will be some landscaping on each site. Street trees will also be required on both 2' Avenue and Main Street. Mr. Clugston referred to the Design Guidelines Checklist (Attachment 5 of the Staff Report). Following the applicant's presentation and public comments, the Board will review the checklist and prioritize the different elements to provide guidance to the applicant. Following tonight's public hearing, he recommended the Board continue the hearing to August 7', which allow sufficient time for the applicant to respond to the design guidance and staff to review the resubmittal and prepare a Staff Report. Bob Gregg, Applicant's Representative, said the proposed project is intended to provide economical studios for artists to rent on a month -to -month or long-term basis. It will include a gallery for the artists to display their work and provide a venue for the public to watch the artists work. The project will also provide a place for public school teachers to receive free training on how to teach art to their students. The Graphite Art Studio is a non-profit that is dedicated to providing art supplies to teachers. The associated restaurant will provide catering for on -site events and the 8 living units will provide housing for the artists who are working in the art studio. EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 2 of 9 Packet Pg. 170 6.1.a Mr. Gregg introduced the design team. Mary Olsen is an Edmonds resident, a degreed artist, and the benefactor for the project. Scott Miller was the architect for the original design, which previously received approval from the Board. Mr. Miller is continuing as a consultant for the revised project. David Pelletier, Pelletier + Schaar Architects, prepared the design that is being presented tonight. Mr. Gregg explained that the original design was for a single, 3-story building (one below ground and 2 above ground). The proposal was changed due to high construction costs, specifically the costs associated with below -ground parking. The new proposal retains most of the design elements, including the very large windows and outside seating. The ground floor of the main building will have the exact layout as what was previously approved, but the upper story was eliminated. The second building will provide more living space than the original proposal. Besides the commercial space along the street front, the ground floor of Building 2 will provide parking for the residential units on the upper floor. Board Member Owensby asked what types of artists the proposed project would serve. Mary Olsen, Applicant, answered that there would be studios for ceramics, painting, drawing, printing, etc. It can also accommodate art history lectures and classes. The artists will likely be juried in and the intent is to have a variety of artists that focus on fine arts rather than crafty arts. Dave Pelletier, Pelletier + Schaar Architects, explained that Building 1 would be the art studio/cafe building, and Building 2 would be residential over commercial. He explained how the proposal meets the BD-2 zoning requirements, as well as the BD guidelines. He pointed out that the cafe and large overhangs encourage human activity and interaction, which is a very important zoning criterion. In addition, the project incorporates landscape features, including planters, and the entrances will be oriented toward Main Street and 2" d Avenue. The proposed design will be consistent with surrounding buildings, both office and retail, and all parking access will come from the alley to protect pedestrian access. The buildings are consistent in size and proportion with neighboring buildings and will not exceed the maximum height allowed in the zone. The building mass in both buildings would be subdivided with awnings, plantings, a variety of materials, recessed building corners, and large storefront windows. Mr. Pelletier said that frontage improvements will include new sidewalks and street trees, and the materials chosen will be durable glass, stone, metal and wood. The dumpster will be screened and located off the back alleyway. Adequate lighting will be provided for safety, and the two buildings will meet the minimum ground floor height requirement of 12 feet. The portion of Building 1 that is located on a "Designated Street Front" will meet the 75% transparency requirement on Main Street. However, the slope on 2' Avenue will not allow for this criterion to be met. The HVAC equipment will be hidden behind towers, and bike storage and access will be provided from the alleyways. Mr. Pelletier provided samples of the proposed materials, noting that one of the predominant siding materials on the Main Street and 2" d Avenue facades will be Corten steel. The planters will be a darker color of sling file to further break up the facades along Main Street and 2" d Avenue. Hardy board will be used to create a more economic material for the alleyway facades. Architectural cement will be used at the base of the building along 2' Avenue and Main Street. Natural stained wood will be used to create some interesting architectural highlights to break up the facades and provide a natural, organic look to the building. The storefront windows will be black aluminum to create a nice contrast and good flow, and the roof will be metal. All of the lighting (stair, safety, landscape and entry) will meet City code requirements. Board Member Owenby commented that designers of projects like this have two clients: the developer and the City. As a representative of the City, he is responsible for reviewing three things: how well the project fits within the City's urban environment, the architecture and the viability of the project. In downtown Edmonds, almost all of the buildings appear as frontal buildings, similar to what you would see in an older western town. Typically, there are just a few identifiable buildings that people recognize and the other buildings are background buildings. He expressed his belief that some of the best buildings in an urban environment are the background buildings that are nicely detailed. He said he sees the proposed new buildings as rotational or object buildings rather than background buildings. There is a corner element EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 3 of 9 Packet Pg. 171 6.1.a that is very important in an urban environment. Generally, object buildings in urban design are town halls, churches, museums, schools, etc., and most of the other buildings on the street are just background buildings. With the current proposal, he notices new 1- and 2- story buildings next to existing 1-story buildings that are near the end of their lifecycle and will be coming down soon. The buildings across the street are all 2- and 3-story buildings. He questioned what the scale of the two new buildings will be over time in relationship to these taller buildings. The new buildings will eventually become more like object buildings rather than urban buildings. He said he does not think the proposed buildings fit in Edmonds as urban buildings. Board Member Owensby said he loves the idea of a school, and he likes the thought of bringing artists together and educating people in the arts. However, in his experience, he knows that northern light is extremely important to painters. While the proposed building does take advantage of the street front, which is purely north light. The studios will be located on the west side, and shades will likely be needed because the light coming into the building will change the color of the paint as the sun moves across the room. He questioned if the building, as currently proposed, would be a viable art center. Most of his artist friends prefer lofts or mixed spaces where they can have a number of projects going at the same time, and the proposed residential units will be 2-story apartments without any edges. There will be a studio in the middle of the building, but there will be no natural light. Board Member Owensby summarized that from an architectural, urban design and viability standpoint, he doesn't think the proposed design will result in a viable art studio. He pointed out that the cafe will set three feet down, and patrons will end up looking at the ankles of pedestrians walking by. He felt that more thought is needed in the design. He said he loves the idea of Corten steel siding, but he questioned if it would work in this application since it takes 2 to 3 years to develop its patina. During that time, it will drip and leave rust stains everywhere. On the west side, the applicant is proposing 4 feet of architectural concrete below the Corten steel siding, and he can imagine a lot of rust stains going across it. He suggested that Corten is an edgy, artist type of material that should be used in a less traditional way. Mr. Gregg commented that, in his experience as a long-time developer in downtown Edmonds, there has been a lot of opposition to taller buildings. In this proposal, the design is well under the height limit, and there has been no opposition. As a LEED accredited professional, he carefully considered how much light would get deep into the building. The proposal includes very large windows, including the clerestory windows and skylights coming to the middle of the building. The studios do not have ceilings so natural light can come down from all places. Board Member Owensby commented that, rather than soft, natural light, the light will come across and change the colors. Northern light is preferred because there are no shadows or colors coming in. Mr. Gregg pointed out that the longest fagade of the building is on Main Street, which is northern light. Board Member Owensby agreed but noted that the studios would not be located on that side of the building to take advantage of this light. Mr. Gregg responded that the windows would be large enough to go deep into the center of the building, and there will be skylights above. While he appreciates Board Member Owensby's concerns, he respectfully disagreed and said the applicant has no intention of abandoning the project to a different location. Board Member Owensby agreed it is a great location, but as an artist center, there are more creative solutions than what the current design provides. Ms. Olsen said the proposed project includes a lot of flex space on the north side where they envision artists working. She explained that part of the vision is that people can see artists working rather than having the artists hidden in their own studios. Chair Herr reminded the Board Members that their responsibility is to examine a proposal and determine whether or not it meets the City's design guidelines. A personal opinion that the design might not work from an artist perspective should not enter into the Board's deliberation. The Board's discussion should focus on those items that are within their purview. Board Member Strauss said she loves the Corten steel siding but questioned whether it would work since it is not supposed to be good for salty environments or environments that have a lot of fog. She asked that the applicant reconsider whether it will be a good material in this application. Rust dripping is an issue, particularly given the concrete base on 2'u Avenue. She suggested that perhaps a few feet of base could be provided underneath the Corten to help mitigate for dripping rust. EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 4 of 9 Packet Pg. 172 6.1.a While the main awning extends over the sidewalk, Board Member Strauss noted that the other awnings do not. Board Member Walker pointed out that if the awnings only extend part way, they will end up dripping on pedestrians on the sidewalks below. Board Member Strauss asked the applicant to reconsider the awnings. Mr. Pelletier agreed that is a good point. He explained that there will be continuous awnings of varying depths along Main Street and 2" d Avenue. Mr. Gregg advised that the awnings match those that were approved by the Board as part of the original proposal. He recalled that they were made wider based on feedback from the Board. Board Member Strauss said she understands the requirement for a lot of windows on the street front, but she doesn't like the look at the top where the clerestory windows are different heights. She asked if the window heights could be adjusted and still meet the design criteria. Mr. Gregg responded that the varying heights are an attempt to meet the code requirement. However, he recalled that the original proposal did not meet the requirement, either. The resolution was to not come back with a building permit application that shows fewer windows than what the Board approved. The current design is very close to what was originally proposed. Board Member Strauss asked the applicant to reconsider the balance. The proposed building is very symmetrical, and the two windows on the top not being the same looks odd. Mr. Gregg responded that this issue could be addressed if the Board agreed to allow the lower percentage that was approved as part of the original design. Board Member Strauss observed that the main floor on 2" d Avenue will be 4 feet above the sidewalk and the window will be 4 feet above that. If the goal is to provide an opportunity for the public to see inside the building and watch the artists, perhaps the windows should be moved down to floor level inside the studios. She noted that there might be an opportunity to shade some of the western sun coming in by using the other buildings and lowering the openings. Mr. Gregg agreed that the windows could be lowered. Board Member Strauss asked how the Corten steel siding would be installed. Mr. Pelletier said the Corten material would be raised off the wall with the waterproof continuous rainscreen behind. They would use exposed fasteners and the panels would have a gap to accentuate the wall. Board Member Strauss felt this would help break up the long, smooth walls. Board Member Strauss suggested the applicant use a different, lighter material on the top and create more of a base on the Main Street elevation. She observed that other buildings along Main Street have a base of brick, stone, etc. Board Member Owensby asked why the entrance was not created towards the corner so that everything could be lowered a bit. Mr. Gregg responded that the code requires the entrance to be within 7 inches of the average grade, and the center ended up being the only spot for the entrance. Board Member Owensby asked if the design could be stair stepped up the slope. He noted that the code talks about the importance of the corner and askes for the entrances to be located at the corner rather than somewhere in the middle. Board Member Owensby pointed out that the corner terrace would not be street friendly at the level proposed because it would be taller than the people walking by. Mr. Gregg pointed out that the terrace would be a patio off the interior space. If the terrace cannot be lowered, Board Member Owensby suggested that perhaps a transparent material could be used, instead. Board Member Strauss agreed that the design looks very solid around the corners, and opening it up with a glass, cable or wooden rail that allows people to see in would be appropriate. Mr. Gregg agreed to consider this change. Board Member Owensby suggested the corner would be a much better location for an outdoor restaurant or cafe in terms of seating. Edmonds is trying to promote this type of activity, with more things happening on the edge. He asked why the proposed cafe space is buried within the project rather than at the corner. Mr. Gregg reminded the Board that the project is an art studio with a restaurant and not a restaurant with an art studio. They want the building to be iconic for people coming off the ferry into downtown Edmonds. EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 5 of 9 Packet Pg. 173 6.1.a Board Member Strauss asked if the buildings would be located on two separate sites. Mr. Gregg answered that the project consists of two separate buildings on two separate parcels. Board Member Strauss asked if two separate building permits would be required. Mr. Clugston responded that the City asked the applicant to combine the SEPA review, and that is why the design review looks at both sides at one time. The building permits will almost certainly be separate. Board Member Strauss voiced concern that one building could be permitted and another could get delayed or even terminated. She asked if the applicant is planning to construct the buildings at the same time. Mr. Gregg said the project is not planned as a phased project, and the intent is to construct both buildings simultaneously. Board Member Strauss asked if the residential units would be reserved for artists only. Mr. Pelletier answered that the apartments would be open to anyone and not just artists. Chair Herr noted that the project would require 8 parking stalls to serve the residential units. He asked if the public would be allowed to park in the excess stalls. Mr. Gregg said the design includes 16 parking spaces. While only 8 spaces are required, it is difficult to market apartments with only one parking space. The parking would be designated primarily for the residential uses. Although Building 2 does not have the same requirements because it is not on a "Designated Street Front," Board Member Strauss said her comments related to Building 1 would also apply to Building 2. She noted the large, blank wall on the south facade and asked if the two buildings would be attached. Mr. Gregg responded that there will be a CMD wall literally up against the existing building. It will be sealed off and not visible from any angle. Board Member Owensby asked the applicant for an elevation showing both of the buildings together along 2' Avenue. The applicant was unable to provide the drawing at this time. Board Member Walker asked if it would be possible to display art in the windows for the public to view. Another opportunity would be to use a blank wall for murals. Mr. Gregg said the blank wall is actually the south wall, which is just a short distance from the north wall of the existing building. However, there is some potential for murals or changing art along the alley facades. Ms. Olsen said there will be an art installation piece that is visible as you walk into the building, and the gallery will be located to the left. The entrance is designed in such a way that the public can walk in without walking directly into someone's studio. The building will be open to the public during normal business hours. Board Member Strauss asked if there will be skylights for the interior studios and gallery. Mr. Gregg answered yes. Larry Luke, Edmonds, said his building is directly behind the proposed Building 2 (west side) and he will lose part of his view. He said his building is both commercial and residential, with approximately 28 cars exiting onto the alley on the west side of the building, which is directly across from Building 2. He asked where the exit for Building 2 would be located. Mr. Gregg answered that the City encourages the use of alleys for access. Board Member Strauss commented that vehicles would exit the parking garage via the alleyway between the two buildings. Mr. Luke said his understanding is that Building 2 would be 26 feet tall. He asked if that would include the rooftop mechanical equipment. Ms. Olsen answered that the air conditioning units would be hidden behind the raised roofs. Mr. Luke shared his experience with a building south of the subject site where the air conditioning units on top are so loud that he can't open his windows. He questioned if Building 2 would create a similar problem. Mr. Gregg pointed out that the residential units would not be air conditioned. The only air conditioning unit would serve the art studios located in the center of the building. The unit will be smaller and newer units tend to be quieter. Gregg Arnold, Edmonds, expressed his belief that the proposed project offers a great opportunity for Edmonds to have a building that is accessible for the public to view artwork. The project will start to build a corridor between the waterfront and the downtown that will increase the amount of sidewalk appeal. EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 6 of 9 Packet Pg. 174 6.1.a Cheree Brodrick, Edmonds, said she is excited about the proposed project and would like to reserve her opportunity to testify at the Phase 2 hearing. She has a private studio and is a potential client of the new building and she is very excited about having another commercial space available that fits the type of business she operates. She felt the project will be a great fit for Edmonds, and her clients are very excited. She noted that her business would not require a lot of additional parking. Chrystal Lanning, Edmonds, said she is also excited about the project and agrees with Mr. Arnold. The new development that has occurred in the area is more contemporary looking, and she likes the mix of the old and new. The Board reviewed the Design Guidelines Checklist as follows: A. Site Planning Lower Higher N/A Priority Priority 1. Reinforce existing site characteristics X 2. Reinforce existing streetscape characteristics. Board Member Owenby said he doesn't believe the proposal reinforces the existing streetscape, which has glass and awnings all the way down the street, with buildings set at the street. The proposed building would be set back from the street. Chair Herr said he sees Edmonds as an older town that is in need of coming of age. The building that previously existed on the site, as well as many other buildings in the area are at X the end of their life. Styles change over time and he questioned whether the project should be required to reinforce existing streetscapes. Board Member Walker said he would like the project to reinforce the connection between the downtown and waterfront. Board Member Jeude said she doesn't see the proposed design as that much different than the post office building across the street, and the other corners seem very similar, too. Board Member Strauss said she loves the eclectic downtown where all the buildings are different. She doesn't want every building in downtown to look the same, and she hopes the project is designed with more character. Board Member Owensby said his concern is related to the streetscape (overhangs, close connections to the building, etc.) He said he would like the buildings to be located closer to the street. Mr. Gregg pointed out that the property is not square, which makes it difficult to bring a square building out to the sidewalk. One reason for pulling the building back is the Corten siding. Rather than dripping onto the sidewalk where it will stain, it will go into planter boxes and other landscaped areas. 3. Entry clearly identifiable from the street X 4. Encourage human activity on street X 5. Minimize intrusion into privacy on adjacent sites X 6. Use space between building and sidewalk to provide security, privacy and interaction residentialprojects) X 7. Maximize open sace opportunity on site (residentialprojects) X 8. Minimize parking and auto impacts on pedestrians and adjoining property X 9. Discourage parking in street front X EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 7 of 9 Packet Pg. 175 6.1.a 10. Orient building to corner and parking away from corner on public street fronts (corner lots) X B. Bulk and Scale N/A Lower Priority Higher Priority 1. Provide sensitive transitions to nearby, less -intensive zones. Mr. Clugston pointed out that the zoning on surrounding properties is the same as the subject parcels. While they may be developed differently X than what the applicant is proposing, they could presumably be redeveloped into larger buildings. There is no adjacent residential development. C. Architectural Elements and Materials N/A Lower Priority Higher Priority 1. Complement positive existing character and/or respond to nearby historic structures X 2. Unified architectural concept X 3. Use human scale and human activity X 4. Use durable, attractive and well -detailed finish materials X 5. Minimize garage entrances X D. Pedestrian Environment N/A Lower Priority Higher Priority 1. Provide convenient, attractive and protected pedestrian entry X 2. Avoid blank walls X 3. Minimize height of retaining walls X 4. Minimize visual and physical intrusion of parking lots on pedestrian areas X 5. Minimize visual impact of parking structures X 6. Screen dum sters, utility and service areas X 7. Consider personal safety X E. Landscaping Lower Higher N/A Priority Priority 1. Reinforce existing landscape character of neighborhood. The Board agreed that street tree continuation is important, as required by X code. 2. Landscape to enhance the building or site. Board Member Walker commented that, although minimal landscaping will be required for the project, what is provided should be designed to fit the character of X the building. 3. Landscape to take advantage of special site conditions X EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 8 of 9 Packet Pg. 176 6.1.a CHAIR HERR MOVED THAT THE HEARING BE CONTINUED TO AUGUST 7, 2019. BOARD MEMER STRAUSS SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS There were no consolidated permit applications. ELECTION OF VICE CHAIR FOR 2019 BOARD MEMBER HERR NOMINATED BOARD MEMBER STRAUSS TO SERVE AS VICE CHAIR OF THE BOARD. BOARD MEMBER WALKER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: There were no administrative reports. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board Member comments ADJOURNMENT: The meeting was adjourned at 8:40 p.m. EXHIBIT 2 - PLN20190009 Architectural Design Board Meeting Q Minutes of Regular Meeting June 5, 2019 Page 9 of 9 Packet Pg. 177 6.1.a Project: Graphite Art Studios #1 and #2 Address: 202 Main Street & 117 2nd Ave S PLN20190009 At the June 5, 2019 Phase 1 Design Review, there were a few issues and questions which we would like to address. 1. The use of Corten: a. Will it drip and leave stains? We have looked at the design and what is directly below the Corten panels. In most cases the bottom edge of the Corten panels was over landscaping or planter boxes which will prevent rust stains from occurring. In a few areas, there could have been an issue, so we have made changes to prevent this from happening. b. Is Corten OK for salty environments and fog? It turns out that there is a lot of literature on this subject as Corten has failed in some applications. There are two conditions where Corten can have problems: i. Corrosive Atmospheres: ISO has conducted a worldwide atmospheric exposure program known as ISO CORRAG and created a classification system for the effect of atmospheric corrosivity on various metals including steel and weathering steel which Corten is. Edmonds is in the second lowest corrosive category (see ISO map) with a corrosion rate of less than 1 mm over a 100 year period. 1 EXHIBIT 3 - PLN20190009 Packet Pg. 178 6.1.a ii. Salinity is another concern for Corten: Corten is not recommended in Subtropical locations or in Category S3 environments. Edmonds is a Category S1/S2 environment. FS1 3 < 60 Coastal Sz 60 < 300 Environment S3 300 < 1500 Within 200 m. of Sea 2. The clerestory window on the light tower Building #1 facing Main Street: It was suggested that these two windows should be the same size height rather than one taller than the other. This change has been made. 3. Awnings: Several questions and concerns were raised about the awnings. It was not clear from the drawings that the awnings will comply with the June 27, 2017 ADB Final Decision stated as a condition of approval as follows: "AWNINGS ON THE 2ND AVENUE AND MAIN STREET FACADES SHALL PROJECT A MINIMUM OF FOUR FEET FROM THE VERTICAL FACE OF THE BUILDING, VERTICAL FACE BEING EITHER THE BUILDING FACADE OR PLANTERS BELOW." The drawings now show this condition more clearly for the main building. Building #2 on 2nd Ave has considerably less length than Building #1, so a 3' wide awning is proposed as that will be more in scale with the building. 4. Corner Terrace at 2nd & Main Street: It was suggested that a transparent material might be used for the railing system of this terrace. This suggestion has been incorporated into the design. Additionally, the planter box has been reduced in height such that the transparent portion will be greater. 5. Elevation showing both buildings together along 2nd Ave: This is provided in the resubmittal package and will be available to view electronically at the Phase 2 ADB hearing. 6. Main Building, 2nd Ave Windows: It was suggested by ADB that the windows of the main building along 2" Ave extend lower to provide more visibility into the building from the sidewalk. This has been done. 7. Design Guidelines Checklist: Our comments are added to the checklist. 2 EXHIBIT 3 - PLN20190009 Packet Pg. 179 The Board reviewed the Design Guidelines Checklist as follows: A. Site Planning Lower Higher N/A Priority Priorit c 1. Reinforce existing site characteristics X R a. There are nospecial site characteristics to be reinforced. 2. Reinforce existing streetscape characteristics. Board Member Owensby N 0 said he doesn't believe the proposal reinforces the existing streetscape, which has glass and awnings all the way down the street, with buildings set at the y street. The proposed building would be set back from the street. Chair Herr w said he sees Edmonds as an older town that is in need of coming of age. The Q building that previously existed on the site, as well as many other buildings in X m the area are at the end of their life. Styles change over time and he questioned s whether the project should be required to reinforce existing streetscapes. a L Board Member Walker said he would like the project to reinforce the 0 connection between the downtown and waterfront. Board Member Jeude said o she doesn't see the proposed design as that much different than the post office 3 building across the street, and the other corners seem very similar, too. Board y Member Strauss said she loves the eclectic downtown where all the buildings are different. She doesn't want every building in downtown to look the same, and she hopes the project is designed with more character. Board Member Owenby said his concern is related to the streetscape (overhangs, close to connections to the building, etc.) He said he would like the buildings to be p located closer to the street. Mr. Gregg pointed out that the property is not square, which makes it difficult to bring a square building out to the sidewalk. w One reason for pulling the building back is the Corten siding. Rather than o�0 dripping onto the sidewalk where it will stain, it will go into planter boxes and other landscaped areas. N a. Setback is minimal (approx 1% of facade length) and used for p landscaping or planter boxes. The proposed buildings will c4 enhance streetscape characteristics with frontage improvements 0 and outdoor dining area/patio. t a 3. Entry clearly identifiable from the street X a. The primary pedestrian entries, on Main Street for the arts t building and on 2nd for the residential building, are X LU highlighted with large sloped awnings. V 4. Encourage human activity on street X M a. The outdoor dining area and open space on the northwest corner - of the arts building along with the large transparent windows on d both buildings will help encourage activity along the public street front. 5. Minimize intrusion into privacy onadjacent sites X CO) a. The arts building site is surrounded by public right-of-way with N Main Street on the North side, 21 Ave on the W side, and public alleys along the other two facades. The residential building is t surrounded by 21 ave on the W, and alleys on the N and E sides. IL The residential building does not intrude on the privacy of the c 0 building adjacent to the S, as there are no windows or extrusions Q CD along that side. c 6. Use space between building and sidewalk to provide security, privacy Z and interaction (residentialprojects) X a a. N/A to Bldg 1. No space exists for Bldg 2, as the apartments are on the second floor and are accessed from the garage or an m entrance on 2°d ave. s 7. Maximize open space opportunity on site (residential projects) X a. Not really applicable. Bldg 2 is a mixed use zero lot line Q project with ZERO open space required. Bldg 1 meets open space requirements with the dining area, patio, and planters. EXHIBIT 4 - PLN20190009 Packet Pg. 180 8. Minimize parking and auto impacts on pedestrians and adjoining property X a. Accomplished with alley access to parking. No curb cuts on Main Street or 21 Ave. One old curb cut along Main Street will be .-. removed with frontage improvements and the only vehicle access points will be through the two existing alleys (one off Main and = one off Second). 9. Discourage parking in street front X a. No surface parking is proposed along street front. o 10. Orient building to corner and parking away from corner on public 3 street fronts (corner lots) X y a. The arts building is primarily oriented to the street on Main Street and 2°d Ave and on -site parking is in alleys. Q B. Bulk and Scale N/A Lower Priority Higher Priorit 1. Provide sensitive transitions to nearby, less -intensive zones. Mr. Clugston pointed out that the zoning on surrounding properties is the same as the subject parcels. While they may be developed differently than what the applicant is X proposing, they could presumably be redeveloped into larger buildings. There is no adjacent residential development. a. The subject properties are zoned BD2 as are all of the surrounding properties. C. Architectural Elements and Materials 2 Lower Higher a N/A Priority Priorit " 1. Complement positive existing character and/or respond to nearby_ historic structures. X :2 a. DONE, see guidelines re new structures: "3. Many of the guidelines suggest using the existing context to determine W .a appropriate solutions for the project under consideration. In some areas, the existing = ev 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 a identity from which future development can take its cues." 2. Unified architectural concept DONE X a. The proposed buildings include design elements, details and CO) N massing that create a well-proportioned unified part of N building forms that exhibit an overall architectural concept. The proposed buildings provide vertical and horizontal a modulation as well as varied materials and colors which help c break up the mass of the building. c 3. Use human scale and human activity X CD a. Human scale and activity are promoted with the programs of Z the art gallery, restaurant, outside seating/dining. The J entrance awnings differentiate the parts of the building to a relate to human scale. c 4. Use durable, attractive and well -detailed finish materials X m E a. The building will be finished with stone veneer, wood, metal and glass; the combination of which contributes to an attractive appearance. Q 5. Minimize garage entrances X a. Arts building has no garage, residential garage will be accessed from the alleyway along EiiiHEIT 4 - PLN20190009 Packet Pg. 181 D. Pedestrian Environment Lower Higher N/A Priority Priorit 1. Provide convenient, attractive and protected pedestrian entry X a. The primary pedestrian entrances are highlighted by awnings and setback from the sidewalks for weather protection. 2. Avoid blank walls X a. The proposed buildings include large expanses of windows on the fagade along Main Street and 2"d Avenue which, together with trim features, avoid blank walls. The corten will be detailed in such a way to provide texture and interest along walls. 3. Minimize height of retaining walls X a. There are technically no retaining walls. The exposed foundation on 2"d will be treated with slate to match the slate used on the planter boxes 4. Minimize visual and physical intrusion of parking lots on pedestrian areas X a. N/A 5. Minimize visual impact of parking structures X a. N/A 6. Screen dumpsters, utility and service areas X a. Dumpsters are screened, mechanical equipment is hidden behind towers. 7. Consider personal safety X a. The combination of lighting and awnings provide safety for pedestrians. E. Landscaping Lower Higher N/A Priority Priorit 1. Reinforce existing landscape character of neighborhood. The Board agreed that street tree continuation is important, as required by X code. a. Done per code. Street trees are continued along Main & 2"d Ave, see site plans. 2. Landscape to enhance the building or site. Board Member Walker commented that, although minimal landscaping will be required for the project, what is provided should be designed to fit the character of X the building. a. Incorporated planter boxes into the building design. 3. Landscape to take advantage of special site conditions. X a. Since essentially a zero lot line development, planters boxes are incorporated into the building design. EXHIBIT 4 - PLN20190009 Packet Pg. 182 6.1.a SITE DATA: PROJECT ADDRESS: 202 MAIN STREET EDMONDS, WA 98020 JURISDICTION: CITY OF EDMONDS SNOHOMISH COUNTY STATE OF WASHINGTON TAX ASSESSORS #: 00454800101300 SITE AREA: 14,411 S.F. (0.33 ACRES) LAND USE ZONE: BD 2 - DOWNTOWN MIXED COMMERCIAL LEGAL DESCRIPTION: PARCEL A, LOTS 13,14,15, AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUMN 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. PROPOSED SCOPE OF WORK: CONSTRUCTION OF A 1 STORY WOOD FRAME COMMERCIAL BUILDING FOR USE AS ART STUDIOS, GALLERY, AND CAFE. BUILDING DATA: OCCUPANCY: PER IBC CHAPTER 3 ART STUDIO & GALLERY B CAFE A-2 COVERED PARKING S-2 CONSTRUCTION TYPE: VB PER IBC 602.5 STORIES: 1 PER IBC TABLE 504.4 BUILDING HEIGHT: 27 FT MAX. BUILDING HEIGHT: 30 FT PER IBC TABLE 504.3 MINIMUM HEIGHT GROUND FLOOR 12 FT AREA PER STORY: PROPOSED BUILDING AREA: FIRST FLOOR 11135 S.F TOTAL BUILDING 11135 S.F. ALLOWABLE AREA: PER IBC TABLE 506.2 FIRE SPRINKLER PER IBC 903.3.1.1 OPEN SPACE CALCULATIONS REQUIRED 5% / 720 S.F PROVIDED 10% / 1412 S.F. PARKING REQUIREMENTS: OFF-STREET PARKING - NONE REQUIRED PROVIDED - 3 SPACES (1 ADA VAN) DESIGN STANDARD 22.43 PROJECT TEAM: OWNER: MARY OLSEN ADDRESS: 221 2ND AVE N. EDMONDS, WA 98020 PHONE: CONTACT PERSON: ARCHITECT OF RECORD: PELLETIER + SCHAAR ADDRESS: 26911 98TH DRIVE NW. SUITE B, STANWOOD,WA 98292 PHONE: 360-629-5375 CONTACT PERSON: DAVID PELLETIER, AIA, LEED-AP EMAIL: DPELLETIER@PELLETIERSCHAAR.COM DESIGN ARCHITECT: SCOTT MILLER ADDRESS: 1408 140TH PL NE BELLEVUE, WA 98007 PHONE: 425-802-4120 CONTACT PERSON: SCOTT MILLER, AIA EMAIL: FIVEMILLERSL@COMCAST.NET CIVIL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE. S., SUITE 200, EDMONDS, WA. 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: CHEVY@CGENGINEERING.COM STRUCTURAL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE S SUITE 200, EDMONDS WA 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: LANDSCAPE ARCHITECT: GARY WARD ADDRESS: XXX PHONE: 206-793-8328 CONTACT PERSON: GARY WARD EMAIL: GARYWARD.WLD@GMAIL.COM MECHANICAL ENGINEER: GLUMAC ADDRESS: 1601 5TH AVE SUITE 2210 SEATTLE WA 98101 PHONE: 206-262-8372 CONTACT PERSON: MICHAEL ALIAGA EMAIL: MALIAGA@GLUMAC.COM SURVEYOR: TERRANE ADDRESS: 10801 MAIN ST SUITE 103 BELLEVUE, WA 98004 PHONE: 425-458-98004 CONTACT PERSON: EMAIL: GRAPHITE I ARTS STUD10c COMMERCIAL MIXED U%cwl� BUILDING 202 MAIN STREET EDMONDS, WA DRAWING INDEX ARCHITECTURAL: G0.01 - COVER SHEET & PROJECT INFORMATION A1.10 - SITE PLAN A2.10 - FLOOR PLAN A2.20 - ROOF PLAN A3.10 - ELEVATIONS A3.20 - ELEVATIONS A4.10 - RENDERINGS C1.0 - SURVEY J. Rinrr VICINITY MA SCALE 1" = 100'-0" P 0' 100, 200' I /i +�, r +� N SITE KEY PLAN SCALE 1/64" = V-0" 0' 64' 128' V APPLICABLE BUILDIN Sji 0. PROJECT NORTH r PROJECT NORTH PROJECT SITE 9 DESIGN REVIEW p 06/24/2019 DRB - PHASE I REV G CODES # DATE DESCRIPTION 2015 INTERNATIONAL RESIDENTIAL CODE 2015 INTERNATIONAL BUILDING CODE 2015 WASHINGTON STATE BUILDING CODE 2003 ANS ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES 2015 UNIFIED PLUMBING CODE WITH ADOPTED AMENDMENT OF WASHINGTON STATE PLUMBING CODE 2015 WASHINGTON STATE ENERGY CODE 2015 WASHINGTON STATE RESIDENTIAL ENERGY CODE 2009 INTERNATIONAL MECHANICAL CODE CITY OF EDMONDS AMENDMENTS AND ORDINANCES EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26911g8th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com • 36o-629-5375 i w w z cD w 0 z 0 J m J Q H Z W 0 W O N O 00 Q> 0 Z O w r� V ) Z Q N C) N COVER & PROJECT LOCATION' Packet Pg. 183 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON GOA 0 2019-03-19 0 U) 0 (n SDMH RIM=38.31 C=35.26 VC=29.81 CB T-1 RIM=38.02 PROJECT NORTH SITE & UTILITY PLAN SCALE 1" = 20' 0" 0' 20' 40' 7& LOT COVERAGE: 11135 SQ FT(77.2%) LOT AREA: 14411 SQ FT X P TRANSPARENCY ELEVATION SCALE 1/8"= V-0" 0' 8' 16' GLAZING CALCULATIONS: ECDC 22.43.050 FACADE TRANSPARENCY AT STREET LEVEL: MIN 75% OF THE AREA BETWEEN 2' AND 10' ABOVE GRADE MUST BE TRANSPARENT AREA OF FACADE = 826 SQ FT X (.75) = 619 SQ FT GLAZING AREAS = 46 + 47 + 48 + 50 + 48 + 48 + 56 + 48 + 62 + 57 + 39 + 36 + 35 = 620 SQ FT TOTAL 620 SQ FT > 619 SQ FT THEREFORE MEETS CODE C C PR PR CC AZAZAZ L HEIGHT CALCULATIONS: NW: +39' NE: +44.9' SE: +37.3' SW: +42.5' AVG GRADE: 40.9' ACTUAL HEIGHT: 69' MAXIMUM HEIGHT: 70.9' MAIN ST G PLANT LIST 7&1111111 Q STREET TREES ( SEE SITE PLAN FOR LOCATIONS) ST H A ►/_1MA19 H H H H H G GUNNERA MANICATA N HEAVENLY BAMBOO SIENNA SUNRISE H HEBE "WIKI BLUSH" A ALASKAN FERN C CALLICARPA B "PROFUSION" P PIERIS TAIWANENSIS " SNOW DRIFT" E EUPHORBIA "REDMARTIN" L LAVENDER "HINDOTE" HO HOSTA "SUMAND SUBSTANCE" CC CORDTLINE "CANCAN" AZ AZALEA "HIHO CRIMSON" S SAMBUCUS NIGRA "BLACK LACE" PR ZABEL MONTERY LAUREL ST A - RED MAPLE B - CHANTICLEER PEAR C- LITTLE LEAF LINDEN PROJECT NORTH LANDSCAPE PLAN �l ----------- SCALE 1/8"= V-0" 0' 8' 16' %L HEIGHT 4GE GRADE = 40.9' DESIGN REVIEW A 06/24/2019 DRB - PHASE I REV # DATE DESCRIPTION EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R O+ S C H A A R Vision Based Architecture 269n 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com • 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 46REGISTERED V-� ARCHITECT LDAV' D R. PELLETIER ATE OF WASHINGTON AlmlO w w ry cD w 0 z 0 J m J Q Z W W 0 N O 00 O� Q> 0 Z O w N C) N s x w c 1= 0 a m C0 N N Vl R s a 0 0 0 0 N z J a c d s 0 Q 2019-03-19 SITE PLAN & LANDSCAPE P L A m Packet Pg. 184 RIDGE HEIGHT 69' 0" 6.1.a NO WEST ELEVATION NORTH ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' ELEVATION / SECTION KEYNOTES O EAVE LINE O FASCIA O BEAM BELOW O SLATE TILE O "CORTEN" STEEL SIDING O EXPOSED ARCH. CONCRETE O7 STEPS AS NEEDED Og WOOD BEAMS (NAT. STAIN) O SIDEWALK GRADE 10 NAT. WOOD STAINED SOFFIT 11 TRASH AREA 12 TRIM BOARD 13 "CORTEN" COLUMNS 14 CONCRETE SIDING 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) TOP OF PLATE 55' 0" MAIN FLOOR 42' 0" 36' 6" SW CORNER .ATE 1•' ►V/ I ATM ASEIREV RIPTION EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R S S C H A A R Vision Based Architecture 269n 98th Dr. NW, Suite B 98292 www.pelletierschaar.com © 2017 PELLETIER + SCHAAR, L.L.C. f946 REGISTERED 1 \1 ARCHITECT DAVID R. PELLETIER STATE OF WASHINGTON • Stanwood, WA • 36o-629-5375 2019-03-19 w w z w 0 z 0 J m J Q H Z W 0 CA W ry N O 00 Q> 0 Z O 0 w z Q N O N ELEVATIONS Packet Pg. 187 6.1.a NORTHEAST CORNER w •' -x 'Y 1 fi' NORTHWEST CORNER DESIGN REVIEW 0 06/24/2019 DRB - PHASE I REV # DATE DESCRIPTION EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26qu 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com • 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. f946 REGISTERED 1 \1 ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON A4 '1 0 2019-03-19 N C t4 N _O to L Q d t Q R ,L^ V L O 3 a� (D c a� m 0 U) m LU •L > o WN N fC t (zn a V y Ux v, w LUc 0 L O m (n � V z_ 04 N O N t4 J a rn o 0 M o W � 0 N J z J a a� z W 0 a v / W O N O 00 Cn Q vJ 0 z O G 0 W r I—n �/ z N C) N RENDERING: Packet Pg. 190 VICINITY MAP SCALE 1" = 100'-0" 0' 100, 200' PROJECT NORTH 6.1.a SITE DATA: PROJECT ADDRESS: 202 2ND ST STREET EDMONDS, WA 98020 RAPHITE 11 ARTS STUD10%1cL. JURISDICTION: CITY OF EDMONDS SNOHOMISH COUNTY STATE OF WASHINGTON TAX ASSESSORS #: 00454800101700 COMMERCIAL MIXED USE SITE AREA: 10,018 S.F. (0.23 ACRES) LAND USE ZONE: BD 2 - DOWNTOWN MIXED COMMERCIAL BLII�.DING/RESIPr�NTIAL LEGAL DESCRIPTION: THE NORTH HALF OF THE FOLLOWING DESCRIBED TRACT LOTS 17, 18, 19, 20, 21, AND 22, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE NORTHEASTERLY 16 FEET OF SAID LOT 17, AS CONVEYED TO THE TOWN OF EDMONDS FOR PUBLIC ALLEY BY DEED RECORDED IN VOLUME 88 OF DEEDS, PAGE 217. PROPOSED SCOPE OF WORK: CONSTRUCTION OF A 2 STORY WOOD FRAME COMMERCIAL BUILDING FOR USE AS 8 RESIDENTIAL UNITS OVER COVERED PARKING. BUILDING DATA: 202 MAIN STREET EDMONDS, WA OCCUPANCY: PER IBC CHAPTER 3 RESIDENTIAL APTS (8) R-2 COMMERCIAL SPACE B COVERED PARKING S-2 CONSTRUCTION TYPE: VB PER IBC 602.5 STORIES: 2 PER IBC TABLE 504.4 BUILDING HEIGHT: MAX. BUILDING HEIGHT: PER IBC TABLE 504.3 AREA PER STORY: PROPOSED BUILDING AREA: FIRST FLOOR 3046 S.F PARKING 5753 S.F. — SECOND FLOOR 8555 S.F. TOTAL BUILDING 17354 S.F. ALLOWABLE AREA: PER IBC TABLE 506.2 FIRE SPRINKLER PER IBC 903.3.1.1 — UNITS> 1000 SQ FT 8 UNITS DESIGN STANDARD 22.43 PARKING REQUIREMENTS: OFF-STREET PARKING - 1 SPACE PER RESIDENTIAL UNIT REQUIRED = 8 REQUIRED 17 PROVIDED HANDICAP STALLS - 1 REQUIRED 1 PROVIDED S PROJECT TEAM: OWNER: MARY OLSEN ADDRESS: 221 2ND AVE N. EDMONDS, WA 98020 PHONE: CONTACT PERSON: ARCHITECT OF RECORD: PELLETIER + SCHAAR ADDRESS: 26911 98TH DRIVE NW. SUITE B, STANWOOD,WA 98292 PHONE: 360-629-5375 CONTACT PERSON: DAVID PELLETIER, AIA, LEED-AP EMAIL: DPELLETIER@PELLETIERSCHAAR.COM DESIGN ARCHITECT: SCOTT MILLER ADDRESS: 1408 140TH PL NE BELLEVUE, WA 98007 PHONE: 425-802-4120 CONTACT PERSON: SCOTT MILLER, AIA EMAIL: FIVEMILLERSL@COMCAST.NET CIVIL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE. S., SUITE 200, EDMONDS, WA. 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: CHEVY@CGENGINEERING.COM STRUCTURAL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE S SUITE 200, EDMONDS WA 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: LANDSCAPE ARCHITECT: GARY WARD ADDRESS: XXX PHONE: 206-793-8328 CONTACT PERSON: GARY WARD EMAIL: GARYWARD.WLD@GMAIL.COM MECHANICAL ENGINEER: GLUMAC ADDRESS: 1601 5TH AVE SUITE 2210 SEATTLE WA 98101 PHONE: 206-262-8372 CONTACT PERSON: MICHAEL ALIAGA EMAIL: MALIAGA@GLUMAC.COM SURVEYOR: TERRANE ADDRESS: 10801 MAIN ST SUITE 103 BELLEVUE, WA 98004 PHONE: 425-458-98004 CONTACT PERSON: EMAIL: r DRAWING INDEX MEN 0-0 !.4117111.lmmlim ARCHITECTURAL: G0.01 - COVER SHEET & PROJECT INFORMATION A1.10 - SITE PLAN A2.10- FLOOR PLAN - LEVEL 1 A2.20 - FLOOR PLAN - LEVEL 2 A2.30 - ROOF PLAN A3.10 - ELEVATIONS A3.20 - ELEVATIONS A4.10 - RENDERINGS C1.10 - SURVEY CORNER RIDGE HEIGHT ALLOWED HEIGHT=68.6' ACTUAL H IGHT = 67' 6" TOP OF PLATE 59' 0" f 50' 0" 36' 0" RAGE GRADE _ SITE KEY PLAN � ::::::j SCALE 1/64" = V-0" 0' 64' 128' PROJECT NORTH DESIGN REVIEW p 06/24/2019 DRB - PHASE I REV APPLICABLE BUILDING CODES # DATE DESCRIPTION 2015 INTERNATIONAL RESIDENTIAL CODE 2015 INTERNATIONAL BUILDING CODE 2015 WASHINGTON STATE BUILDING CODE 2003 ANS ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES 2015 UNIFIED PLUMBING CODE WITH ADOPTED AMENDMENT OF WASHINGTON STATE PLUMBING CODE 2015 WASHINGTON STATE ENERGY CODE 2015 WASHINGTON STATE RESIDENTIAL ENERGY CODE 2009 INTERNATIONAL MECHANICAL CODE CITY OF EDMONDS AMENDMENTS AND ORDINANCES EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26911 g8th Dr. NW, Suite B . Stanwood, WA 98292 www.pelletierschaar.com • 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON 1r11X&11 2019-03-20 w w fy cD w 0 z 0 J m J Q H Z W W O N O 00 Q> Z O w Z W 0 Z N COVER & PROJECT INFORMATION Packet Pg. 191 6.1.a e NORTH ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' WEST ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' i1 RIDGE HEIGHT 67' 6" 591011 SECOND FLOO 501091 MAIN FLOOR 361011 ELEVATION NOTES 1 ALL LIGHTING SHALL BE DOWN0KgCE FEATUR ELEVATION / SECTION KEYNOTES EAVE LINE FASCIA BEAM BELOW SLATE TILE "CORTEN" STEEL SIDING EXPOSED ARCH. CONCRETE STEPS AS NEEDED WOOD BEAMS (NAT. STAIN) SIDEWALK GRADE NAT. WOOD STAINED SOFFIT TRASH AREA TRIM BOARD "CORTEN" COLUMNS CONCRETE SIDING DESIGN REVIEW A 06/24/2019 DRB - PHASE I REV # DATE DESCRIPTION 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26911 98th Dr. NW, Suite B 98292 www.pelletierschaar.com © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON . Stanwood, WA • 36o-629-5375 A3ml 0 2019-03-20 i w w z cD w 0 z 0 J m J Q H Z W 0 CA W ry N O 00 Q> 0 Z O 0 w z W 0 z N ELEVATIONS Packet Pg. 196 6.1.a SOUTHWEST CORNER DESIGN REVIEW p 06/24/2019 DRB - PHASE I REV # DATE DESCRIPTION EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26911 g8th Dr. NW, Suite B . Stanwood, WA 98292 www.pelletierschaar.com • 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON A4m 10 2019-03-20 i w w ry z 0 w 0 z 0 J m J Q H Z W 0 CA W ry N O 00 Q> 0 Z O 0 w Z W 0 Z N NORTHWEST CORNER RENDERINGS Packet Pg. 198 2-oZ M Mto Transportation Planners and Traffic Enginee, MEMORANDUM To: Robert Gregg -- Greg Property Associates, LLC From: Matthew Palmer, PE %W Project: Graphite Art Studios Parcel B, GTC 417-121 City of Edmonds Trip Generation and Mitigation Date: April 9, 2019 This memorandum summarizes the trip generation and mitigation analysis for the proposed development which will consist of 2,400 SF of fitness studio, 1,300 Square Feet (SF) of Artist Studio/Gallery Space, and 7 apartment units. The site is located at 117 2nd Avenue S and shares parking with Parcel A located at 202 Main Street in the City of Edmonds. Parcel B has 22 parking spaces and Parcel A has 3 parking spaces and a loading zone. Access to 9 parking spaces and the loading zone is from the alley between the two parcels while the remaining 16 parking spaces is accessed from the alley on the east side of Parcel B. The site location is shown in Figure 1 in the attachments. The site is currently vacant. Trip Generation Trip generation for the proposed land uses is based on data contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017). There is no land use identified for art studio with in ITE; however, based on conversations with the owner the activities of the site would be consistent with those of an office building (Land Use Code 710). There will be deliveries for supplies and the studio space will be accessible via coded lock 24-hours a day. It was thought that the studio space could act like an office buildings larger spaces for meeting rooms. LUC 492, health/fitness club, was used for the fitness studio and LUC 221, multifamily low-rise, was used for the apartments. The PM peak -hour trip generation is summarized in Table 1 and the trip calculations for the new uses. Ns Note) :EF Cal - / 2813 Rockefeller Avenue - Suite B - Everett, WA 98201 Tel: 425-339-8266 - Fax: 425-258-2922 - E-mail: info@gibsontraffic.com EXHIBIT 7 - PLN20190009 Packet Pg. 199 6.1.a Graphite Art Studios Parcel B Trip Generation & Mitigation Memo Table 1: PM Peak Trip Generation Summary Land Use Variable PM Peak -Hour Inbound Outbound Total Fitness Studio 2,400 SF 4.72 3.56 8,2$ General Office/Art Studio 1.26 V 1.50 Apartments 7 Units 2.47 1.45 3.92 TOTAL --- 7.43 6.27 13.70 Mitigation Fees The applicable traffic mitigation fees are from City of Edmonds Code Section 3.36. The 2019 Impact Fee Rate Table is included in the attachments to determine the new fees. There is no land use for the art studio; therefore, general office was utilized the same as in the trip generation. The traffic mitigation fee calculation for the Graphite Art Studios Parcel B is summarized in Table 2. Table 2: Traffic Mitigation Fee Calculation -K,I Land Use Number of Units Impact Fee per Unit Total Health/Fitness 2,400 SF $14.66 per square f $35,184.00 J' General Office 15300 SF 10.89 per square foot $14,157.00 , Apartments 7 Units $4,092.36 per unit $285646.52 Total --- _-- $775987.52 Access Analysis r The site will have access to the alley on the northeast side of the building and the alley along the east side of the building for the parking garage. The alley along the northeast side of the Parcel B connects to 2°d Avenue and 3rd Avenue, from there it's anticipated there will be less than 10 new PM peak -hour trips at any of the City intersections. Gibson Traffic Consultants, Inc. April 2019 info@gibsontraffic.com 2 GTC #17-121 EXHIBIT 7 - PLN20190009 Packet Pg. 200 6.1.a Graphite Art Studios Parcel B Trip Generation & Mitigation Memo Summary/Conclusions The redevelopment of the site would generate 13.70 new PM peak hour trips. The site has access to two alleys and would not be anticipated to impact any critical intersection with 10 new PM peak - hour trips; therefore, off -site mitigation should not be required. Based on the City of Edmonds adopted mitigation fees for 2019 and beyond the traffic mitigation fee would be $77,987.52. Attachments (A-1 to A-8) Gibson Traffic Consultants, Inc. April 2019 info@gibsontraffic.com 3 GTC #17-121 EXHIBIT 7 - PLN20190009 Packet Pg. 201 6.1.a GIBSON TRAFFIC CONSULTANTS GRAPHITE ART STUDIOS LEGEND PARCEL B PROJECT SITE CITY OF EDMONDS TRAFFIC IMPACT STUDY GTC #17-121 FIGURE 1 SITE VICINITY MAP EXHIBIT 7 - PLN20190009 Packet Pg. 202 6.1.a m Ml V ci C Y o m C d 0 AL TLO T ❑ ❑ O N j N Cl) [V V) U U U U > W >, C14 ❑ ' W ❑ ' W N N E E 0 �U C 6 N C U to (p N N N U f0 .0 N 19000y- of E E 0 �U C (0 N C U o N f0 N NN U cc w UI i LL X Packet Pg. 203 6.1.a m ti v tC H N d r N C d v O a Q o 0 ` o O Y m to Y d ma CD aQ A W -a 10 Y Y O d O d Packet Pg. 204 8.1.a _ k ocn w z � �A ¥c 0 -_ z §k §§ § x- § SR & f0 as ,z 2 EI �R Ld > °2�\/ w o - a \ J In ƒ A n a cc IL 0«$@* @LLI Ir- oo �� k qq �A ° § �a�oo 7 7k�2�22 �R%§£Sa @a�oo R 7 kf / 0 \ .E co E @r 2 ®R Qz z (CD ) k o o L LOr � _ F- ® WG\ Ad� 2 s a w ILL ILL }§ d) d) \ N- > ci 2 � #S AL CO) /\ � o ;@ � � Packet Pg. 205 6.1.a 3.36.125 Street impact fee rates. The street impact fee rates in this section are generated from the formula for calculating impact fees set forth in the rate study, which is incorporated herein by reference. Except as otherwise provided for herein, all new developments in the city will be charged the street impact fee applicable to the type of development as follows in the table below. For rimnerties zoned BD - Downtown Business. an ITE Land Use Code of 814 - Specialty Retail shall be applied. 2016 2017 2018 (w/ (with (w/ 2019 and $1,049.41 $2,543.01 4,036.61 beyond (w/ Fee cost per cost per cost per $5,530.21 ITE Land Use Code - Description Calculation trip) trip) trip) cost pertri ) per square 110 - Light Industrial foot $1.50 $3.64 $5.77 $7.91 per square 140 - Manufacturing foot $1.12 $2.72 $4.32 $5.92 per square 151 - Mini -warehouse foot $0.40 $0.97 $1.54 $2.10 per dwelling 210 - Single-family house unit $1,196.33 $2,873.60 $4,561.37 $6,249.14 per dwelling 220 - Apartment unit $776.56 $1,881.83 $2,997.09 $4,092.36 per dwelling 230 - Condominium unit $629.65 $1,525.81 $2,421.97 $3,318.13 per dwelling 240 - Mobile home unit $671.62 $1,627.53 1 $2,583.43 $3,539.33 per dwelling 251 - Senior Housing unit $157.41 $584.89 $928.42 $1,271.95 320 - Motel per room $629.65 $1 525.81 $2,421.97 $3,318.13 per boat 420 - Marina berth $188.89 $457.74 $726.59 $995.44 444 - Movie theater per screens $13,166.00 $31,905.90 $50,645.37 $69,384.85 per square 492-Health/fitness club foot $2.78 $6.74 $10.98 $14.66 per square 530 - High school foot $0.82 $1.98 $3.15 $4.31 per square 560 - Church foot $0.69 $1.68 $2.67 $3.65 per square 565 - Day care center foot $6.57 $15.77 $25.02 $34.29 620 - Nursing home per bed $199.39 $483.17 $766.96 $1,050.74 per square 710 - General office foot $2.07 $5.01 $7.95 $10.89 per square 720 - Medical office foot $3.81 $9.54 $15.14 $20.74 per square 820 - Shopping center foot $1.34 $3.26 $5.17 $7.08 per square 826 - Specialty retail foot $0.93 $2.06 $3.27 $4.48 per square 850 - Supermarket foot $4.80 $10.50 $16.84 $22.84 per square 850 - Convenience market 15-16hrs foot $5.80 $14.07 $22.38 $30.58 per square 912 - Drive-in bank foot $7.00 $15.97 $25.41 $34.73 -8- EXHIBIT 7 - PLN20190009 - Packet Pg. 206 6.1.a per square 932 - Restaurant: sit-down foot $4.70 $10.04 $15.95 $21.84 per square 933 - Fast food, no drive -up foot $9.19 $22.28 $35.36 $48.44 per square 934 - Fast food with drive -up foot $11.23 $26.24 $41.66 $57.07 936 - Coffee/donut shop, no drive- per square up foot $5.73 $13.88 $22.04 $30.19 938 - Coffee/donut shop, drive -up, per square no indoor seating foot $10.55 $25.56 $40.37 $55.58 945 - Gas station with convenience per vehicle $3,347.62 fueling 1 position $6,916.99 $10,979.58 $15,042.18 3.36.130 Independent fee calculations. A. If in the judgment of the director, none of the fee categories or fee amounts set forth in ECC 3.36.120 and/or 3.36.125 accurately describe or capture the impacts of a new development on parks and/or streets, the department may ask the applicant to conduct independent fee calculations and the director may impose alternative fees on a specific development based on those calculations. The alternative fees and the calculations shall be set forth in writing and shall be agreed to by the director and the feepayer. The documentation submitted shall show the basis upon which the independent fee calculation was made. B. Any feepayer submitting an independent fee calculation will be required to pay the city of Edmonds a fee to cover the cost of reviewing the independent fee calculation. A fee is required by the city for conducting the review of the independent fee calculation plus the actual cost of outside consultant review if required by the city, unless otherwise established by the director, and shall be paid by the feepayer prior to initiation of review. C. While there is a presumption that the calculations set forth in the rate study are valid, the director shall consider the documentation submitted by the feepayer, but is not required to accept such documentation or analysis which the director reasonably deems to be inaccurate or not reliable, and may, in the alternative, require the feepayer to submit additional or different documentation for consideration. The director is authorized to adjust the impact fees on a case - by -case basis based on the independent fee calculation, the specific characteristics of the development, and/or principles of fairness. The fees or alternative fees and the calculations shall be set forth in writing and shall be mailed to the feepayer. D. Determinations made by the director pursuant to this section may be appealed to the office of the hearing examiner as set forth in ECC 3.36.070. [Ord. 4037 § I (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013]. 3.36.140 Existing authority unimpaired. Nothing in this chapter shall preclude the city from requiring the feepayer or the proponent of a development activity to mitigate adverse environmental impacts of a specific development pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, based on the environmental documents accompanying the underlying development approval process, and/or Chapter 58.17 RCW, governing plats and subdivisions; provided, that the exercise of this authority is consistent with the provisions of Chapters 43.21 C and 82.02 RCW. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013]. 3.36.150 Procedures guide. The director is authorized to develop a procedures guide to facilitate the city's administration and enforcement of this chapter. The procedures guide shall be consistent with the provisions of this chapter, shall be for the sole convenience of the city, and shall not vest any rights in or for any other person. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § l (Exh. A), 2013]. 3.36.160 Deferral system for single-family residences. A. An applicant for a building permit for a single-family detached or attached residence may request a deferral of the full impact fee payment until final inspection. The building official may withhold certification of final inspection until the impact fees have been paid in full. B. The amount of impact fees that may be deferred under this section must be determined by the fees in effect at the time the applicant applies for a deferral. C. The term of an impact fee deferral under this section may not exceed 18 months from the date of building permit issuance. EXHIBIT 7 - PLN20190009 - Packet Pg. 207 ilT j rL1 v:•� I ' � �.� r �-ice:-�—J ...I_ EXHIBIT 7 - PLN20190009 Packet Pg. 208 I 6.1.a I ONICYlins 1V11N3C3lS321 ozoer. VM 'SONOL14C33 '-LS NIVN ZOZ ol N CL 912 b (L x 0 0 -j LL J LU 0 Q0 EXHIBIT 7 - PLN20190009 I Packet Pg. 209 it -7 2_no1 6.1.a Transportation Planners and Traffic Engineers MEMORANDUM To: Robert Gregg --Greg Property Associates, LLC From: Matthew Palmer, PE Project: Graphite Art Studios Parcel A, VC 17-121 City of Edmonds Trip Generation and Mitigation Date: April 9, 2019 This memorandum summarizes the trip generation and mitigation analysis for the proposed development which will consist of 8,580 Square Feet (SF) of Artist Studio/Gallery Space and 2,540 SF of Quality Restaurant. The site is located at 202 Main Street and shares parking with Parcel B located at 117 2nd Avenue S in the City of Edmonds. Parcel A has 3 parking spaces and a loading zone while Parcel B has 22 parking spaces. Access to 9 parking spaces and the loading zone is from the alley between the two parcels while the remaining 16 parking spaces is accessed from the alley on the east side of Parcel B. The site location is shown in Figure 1 in the attachments. The site before demolition had consisted of 13,949 SF (per Snohomish County Online Property Information) of which 12,149 SF was Manufacturing and 1,800 SF Retail for Marvel Marble. Trip Generation Trip generation for the proposed land uses and the existing credit is based on data contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017). There is no land use identified for art studio with in ITE; however, based on conversations with the owner the activities of the site would be consistent with those of an office building (Land Use Code 710). There will be a reception area likely staffed from 10 AM to 5 PM. The gallery will be open to outside artists, there will be deliveries for supplies, and the studio space will be accessible via coded lock 24-hours a day. It was thought that each studio space could act like an individual's office within an office building with larger spaces for meeting rooms. The restaurant will be a quality restaurant, LUC 931, which will Iikely be open anrom 3 to 10 PM and might also open for brunch on the weekends. There is a pass -by rate of4► 4°lo ssociated with quality restaurant identified in the ITE Trip Generation Handbook Credit for the existing use was based on manufacturing, LUC 140, and specialty retail, LUC 826 from the City's 2009 Impact Fee Rate Table. The PM peak -hour trip generation is summarized in Table 1 and the trip calculations for the new uses and manufacturing are included in the attachments. � r�Rov�n r`"S t4()AE 2813 Rockefeller Avenue - Suite B - Everett, WA 98201 Tel: 425-339-8266 - Fax: 425-268-2922 - E-mail: info@gibsontraffic.com EXHIBIT 8 - PLN20190009 Packet Pg. 210 6.1.a Graphite Art Studios Parcel A Trip Generation & Mitigation Memo Table 1: PM Peak Trip Generation Summary Land Use Variable PM Peak -Hour Inbound Outbound Total General Office/Art Studio 8,580 SF N/'/1.58 V8.29 9.87 Quality Restaurant r2,540 SF 13.27 6.54 19.81 Specialty Retail (Removed) r I/ -1,800 SF -2.15 -2.73 -4.88 Manufacturing (Removed) 1� -12,149 SF J -2.52 -5.62 -8.14 Pass -by Trips --- -5.84 -2.88 -8.72 TOTAL 4.34 3.60 7.94 Mitigation Fees The applicable traffic mitigation fees are from City of Edmonds Code Section 3.36. The 2019 Impact Fee Rate Table is included in the attachments to determine the new fees while credit for the removed 12,149 SF of manufacturing and 1,800 SF retail is based on the 2004 Impact Fee Rate Table and methodology for retail trip generation in the 2009 Impact Fee Rate Table as the previous use was permitted before 9/12/2004. There is no land use for the art studio; therefore, general office was utilized the same as in the trip generation. Also, there is no land use for the quality restaurant; however, there is Restaurant: sit-down. The same Trip Length Factor (0.73) was applied to the trip generation rate of 7.80 PM peak -hour trips/1,000 SF and 56% New Trips to calculate an impact fee of $17.63 per square foot for the quality restaurant. There is no land use for specialty retail in the 2004 Impact Fee Rate Table; however, there specialty retail in the 2009 Impact Fee Rate Table. The same Trip Length Factor (0.60) was applied to the trip generation rate of 2.71 PM peak -hour trips/1,000 SF and 55% New Trips to calculate an impact fee credit of $0.68 per square foot for the specialty retail based on 2004 impact fees. The traffic mitigation fee calculation for the Graphite Art Studios Parcel A is summarized in Table 2. Gibson Traffic Consultants, Inc. April 2019 info@gibsontraffic.com 2 GTC 417-121 EXHIBIT 8 - PLN20190009 Packet Pg. 211 6.1.a Graphite Art Studios Parcel A Trip Generation & Mitigation Memo Table 2: Traffic Mitigation Fee Calculation Land Use Number of Impact Fee per Unit Total []nits General Office V8,580 SF , 0.89 per square foot $93,436.20 Quality . 1 �540 SF Restaurant V fr3 per square foot $44,780. SReialty ��,800 SF, $0.68 per square foot I $1,224.00 Manufacturing i r112,149 SF J $0.90 per.Auare foot J'4-$10,934.10 Total $126,058.30 Access Analysis l�s The site will have access to the alley on the southwest side of the building in addition to the parking garage in Parcel B having access to the alley along the east side of the building. That alley along the ('t southwest side of the building connects to 2nd Avenue and 3rd Avenue, from there it's anticipated there will be less than 10 new PM peak -hour trips at any of the City intersections. f Summary/Conclusions The redevelopment of the site would generate 7.94 new PM peak hour trips. The site has access to the adjacent alleys and would not be anticipated to impact any critical intersection with 10 new PM peak- hour trips; therefore, off -site mitigation should not be required. With the credit for the previously permitted uses the traffic mitigation fee would be $126,058.30. Attachments (A-1 to A-9) Gibson Traffic Consultants, Inc. April 2019 info@gibsontraffic.com 3 GTC 417-121 EXHIBIT 8 - PLN20190009 Packet Pg. 212 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #17-121 GRAPHITE ART STUDIOS LEGEND FIGURE 1 PARCEL A PROJECT SITE SITE VICINITY MAP CITY OF EDMONDS EXHIBIT 8 - PLN20190009 A - 1 Packet Pg. 213 6.1.a U (0 d A-2 Packet Pg. 214 EXHIBIT 8 - 6.1.a ON a O LL r V it U) _ u a� O 0 L O O Y = A Y N ma a) M as a o m m m m A-3 Packet Pg. 215 6.1.a 2 a. rP EXHIBIT 8 - Packet Pg. 216 6.1.a 3.36.125 Street impact fee rates. The street impact fee rates in this section are generated from the formula for calculating impact fees set forth in the rate study, which is incorporated herein by reference. Except as otherwise provided for herein, all new developments in the city will be charged the street impact fee applicable to the type of development as follows in the table below. F r „r, -rr;�e --] TAT-) _ r)nxvntnwn RncinPcc. an TTF. Land Use Code of 814 - SnecialtV Retail shall be avolied. 2016 2017 2018 (w/ (with (w/ 2019 and $1,049.41 $2,543.01 4,036.61 beyond (w/ Fee cost per cost per cost per $5,530.21 ITE Land Use Code - Description Calculation trip) trip) trip) cost per trip) per square 110 - Light Industrial foot $1.50 $3.64 $5.77 $7.91 per square 140 - Manufacturin foot $1.12 $2.72 $4.32 $5.92 per square 151 - Mini -warehouse foot $0.40 $0.97 $1.54 $2.10 per dwelling 210 - Single-family house unit $1,196.33 $2,873.60 $4,561.37 $6,249.14 per dwelling 220 - Apartment unit $776.56 $1,881.83 $2,987.09 $4,092.36 per dwelling 230 - Condominium unit $629.65 $1,525.81 $2,421.97 $3,318.13 per dwelling 240 - Mobile home unit $671.62 $1,627.53 $2 583.43 $3,539.33 per dwelling 251- SeniorHousin unit $157.41 $584.89 $928.42 $1,271.95 320 - Motel per room $629.65 $1,525.81 $2,421.97 $3,318.13 per boat 420 - Marina berth $188.89 $457.74 $726.59 $995.44 444 - Movie theater per screens $13,166.00 $31 905.90 $50,645.37 $69,384.85 per square 492 - Health/fitness club foot $2.78 $6.74 $10.98 $14.66 per square 530 - High school foot $0.82 $1.98 $3.15 $4.31 per square 560 - Church foot $0.69 $1.68 $2.67 $3.65 per square 565 - Day care center foot $6.57 $15.77 $25.02 $34.29 620 -Nursing home per bed $199.39 $483.17 $766.96 $1,050.74 per square 710 - General office foot $2.07 $5.01 $7.95 $10.89 per square 720 - Medical office foot $3.81 $9.54 $15.14 $20.74 per square 820 - Shopping center foot $1.34 $3.26 $5.17 $7.08 per square 826 - Specialty retail foot $0.93 $2.06 $3.27 $4.48 per square 850 - Supermarket foot $4.80 $10.50 $16.84 $22.84 per square 850 - Convenience market 15-16hrs foot $5.80 $14.07 $22.38 $30.58 per square 1 912 - Drive-in bank foot $7.00 $15.97 $25.41 $34.73 WIM EXHIBIT 8 - PLN20190009 - 5 Packet Pg. 217 6.1.a per square 932 - Restaurant: sit-down foot $4.70 $10.04 $15.95 $21.84 per square 933 - Fast food, no drive -up foot $9.19 $22.28 $35.36 $48.44 per square 934 - Fast food with drive -up foot $11.23 $26.24 $41.66 $57.07 936 - Coffee/donut shop, no drive- per square up foot $5.73 $13.88 $22.04 $30.19 938 - Coffee/donut shop, drive -up, per square no indoor seating foot $10.55 $25.56 $40.37 $55.58 945 - Gas station with convenience per vehicle $3,347.62 fueling position $6,916.99 $10,979.58 $15,042.18 3.36.130 Independent fee calculations. A. If in the judgment of the director, none of the fee categories or fee amounts set forth in ECC 3.36.120 and/or 3.36.125 accurately describe or capture the impacts of a new development on parks and/or streets, the department may ask the applicant to conduct independent fee calculations and the director may impose alternative fees on a specific development based on those calculations. The alternative fees and the calculations shall be set forth in writing and shall be agreed to by the director and the feepayer. The documentation submitted shall show the basis upon which the independent fee calculation was made. B. Any feepayer submitting an independent fee calculation will be required to pay the city of Edmonds a fee to cover the cost of reviewing the independent fee calculation. A fee is required by the city for conducting the review of the independent fee calculation plus the actual cost of outside consultant review if required by the city, unless otherwise established by the director, and shall be paid by the feepayer prior to initiation of review. C. While there is a presumption that the calculations set forth in the rate study are valid, the director shall consider the documentation submitted by the feepayer, but is not required to accept such documentation or analysis which the director reasonably deems to be inaccurate or not reliable, and may, in the alternative, require the feepayer to submit additional or different documentation for consideration. The director is authorized to adjust the impact fees on a case - by -case basis based on the independent fee calculation, the specific characteristics of the development, and/or principles of fairness. The fees or alternative fees and the calculations shall be set forth in writing and shall be mailed to the feepayer. D. Determinations made by the director pursuant to this section may be appealed to the office of the hearing examiner as set forth in ECC 3.36.070. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § l (Exh. A), 2013]. 3.36.140 Existing authority unimpaired. Nothing in this chapter shall preclude the city from requiring the feepayer or the proponent of a development activity to mitigate adverse environmental impacts of a specific development pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, based on the environmental documents accompanying the underlying development approval process, and/or Chapter 58.17 RCW, governing plats and subdivisions; provided, that the exercise of this authority is consistent with the provisions of Chapters 43.21 C and 82.02 RCW. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013]. 3.36.150 Procedures guide. The director is authorized to develop a procedures guide to facilitate the city's administration and enforcement of this chapter. The procedures guide shall be consistent with the provisions of this chapter, shall be for the sole convenience of the city, and shall not vest any rights in or for any other person. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013]. 3.36.160 Deferral system for single-family residences. A. An applicant for a building permit for a single-family detached or attached residence may request a deferral of the full impact fee payment until final inspection. The building official may withhold certification of final inspection until the impact fees have been paid in full. B. The amount of impact fees that may be deferred under this section must be determined by the fees in effect at the time the applicant applies for a deferral. C. The term of an impact fee deferral under this section may not exceed 18 months from the date of building permit issuance. EXHIBIT 8 - PLN20190009 A - 6 Packet Pg. 218 6.1.a 2004 - Impact Fee Rate Table Edmonds (toad impact 1'ac Rate TABLE 4 IMPACT FEE RATES (1) (2) (3) (4) (5) (6} Trip ITE In Land Use Trip % New Length Net Now Trips per Impact Fee Per Unit @� $ Code Category Rate' Trips' Factor' Unit of Measure 763.66 per Trip 110 Light Industrial 0.98 100% 1.59 1.56 1,000 sq ft 1.19 per square foot 140 Manufacturing 0.74 100% 1.59 1,18 1,000 sq ft 0,90 per square foot 151 Mini. -warehouse 0.26 100% 1,59 0,41 1 0OO sci ft 0.32 per square foot 210 Single family 1.01 10O% 1.09 1.10 dwelling 840.72 per dwelling unit House 220 Apartment 0.62 100% 1.15 0.71 dwelling 544.49 per dwelling unit 230 Condominium 0,54 100% 1.15 0.62 dwellinq 474.24 per dwcltln_q unit 240 Mobile Home 0.56 100% i m 0.61 dwelling 466.14 per dwelling unit 310 Hotel 0.61 100% 1.25 0.76 room 582.29 per room 320 Motel 0,47 100% 1,25 0.59 room 448.65 per room 420 Marina 0.19 100% 0.97 0.18 berth 140.74 For boat berth 430 Golf course 0.30 1001% 1.00 0.30 acre 229.10 per acre 444 Movie Theater 3.80 100% 0.72 2.74 1,000 sci ft 1.36 er square foot 492 Racquet club 1.83 100% 0.97 1.78 1,000 sq ft 3.58 Fer square foot 530 High School 1.02 100% 0,62 0.63 1,000 sq ft 0.48 per square foot 560 Church 0.66 100% 1.15 1 0.76 1 000 s ft 3.58 per square foot 610 Hospital 0,92 1100%1 1.56 1.44 1,000 sq ft 1,10 per square foot 620 Nursing home 0.20 100% 0.87 0.17 bed 132,88 per bed 710 General Office 1.49 100% 1.59 2.37 1,000 sq ft 1.81 ,er square foot 720 t4ecical office 3.66 100% 1.50 5.49 1,000 sq ft 4,19 per square foot 820 Shopping Center 3.74 81% 0.40 1.21 1,000 sq ft 0,93 per square foot 832 Restaurant; sit- 10.86 56% 1.06 6.45 1,000 sq ft 4.92 per square foot dorin 833 Fast food, no 2G.15 5?% 0.G2 8.43 1,000 sq ft 6.44 per square foot drive -up 834 Fast food, w/ 33.48 51 % 0.62 10.59 1,000 sq ft 8.08 per square foot drive -up 844 Gas station 14.56 60% 0.53 4.63 p=231535.82 er of 845 Gas station 13.38 47% 0.53 3.33 pump 2,545.26 per vfp' w/convenicncr 850 Supermarket 11.51 55% 0.65 4.11 1,000 sq ft 3,14 per square foot 851 Convenience 53.73 39% 0.40 8.38 1,000 sq ft 6.40 per square foot market-24 fir 912 Drive-in Bank 1 54.77 5 I % 0.47 1 13.13 1,000 sq ft 10.03 per square foot 2 ITE Trip Generation (6th Edition): 4-6 PM PAok Flour Trip Ends S Excludes pass -by trips: see "Trip Generation Handbook: An ITE Proposed Recommended Practice, (1988) 4 Ratio 10 average Trip length. 5 vfp: volcle fueling posIllon Henderson, City of Edmonds, Washington You Company EFFECTIVE 9/12/2004 April Pago 118 Company Revised on 6124110 E82 - Traffic Impact Analysis Page 4 of 4 A-7 EXHIBIT 8 - PLN20190009 Packet Pg. 219 d I 6.1.a I d ■ NON-- tw �, I •- r • L 3 a � �J r J. w .n W F EXHIBIT 8 - PLN20190009 A - 8 Packet Pg. 220 ONio-lin9-lVI-LN3aIS321 OZO66 `dM `SONOWCI3 '-LS NIVN ZOZ pow W o>y k ., _ J ii rig, �- CL ,:• 0 0 J LL J 1 :—_ - s 01 'U} EXHIBIT 8 - PLN20190009 Al- 9 Packet Pg. 221 6.1.a CITY OF EDMONDS COURTESY NOTICE OF CONTINUED PUBLIC HEARING 't?c. 189v PROJECT DESCRIPTION: Graphite Arts Studios 1 and 2, two new mixed use buildings in the Downtown Business (BD2) zone. Building 1, at 202 Main Street, will be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Building 2, at 117 2nd Ave. S, will be a 17,000 sq. ft. two- story wood frame building with eight apartments over commercial space and parking. District -based design review projects that require a SEPA determination such as this are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). PROJECT LOCATION: 202 Main Street and 117 2nd Ave. S (Tax ID #: 00454800101300 & 00454800101700) NAME OF APPLICANT: Mary Olsen FILE NO.: PLN20190009 DATE OF APPLICATION: March 21, 2019 DATE OF COMPLETENESS: April 18, 2019 DATE OF NOTICE: July 24, 2019 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED Demolition and building permits PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA Checklist, Critical Area Checklist, Traffic Impact Analysis COMMENTS ON PROPOSAL DUE: August 7, 2019 PUBLIC HEARING INFORMATION: Phase 2 of the two-phase public hearing will be held by the Architectural Design Board on Wednesday, August 7, 2019 at 7:00 p.m. in the Council Chambers located at 250 - 5th Ave North, Edmonds, WA 98020. Phase 1 EXHIBIT 9 - PLN20190009 Packet Pg. 222 6.1.a of the hearing began on June 5 and was continued was continued to August 7 at that time. Any person has the right to comment on this application during 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 is available at the City of Edmonds Development Services Department, 1215th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 AM—12:OOPM only on Wednesdays) or through the City's website (htt s: ermits.edmonds.wa-us Citizen ) and search for permit PLN20190009. .*w City of Edmonds Graphite Arts Studios 1 & 2 Legend :;Ile a1 Proposed Ar6DE.05.5TWEET CEMRUNF. Ciraphae#1 Building a' .-XI , Y Site of ed Graphite ##2 Bin fd r 1 ri 1 -� s: zrz5� Notes � ■ Prthlla[Nn� Oatl9n Ewrcl RovkW mew lre i f W ilrk repkeYrcrEanaraoadRM(Wlpt Darn an Nbmal mappint ata ark sbe .n/am.m nqr. Dab 4/.n lhM aoFrew on lhk re.p rwrym�e/nrt h. FRw•b, .. yr A":..•nr+ , FI11*KNr70190M N'GZ7901yhb MertatwJwNliary_Sphcrc C CRy of Edm amm, e. MerrbErcfabk. 1 Hit WF IS Not TU RE USED FOR OES" OR CONSMUCION EXHIBIT 9 - PLN2019O009 Packet Pg. 223 6.1.a File No.: PLN20190009 Applicant: Graphite Arts DECLARATION OF POSTING On the 24th day of July, 2019, the attached Courtesy Notice of Continued Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 24th day of July, 2019, at Edmonds, Washington. Signed: & /' EXHIBIT 9 - PLN20190009 Packet Pg. 224 6.1.a FILE NO.: PLN20190009 APPLICANT: GRAPHITE ARTS DECLARATION OF MAILING COURTESY NOTICE OF PUBLIC HEARING On the 23 day of July, 2019, the attached Notice of Public Hearing was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 23 day of July, 2019 at Edmonds, Washington. Signed: L�'A� EXHIBIT 9 - PLN20190009 Packet Pg. 225 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. Signature of Applican or Applicant's Representative Subscribed and sworn to before me this 2—� day of Anyl L 2 01 11 r txEY L sp, Notary Public in f r the State of Washington ` C-00''o°�'��A��;';4=� s " 202892 �' s N� • .o4d��G _ 2 5 AZ Ilk Residing at iWLNr�111`01 WA�SM��� fill, M\\\\\�� RECE1VED APR 0 3 2019 DEVELOPMENT SERVICES COUW.p Revised on 9130111 P2 - Adjacent Property Owners List Page 2 of 2 EXHIBIT 9 - PLN20190009 Packet Pg. 226 6.1.a Mary Olsen project 221 2ND AVE N Edmonds Map 90� s t 'r s Q- I 1 DAYTON ST A, �. 9 Township:27 Range:3 Section:23 Parcels Selected Parcels N Snohomish County disclaims any warranty of merchantability or V warranty of fitness of this data (or map) for any particular purpose, +�+ Parcel(s) of Interest either express or implied. No representation or warranty is made +r O w E concerning the accuracy, currency, completeness or quality of data Snohomish County Q Mailing Radius (300 feet) depicted. Any user of this data (or map) assumes all responsibility Application Provided by: for use thereof, and further agrees to hold Snohomish County Information Services/GIS harmless from and against any damage, loss, or liability arising PLSS Grid S from any use of this data (or map). Produced 3/29/2019 EXHIBIT 9 - PLN20190009 Packet Pg. 227 Clo rc, ;Iverv.co m � !J•• nvc;ry f[:nijilBfe 51G(,i j 00887300030400 3/29/2019 00434401201201 3/29/2019 00434406700401 31d9/'Z010 PAPAGEORIOU GEORGE or RESIDENT OSSENX LLC or RESIDENT SA NGE THSIBETH or RESIDENT 3924 N 123RD TERRACE 4308 GEILEY CT 121 3RVE N KANSAS CITY, KS 66109 CAMERON PARK, CA 95682 EDMOND , WA 98020 00434400700700 3/29/2019 00434401201000 3/29/2019 00434401201100 3/29/2019 ,n EDMONDS 2020 LLC or RESIDENT HUFFMAN KYLE/SOFEEA or RESIDENT KODA LLC or RESIDENT o 307 BELL ST 22007 MAKAH RD 11000 WACHUSETT RD 3 EDMONDS, WA 98020 WOODWAY, WA 98020 WOODWAY, WA 98020 cl) N a 00454MOI 0100 3/29/2019 00454800100300 3/29/2019 00454800101200 3/29/2019 CROSSE MI AEL A TRU or RESIDENT TINDALL THOMAS R or RESIDENT FREDERICKSEN GRACE or RESIDENT 221 JAMT PO BOX 968 PO BOX 488 L EDMO S, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 0 w 3 m 00678200010100 3/29/2019 00678200010300 3/29/2019 00678200010400 3/29/2019 � N REED SUSAN K or RESIDENT HUNT LIVING TRUST or RESIDENT DANGLEIS GARY or RESIDENT 200 JAMES ST APT 101 200 JAMES ST UNIT 103 200 JAMES ST UNIT 104 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 a� uJ 00678200010500 3/29/2019 00678200010600 3/29/2019 00678200010700 3/29/2019 ASAY LARRY V/JOYCE C T or RESIDENT MESKIMEN DONALD M or RESIDENT MARZANO ANTHONY/MICIAH or RESIDENT m 200 JAMES ST UNIT 105 200 JAMES ST UNIT 106 200 JAMES ST UNIT 107 .L V EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 1�n a N d to 00678200020100 3/29/2019 00678200020200 3/29/2019 005782000 300 3129/2019 m L ARGENT KENNIS KEITH TR or RESIDENT KULLER JOHN W & PATRIC or RESIDENT SPIRO RO RT JANIS or RESIDENT a- 200 JAMES ST APT 201 607 ELM PL 200 JAME uJ EDMONDS, WA 98020 EDMONDS, WA 98020 EDMON WA 98020 t K W 00678200020400 3/29/2019 00678200020500 3/29/2019 00678200020800 3/29/2019 a BROWN RAYMOND A/O'DELL or RESIDENT CHAPMAN JUDITH B or RESIDENT KROON WILLIAM D & LUCI or RESIDENT 525 FORSYTH LANE UNIT 209 200 JAMES ST UNIT 205 200 JAMES ST UNIT 208 0 0 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 rL m d' r N 00678200030100 3/29/2019 00678200030300 3/29/2019 00678200030400 3/29/2019 N RICHMOND F LYNN & JOYC or RESIDENT NEFF DONNA & RANDOLPH or RESIDENT CHRISTENSEN DAVID G or RESIDENT y 200 JAMES ST UNIT 301 200 JAMES ST UNIT 303 200 JAMES ST 304 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 t d as 0 0 0 rn 00676200030500 3/29/2019 00678200030600 3/2912019 00678200040100 3/2912019 O EASTMAN LOIS JEAN or RESIDENT JOHNSON MARGARET M or RESIDENT HAMMERSIA FLOYD/JOY or RESIDENT 04 Z 200 JAMES ST UNIT 305 200 JAMES ST UNIT 306 200 JAMES STREET #401 J EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 d c E m 00678200040300 3/29/2019 00678200040400 3/29/2019 00678200040600 3/29/2019 R FIENE FREDERICK D or RESIDENT CORBITT WILLIAM P/JOAN or RESIDENT JONES JANE or RESIDENT 200 JAMES ST 200 JAMES ST UNIT 404 PO BOX 142 a EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 EXHIBIT 9 - PLN20190009 Packet Pg. 228 Peel' .r- ba 6o to avery.com.� ll�., Avuiy Te in�,Circ :i 160 00678200040800 3/29/2019 NEUMAIER ROGER or RESIDENT 200 JAMES ST STE 408 EDMONDS, WA 98020 00830800020500 3/29/2019 MSJ FINOP TIES LLC or RESIDENT 654 5T AVE S STE 300A EDM N S, WA 98020 00863300020100 3/29/2019 STANFILL ROY JAMES/SYL or RESIDENT 110 MAIN ST#R201 EDMONDS, WA 98020 008641WD20000 3/29/2019 EFCA LL or RESIDENT 110 JAM ST STE 100 EDMO S. A 98020 00864100020500 3/29/2019 ALLEN MARY BETH or RESIDENT 110 JAMES ST # 205 EDMONDS, WA 98020 00864100030200 3/29/2019 COLUMBRO ANDY & KAREN or RESIDENT 110 JAMES ST #302 EDMONDS, WA 98020 00871500010100 3/29/2019 N1IG INS P11OPERTIES LLC or RESIDENT 101 JSST#100 EDM N S. WA 98020 M87 020 0 3/29/2019 MARKE S JAMES M or RESIDENT 1103 VE N #301 ED NDS. WA 98020 00887300030200 3/29/2019 RAMM SHARALYN S or RESIDENT 110 3RD AVE N UNIT 302 EDMONDS, WA 98020 00787600020200 3/29/2019 ERWERT WILLIAM or RESIDENT 114 2ND AVE S #202 EDMONDS, WA 98020 00858900120200 3/29/2019 CHRYSLER FREDERICK D & or RESIDENT 111 MAIN ST #202 EDMONDS, WA 98020 00863300020300 3/29/2019 GREINER GEORGE KIRK & or RESIDENT PO BOX 908 EDMONDS, WA 98020 00864100020200 3/29/2019 KNIGHT FRANCES J or RESIDENT 110 JAMES ST #202 EDMONDS, WA 98020 00864100030000 3/29/2019 EFCA LL or R IDENT 110 JAM T STE 100 EDMO� , WA 98020 00864100030400 3/29/2019 JIRKA MARILYN L or RESIDENT 110 JAMES ST UNIT 304 EDMONDS, WA 98020 00867300010100 3/2912019 MARKEZI�Y J R1+IES M or RESIDENT 110 3RD AN #301 EDMONDS.A 98020 00867300070200 3/29/2019 MARK N1S JAMES M or RESIDENT 1 10 3 AVE N #341 EDM DS, WA 98020 00887300030300 3/29/2019 PETERSON WARREN T/ELEA or RESIDENT 110 3RD AVE N #303 EDMONDS, WA 98020 00830800020100 3/29/2019 SKT INVESTMENTS LLC or RESIDENT PO BOX 997 EDMONDS, WA 98020 00858900120400 3/29/2019 ROGERS DARRYL H or RESIDENT 111 MAIN ST UNIT 204 EDMONDS, WA 98020 00864100010000 3/29/2019 EFCA LLC or RESIDENT 110 JAMES ST STE 100 EDMONDS, WA 98020 00864100020300 3/29/2019 LOCKHART JAMES L or RESIDENT 110 JAMES ST #203 EDMONDS, WA 98020 00864100030100 3/29/2019 SACCO THERESA M or RESIDENT 110 JAMES ST UNIT 301 EDMONDS, WA 98020 00871500010000 3/29/2019 WIGGINS KAREN or RESIDENT 101 JAMES ST # 100 EDMONDS, WA 98020 00887300010 00 3/29/2019 MARK£Z[NIS ES M or RESIDENT 110 3RD AV N #301 EDMONDS wA 98020 0p88730 03"'0" 312912019 MARKEZI IS JAMES M)' RESIDENT 110 3R VE N #301 EDMO D , WA 98020 00887300030500 3/29/2019 VOLK ANNE B or RESIDENT 110 3RD AVE N UNIT 305 EDMONDS, WA 98020 00434400700402 3/29/2019 00454800101300 3/29/2019 (104548001 1700 3129r2019 MURPHY TIMOTHY & LAURI or RESIDENT OLSON MARY or RESIDENT OLSO ARY or RESIDENT 760 SOMERSET LN 221 2ND AVE N 221 2N[7AVE N EDMONDS, WA 98020-2646 EDMONDS, WA 98020-3103 EDMOADS, WA 98020-3103 EXHIBIT 9 - PLN20190009 1==All!7WaT—ve'-rr—;T7"7ga Go to ,lvcrv-com Usclwriy CllliAII(>'il(iC 00434400601202 3/29/2019 00454800201900 3/29/2019 00663300020200 3/29/2019 JC PROPERTY INVESTMENT or RESIDENT EDMONDS CITY OF or RESIDENT WILLIAMS PATRICIA HELE or RESIDENT 301 MAIN ST 250 5TH A N 110 MAIN STREET #202 EDMONDS, WA 98020-3135 EDMO . WA 98020-3146 EDMONDS, WA 98020-3190 00858900120100 3/29/2019 00454800100902 3/29/2019 00678200010200 3/29/2019 HUSTON HAROLD W & LORE or RESIDENT ES EDMONDS LLC or RESIDENT LUND DOROTHY L or RESIDENT 111 MAIN ST UNIT 201 112 3RD AVE S 200 JAMES ST UNIT 102 EDMONDS, WA 98020-3357 EDMONDS, WA 98020-3513 EDMONDS, WA 98020-3573 00678200010800 3/29/2019 00678200020700 3/29/2019 00678200030800 3/29/2019 BALLARD RONALD D TRUST or RESIDENT LANGAN ELLEN R & KRAFC or RESIDENT PRUITT CHARLENE A or RESIDENT 200 JAMES ST UNIT 108 200 JAMES ST UNIT 207 200 JAMES ST UNIT 308 EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 00678200040500 3129/2019 006782wkDS,A 312912019 00434AD 2612D2 3i2912019 SAFFORD MARGARET C or RESIDENT HARRIS VIIA L Or RESIDENT KODA LL E5IDENT 200 JAMES ST UNIT 405 200 JAM UNIT 407 11000 HUSETT RD EDMONDS, WA 98020-3573 EDM 98020-3573 WOO A , A 98020-B142 00787600020300 3/29/2019 00830800020200 3/29/2019 00830800020400 3/29/2019 m CLEVELAND BRUCE H & CY or RESIDENT LUKE LARRY A & BETTE D or RESIDENT MYERS TROY/CARPENTER L or RESIDENT L 114 2ND AVE S UNIT 203 120 3RD AVE S UNIT 202 120 3RD AVE S UNIT 204 r EDMONDS, WA 98020-8403 EDMONDS, WA 98020-8411 EDMONDS, WA 98020-8411 uJ N d to 00864100020100 3/29/2019 00864100020400 3/29/2019 00864100030300 3/29/2019 L EIKE BRIAN K AND SUSAN or RESIDENT NGO MEANG & DIANE K TI or RESIDENT MANOLIDES JULIE or RESIDENT d 110 JAMES ST UNIT 201 110 JAMES ST UNIT 204 110 JAMES ST UNIT 303 uJ EDMONDS, WA 98020-8429 EDMONDS, WA 98020-8429 EDMONDS, WA 98020-8429 t K W 00454800200400 3/29/2019 00678200030200 3/29/2019 00434401200300 3/29/2019 A SHOSHA LLC or RESIDENT EL SRIRACHA LLC or RESIDENT TEAL PROPERTIES EDMOND or RESIDENT 8625 HOLLY LN 8825 205TH PL SW 20818 44TH AVE W STE 202 0 rL EDMONDS, WA 98026 EDMONDS, WA 98026 LYNNWOOD, WA 98036 r N 00454800101100 3/29/2019 00678200040200 3/29/2019 00863300010100 3/29/2019 N NGUYEN TIN T/LE TRINH or RESIDENT BRUNSVOLD STANLEY K or RESIDENT STARLITE INVESTORS LLC or RESIDENT N 6711 202 ST SW 6520 196TH ST SW APT 380 16706 55TH PL W LYNNWOOD, WA 98036 LYNNWOOD, WA 98036 LYNNWOOD, WA 98037-3097 (L a) 0 0 0 rn 00434400700100 3/29/2019 00434401601 3/29/2019 270323004051 0 3/29/2019 Q O 04 WA FEDERAL SAVINGS or RESIDENT BUCKLIN MA & LAURE or RESIDENT BUCKLIN MA K & LAURE or RESIDENT z Z 425 PIKE ST BR 137 800 5THAASTE 4141 8005TH AV TE 4141 dSEATTLE, WA 98101 SEATT98104 SEATiL A 98104 c CD E t 270 'W" 0 fC W2912019 00434401200400 3/29/2019 00678200020600 3/29/2019 V BUCK N RK R & LAURE or RESIDENT CHU DEE LLC or RESIDENT PLOMMER DOUGLAS or RESIDENT Q 800 5NL AVE STE 4141 PO BOX 2812 7029 24TH AVE NW SEA, WA 98104 SEATTLE, WA 98111-2812 SEATTLE, WA 98117 EXHIBIT 9 - PLN20190009 Packet Pg. 230 _ -� C; o tn overy.com� lDcAvf-liv. (2miArAll il60 1 00454800100901 BAKKER JANET or RESIDENT 12334 RIVIERA PL NE SEATTLE, WA 98125 3/29/2019 00434401600300 3/29/2019 HUI MAIN STREET LLC or RESIDENT 2100 22ND AVE S SEATTLE, WA 98144 00434400700300 3/29/2019 EADIE RICHARD or RESIDENT 1455 NW 188TH ST SHORELINE, WA 98177 00858900120300 3/29/2019 JACKSON LINDA E or RESIDENT 1224 NW BLAKELY CT SEATTLE, WA 98177 00454800201100 HASSHB LL or RESIDENT 3727 S 4TH ST SEA C, WA 98188 00787600010000 3/29/2019 HANSEN JANIS S or RESIDENT 18373 RIDGEFIELD RD NW SHORELINE, WA 98177 00454SM00901 HASSHB LL or RESIDENT 3727 S or ST SEA C, WA 98188 27032300408200 3129/2019 EDMONDS 1463 LLC or RESIDENT 17358 BEACH DR NE SEATTLE, WA 98155 00858900100100 3/29/2019 TYNES PROPERTIES LIMIT or RESIDENT 1212 NW CULBERTSON DR SEATTLE, WA 98177 3/29/2019 00454800201000 3/29/2019 HASSHB LLC or RESIDENT 3727 S 194TH ST SEATAC, WA 98188 3/29/2019 0045480=1700 3/29/2019 HASSHB LLC ESIDENT 3727 S 19 H ST SEAT , WA 98188 00787600020100 3/29/2019 OLSEN KNUD H or RESIDENT 6815 MADRONA DR NW TULALIP, WA 98271 00678200030700 3/2912019 DE SAM O ANTHONY/ or RESIDENT 629 77T AVE NE OILYiA, WA 98506 Chrystal Lanning 396 Sunset Ave N Edmonds, WA 98020 W454000102000 3/29/2019 TAMBE LLC RESIDENT 14751 N LSEY ST STE 105-578 MON E, WA 98272 00830800020300 3/29/2019 THOMAS MARY LOU B or RESIDENT 7227 E TOWER MT LN SPOKANE, WA 99223 Cheree Brodrick 307 Bell St # 103 Edmonds, WA 98020 00434400601201 3/29/2019 MCGLOCKLIN DARREN/MACH or RESIDENT PO BOX 1331 GOLD BAR, WA 98251 00454800201901 3/29/2019 STATE DEPT OF TRANSPOR or RESIDENT PO BOX 47300 OLYMPIA, WA 98504 Bette Luke 120 3rd Ave S. #202 Edmonds, WA 98020 Gregg Arnold 904 Sea Vista PI Edmonds, WA 98020 luettes d'adresse Easy Peel'' Allez a avery.ca/gabarits 6.1.a Providing quality water, power and service at a competitive price that our custamers value May 30, 2019 Michael Clugston City of Edmonds 121 5`h Avenue North Edmonds, WA 98020 Dear Mr. Clugston: Reference: Graphite Arts Studios 1 & 2 District DR Number: 19-102 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. The developer is required to supply the District with suitable locations/easements on all parcels where electrical facilities must be installed to serve the proposed development. It is unlikely that easements will be granted on District -owned property, or consents granted within District transmission line corridors. Existing PUD facilities may need relocations or modifications 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, Jason Zyskowski Senior Manager Planning, Engineering, & Technical Services Cc: Tom Hovde — E2 1802 -- 7511 Street S.W. • Everett, WA • 98203 I Mailing Address: P.O. Box 1107 • Everett, WA • 98206-1107 425-783-4300 • Toll -free in western Washington at I-877-783-1000, ext. 4300 • www.snopud.coni EXHIBIT 10 - PLN20190009 Packet Pg. 2 2 6.1.a Clugston, Michael From: Warfel, Michael (ECY) <MWAR461@ECY.WA.GOV> Sent: Thursday, May 30, 2019 6:55 AM To: Clugston, Michael Cc: Lien, Kernen; Nishikawa, Tracy (ECY) Subject: RE: Ecology's Comments -Graphite Studio & Apartments Building 1 & 2 Project Hi Michael: Thanks for your email. You are correct; pursuit of Site cleanup through the Voluntary Cleanup Program by the property owner is optional. The absence of underground parking in the project design would likely eliminate the need for construction dewatering and management of contaminated groundwater, and decrease the amount of contaminated soil encountered during excavation that would require management and off -Site disposal. However, any excavation work for the building foundation could encounter contaminated soil. Therefore, the soil provisions of the hazardous materials management plan would apply, as would the requirement to use Hazwoper-trained workers to conduct any excavation. The Department of Labor and Industries, not Ecology, enforces the worker training provisions. The hazardous materials management plan should be referenced and applied to the extent needed, depending on conditions encountered during the construction. The contactor must avoid taking any actions during construction that will cause the contamination to spread to uncontaminated parts of the Site, to off -Site areas, of expose the public to contamination. Hope this helps. If you need more info or want to connect by phone, let me know. Mike Michael R. (Mike) Warfel, LG, LHG, RG Site Manager, Voluntary Cleanup Program State of Washington, Department of Ecology NW Regional Office/Toxics Cleanup Program 3190160th Ave SE Bellevue WA 98008 Phone: 425-649-7257 Fax: 425-649-7098 michael.warfel_@ecy.wa.goV From: Clugston, Michael <Michael.Clugston@edmondswa.gov> Sent: Wednesday, May 29, 2019 9:43 AM To: Warfel, Michael (ECY) <MWAR461@ECY.WA.GOV> Cc: Lien, Kernen <Kernen.Lien @edmondswa.gov> Subject: FW: Ecology's Comments -Graphite Studio & Apartments Building 1 & 2 Project Hi Mike, Thank you for the comments. Under the current development plan, the proposed building at the former Mar Vel Marble site will be slab -on -grade construction while the former plan called for underground parking. A media management plan was generated based on that project but even with that, as I understand it, the applicant did not have to remediate the 1 EXHIBIT 11 - PLN20190009 Packet Pg. 233 6.1.a site but could through a Voluntary C. iup Program. I want to make sure to ada ,propriate conditions to the current design review decision but I'm not sure how to proceed at this point. Any guidance would be most appreciated. c Mike Michael Clugston, AICP Senior Planner City of Edmonds 425-771-0220 x 1330 michael. cluaston @ed mondswa. aov Permit assistance, codes, online permits, and Web GIS: http:/jwww.edmondswo.goylhandouts.html Permit Center Hours: M, T, TH, F 8:00 AM — 4:30 PM Wednesday 8:30 AM —12:00 PM From: Nishikawa, Tracy (ECY) <tnis461_@ecy.wa.gov> Sent: Tuesday, May 28, 2019 2:03 PM To: Clugston, Michael<Michael.Clugston@edmondswa.go> Cc: Warfel, Michael (ECY) <MWAR461@ECY.WA.GOV> Subject: Ecology's Comments -Graphite Studio & Apartments Building 1 & 2 Project Good Afternoon, Please find attached a comment letter from the Department of Ecology regarding the Graphite Studio & Apartments Building 1 & 2 Project. Thank you Best Regards, Tracy Nishikawa Regional Secretary / Assistant to Regional Director Tom Buroker Department of Ecology / Northwest Regional Office P 425-649-7012/ tracy.nishikawa@ecy.wa.gov 2 EXHIBIT 11 - PLN20190009 Packet Pg. 234 6.1.a 'RZ 30) --7 ) F-q J Copy ENVIRONMENTAL MEDIA MANAGEMENT PLAN MAR-VEL MARBLE REDEVLOPMENT 202 MAIN STREET R E 5 U B EDMONDS, SNOHOMISH COUNTY, WASHINGTON MAY 15 2018 ZGA Project No. 1811.23 BUILDING 1IEPAFi"'r May 11; 2018 CITE' OF _DMONE Prepared for: Gregg Property Associates, LLC 7-7 y 1, �J Prepared by: 70 �rGeo n i Geopfafessional C❑ s�ltants EXHIBIT 12 - PLN20190009 Packet Pg. 235 6.1.a ZipperGeo Ge©profession al Consultants May 11, 2018 Art 202, LLC 16550 76th Ave. W Edmonds, WA 98026 Attention: Mr. Robert Gregg, CCM Ms. Mary Olsen, Owner Subject: Environmental Media Management Plan Mar-Vel Marble Redevelopment 202 Main Street Edmonds, WA 98020 Snohomish County Tax Parcel No. 00454800101300 ZGA Project No. 1811.23 Dear Mr. Gregg and Ms. Olsen, Zipper Geo Associates, LLC (ZGA) is pleased to present this Environmental Media Management Plan (EMMP) for the Mar-Vel Marble Redevelopment Project. This plan was completed in general accordance with the scope and limitations set forth in our Work Plan and Cost Estimate (ZGA Proposal No. 17314, dated December 11, 2017). This document is intended to be utilized by the general contractor, earthwork subcontractor, shoring subcontractor, or other subcontractors that are expected to encounter environmentally -impaired soil and/or groundwater during construction as part of site redevelopment. This document provides a summary of our understanding of the project background, outlines compliance with applicable environmental laws and regulations, addresses existing monitoring well decommissioning prior to construction, outlines roles and responsibilities for managing impacted media, summarizes OSHA health and safety requirements of the contractor and subcontractors, outlines the methodology for environmental construction monitoring, and provides recommendations for re -use or off -site disposition of impacted media. 19019 36th Ave West, Suite E I Lynnwood, WA 98036 1 Phone: 425.582.9928 1 zippergeo.com EXHIBIT 12 - PLN20190009 Packet Pg. 236 6.1.a ZippGeo Geapro#esslonal Consultants We look forward to meeting with you next week to discuss this Environmental Media Management Plan including any comments or questions you may have. We appreciate the opportunity to work with you on this project and look forward to assisting Art 202, LLC with implementation of this EMMP through environmental construction monitoring as described within the plan. Sincerely, Zipper Geo Associates, LLC Jeffrey S. Tinklepaugh, G.I.T. Staff Geologist Sean W. Donnan, P.G., L.E.G., L.Hg. Principal 19019 36th Ave West, Suite E I Lynnwood, WA 98036 1 Phone: 425.582.9928 1 zippergeo.com EXHIBIT 12 - PLN20190009 Packet Pg. 237 6.1.a Table of Contents 1.0 SITE BACKGROUND...........................................................................................................................6 1.1 Location.........................................................................................................................................6 1.2 Site Characterization.....................................................................................................................6 1.3 Previous Reports...........................................................................................................................6 2.0 PROJECT UNDERSTANDING...............................................................................................................7 3.0 NATURE AND EXTENT OF RESIDUAL SITE IMPACTS..........................................................................7 3.1 Impacts to Soil...............................................................................................................................7 3.2 Impacts to Groundwater...............................................................................................................8 4.0 COMPLIANCE WITH APPLICABLE ENVIRONMENTAL LAWS AND REGULATIONS ..............................8 5.0 HEALTH AND SAFETY PLAN (HASP)...................................................................................................8 6.0 CONTRACTOR/SUBCONTRACTORS ENVIRONMENTAL QUALIFICATIONS.........................................9 7.0 CONTRACTORS USE OF HAZARDOUS MATERIALS..........................................................................10 8.0 WORKER HEALTH AND SAFETY TRAINING......................................................................................10 9.0 MONITORING WELL DECOMMISSIONING......................................................................................10 10.0 SOIL AND GROUNDWATER MANAGEMENT....................................................................................10 10.1 Roles and Responsibilities...........................................................................................................10 10.2 Excavation and Stockpiling.........................................................................................................11 10.3 Pre -Classification and Direct loading..........................................................................................12 10.4 Disposition of Excavation Spoils..................................................................................................12 10.5 Dewatering.................................................................................................................................13 10.6 Decontamination........................................................................................................................14 10.7 Environmental Equipment Calibration and Maintenance..........................................................14 10.8 Soil Sampling Methodology and Frequency of Testing...............................................................14 10.9 Sample Handling Procedures......................................................................................................15 10.10 Sample Documentation..........................................................................................................16 11.0 ANALYTICAL LABORATORY TESTING...............................................................................................17 12.0 ANALYTICAL QUALITY CONTROL PROCEDURES..............................................................................17 12.1 Qualifications of Analytical Laboratory.......................................................................................18 12.2 Laboratory Quality Control Procedures.......................................................................................18 12.3 Laboratory Quality Control Samples...........................................................................................18 13.0 RECORD KEEPING............................................................................................................................20 14.0 TRANSPORT OF IMPACTED MEDIA................................................................................................. 20 15.0 DOCUMENTATION AND REPORTING..............................................................................................20 16.0 STANDARD OF CARE.....................................................................................................................21 17.0 RELIANCE.........................................................................................................................................21 EXHIBIT 12 - PLN20190009 Packet Pg. 238 6.1.a Attachments: Appendix A Acronyms and Definitions Appendix B Figures Appendix C Tables Appendix D Boring Logs Appendix E Test Pit Logs Appendix F Guidelines for Re -Use of Petroleum Contaminated Soils EXHIBIT 12 - PLN20190009 Packet Pg. 239 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 1.0 SITE BACKGROUND 1.1 Location ZipperGeo C,eoprn[essiarkal curisuIlants The project site is located at 202 Main Street in Edmonds, Washington. The site is assigned Snohomish County Tax Parcel No. 0045800101300. The site is bordered to the north by Main Street, to the west by 2nd Avenue South, to the east by an existing alley with commercial buildings further east, and to the south by an existing alley with a gravel parking lot further south. The site was previously developed with three conjoined commercial buildings that have since been demolished. The project site is listed on the Washington State Department of Ecology's (Ecology's) Confirmed and Suspected Contaminated Sites List (CSCSL) as Cleanup Site ID No. 1565 and Facility Site ID No. 34293635. 1.2 Site Characterization ZGA completed a Focused Subsurface Investigation, which included the advancement of nine hollow -stem auger borings (B-1/MW-1 through B-9/MW-9) and six test pits (TP-1A, TP-1B, TP-2A, TP-2B, TP-3, and TP- 4). Each of the nine borings were completed as dedicated groundwater monitoring wells. Based on test results on soil samples submitted for analytical laboratory testing and field screening completed during the subsurface investigation, petroleum contaminated soil (PCS) was encountered in the following explorations: B-2/MW-2; TP-1A; TP-1B; TP-2A; TP-2B; and TP-4. The above referenced Focused Subsurface Investigation should be referred to regarding general site soil and groundwater conditions and the analytical laboratory test results encountered at specific locations. During our Focused Subsurface Investigation, ZGA field -screened soil samples for indications of environmental impairment by chemicals of concern identified in our Phase I Environmental Site Assessment (ZGA Project No. 1811.21, dated May 19, 2017). Additionally, ZGA collected soil and groundwater samples for laboratory analysis. Chemicals of concern identified during pre -construction site characterization are discussed in Section 3.0. ZGA's Technical Memorandum - Mar-Vel Marble Redevelopment - Estimated Volume of Petroleum Contaminated Soil Subject to Unique Handling and Off - Site Disposition - 202 Main Street - Edmonds, Washington - ZGA Project No. 1811.22 dated May 8, 2018 should be reviewed in parallel with this EMMP. 1.3 Previous Reports This EMMP is intended to be used only in conjunction with the following ZGA-produced documents: + Phase I Environmental Site Assessment - Mar-Vel Marble Redevelopment - 202 Main Street - Edmonds, Snohomish County, Washington - ZGA Project No. 1811.21 dated May 19, 2017; • Focused Subsurface Investigation - Mar-Vel Marble Redevelopment - 202 Main Street - Edmonds, Snohomish County, Washington - Snohomish County Tax Parcel No. 00454800101300 - ZGA Project No. 1811.22 dated November 16, 2017; and, [1 EXHIBIT 12 - PLN20190009 Packet Pg. 240 6.1.a Mar-Vel Marble Redevelopment ZM F"' perGeo ZGA Project No. 1811.20 1" Grnprofessioitia! Consultants Environmental Media Management Plan May 11, 2018 ■ Technical Memorandum - Mar-Vel Marble Redevelopment - Estimated Volume of Petroleum Contaminated Soil Subject to Unique Handling and Off -Site Disposition - 202 Main Street - Edmonds, Washington - ZGA Project No. 1811.22 dated May 11, 2018. 2.0 PROJECT UNDERSTANDING Preliminary civil plans and discussions with CG Engineering, indicate that the below grade parking level and access ramp will be located below the central and western portion of the building with parking level finished floor elevations ranging from about 31 to 32.3 feet. These parking level finished floor elevations are up to 8 feet below existing grade and we anticipate that excavations for foundation elements may extend about 2 feet deeper for anticipated construction excavation depths of up to 10 feet. The eastern 25 feet of the building will be slab -on -grade with a finished floor elevation of about 42 feet. Stormwater facilities will be located below the slab -on -grade floor in the eastern portion of the building. The planned stormwater facilities include a 5-foot diameter stormwater detention pipe with an invert elevation of about 35 feet and a catch basin with a bottom of footing elevation of about 31 feet. The stormwater detention conduit invert elevation and catch basin bottom of footing elevations are about 6 and 10 feet below existing ground surface, respectively. We anticipate that excavations during construction may extend up to 2 feet below these stormwater features for anticipated construction excavation depths of 8 to 12 feet. We understand that removal of the offsite closed -in -place underground storage tank, located in the 2nd Avenue South right-of-way, is not included in the current development plan. Preliminary shoring plans indicate that 2-foot diameter soldier pile drilled shafts will be advanced along the northeast, northwest, and southwest perimeter of the site with pile tip elevations ranging from 13 to 17 feet. Preliminary shoring plans also indicate that shoring will not extend all the way into the north corner of the Property. The plans indicate that the soldier pile wall will chamfer the northwest corner of the property. 3.0 NATURE AND EXTENT OF RESIDUAL SITE IMPACTS The following sections describe the residual impacts to soil and groundwater at the site. This plan also takes into consideration and serves as a general guidance document regarding earthwork phases of construction that are influenced by impacted media documented to be present on site. 3.1 Impacts to Soil The compounds of concern (COCs) detected in soil at the site include: Total Petroleum Hydrocarbon (TPH) in the gasoline range (TPH-G); TPH in the diesel range (TPH-D); TPH in the oil range (TPH-0); benzene; toluene; ethylbenzene; and total xylenes. For additional discussion on ZGA soil characterization efforts, please refer to the following ZGA-produced document, referenced in Section 1.3: Focused Subsurface Investigation - Mar-Vel Marble Redevelopment 7 EXHIBIT 12 - PLN20190009 Packet Pg. 241 6.1.a Mar-Vel Marble Redevelopment zippers jeo ZGA Project No. 1811.20 �.J Geppsufessianal Consuftants Environmental Media Management Plan May 11, 2018 - 202 Main Street - Edmonds, Snohomish County, Washington - Snohomish County Tax Parcel No. 00454800101300 - ZGA Project No. 1811.22 dated November 17, 2017. 3.2 Impacts to Groundwater The COCs detected in groundwater at the site include: TPH-G; and select volatile organic compounds (VOCs) including acetone, benzene, sec -butyl benzene, chloroform, 1,2-dichloroethane, isopropyl benzene, trichloroethene (TCE), and tetrachloroethene (PCE). Based on a review of preliminary civil plans and discussions with CG Engineering, we do not anticipate that site redevelopment will encounter significant groundwater excluding some perched groundwater within planned cut depths and possibly during vertical shoring element installation. If groundwater is encountered during site -redevelopment the contractor should take appropriate measures as outlined in Section 10 of this EMMP. 4.0 COMPLIANCE WITH APPLICABLE ENVIRONMENTAL LAWS AND REGULATIONS All Contractors working at the site shall at all times comply with all applicable environmental laws. Management and handling of petroleum impacted media shall be conducted in accordance with Chapter 70.105D RCW and its implementing regulations, the Model Toxics Control Act (MTCA), Chapter 173-340 WAC; Chapter 173-303 WAC, the Dangerous Waste Regulations; and Guidance for Remediation of Petroleum Contaminated Soils, Toxics Cleanup Program, Publication No. 10-09-057, dated September 2011. The contractor is required to prepare and adhere to a Site -Specific Health and Safety Plan as described below. Applicable cleanup levels under MTCA can be developed using either Method A tabulated values or using Method B and Method C risk -based formulations. Method A and Method B cleanup levels allow for unrestricted land use, including residential use. For the purposes of regulatory compliance for the site during and after construction, analytical results will be compared to MTCA Method A cleanup levels. For the purposes of this EMMP, petroleum impacts to soil and/or groundwater below MTCA cleanup levels but above minimum laboratory reporting limits (e.g. Class II soils as defined by Ecology) will require special handling and disposition. 5.0 HEALTH AND SAFETY PLAN (HASP) The General Contractor will need to prepare a site -specific Health and Safety Plan (HASP) to satisfy the requirements as set forth in 29 CFR 1910.120 and Chapter 296-843 WAC intended to ensure safe work practices. This HASP shall also apply to all subcontractors during excavation and shoring when working within petroleum impacted soils and/or petroleum and chlorinated solvent -impacted groundwater documented to exist on site. The HASP should conform to 29 CFR 1910.120 and be prepared by a Certified Industrial Hygienist (CIH). EXHIBIT 12 - PLN20190009 Packet Pg. 242 6.1.a Mar-Vel Marble Redevelopment ZipperGeo ZGA Project No. 1811.20 6vnprofessional Cc7nsul,ams Environmental Media Management Plan May 11, 2018 The HASP will identify the minimum requirements for personal protective equipment (PPE) for all onsite contractor employees. The contractor -specific HASP will be provided to the owner in advance of mobilization for earthwork phases of construction for review and comment. The Contractor's site -specific HASP will provide and maintain effective safeguards for worker health and safety when subsurface work is conducted where contaminated soil and/or groundwater has come known to exist. The plan shall conform to the requirements established under the Code of Federal Regulations 29 CFR 1910.120, including the use of appropriately trained site workers, monitoring and identification of impacted media, site health and safety officer's authorities and responsibilities, and health and safety briefings for applicable site personnel. The HASP will require workers involved in subsurface work to use a minimum level of personal protective equipment (PPE) such as protective clothing, resistant gloves and boots, hardhats, safety glasses, hearing protection, etc., that are consistent with protection against the chemicals of concern within the impacted areas and waste streams at the site. The HASP will also define appropriate protocols for air monitoring, action level upgrades (e.g., Modified Level D or Level D to Level C, etc.), and worker decontamination, and will augment the Contractor's safety procedures and/or HASP for normal subsurface work. The primary hazards at the site are soil and potentially groundwater impacted by TPH and select VOCs as outlined in Section 4. Upon excavation, potential exposure pathways would include inhalation, ingestion, and dermal contact with impacted soil and/or groundwater. During subsurface work, the impacted area will be secured by the Contractor to limit access until the potential hazards from the aforementioned exposure pathways have been evaluated and mitigated and impacted media have been removed. Appropriate worker hygiene should be addressed in the Contractors HASP, so individuals will not inadvertently ingest, or inhale impacted soil particles adhering to gloves or clothing or come into contact with or ingest impacted groundwater. ZGA will prepare a HASP in accordance with the requirements of 29 CFR 1910.120 and Chapter 296-843 WAC, which will only apply to representatives of ZGA who are on site monitoring earthwork activities where petroleum and/or chlorinated solvent impacted media are concerned. 6.0 CONTRACTOR/SUBCONTRACTORS ENVIRONMENTAL QUALIFICATIONS The Contractor shall make available for their completion of earthwork phases of construction an appropriate number of employees who satisfy the requirements as set forth in the contractor -specific Health and Safety Plan. In particular, a select number of the Contractors' work force will be responsible for providing documentation of current 24 or 40-hour OSHA training (including annual 8-hour refresher course) in accordance with 29 CFR 1910.120. W EXHIBIT 12 - PLN20190009 Packet Pg. 243 6.1.a Mar-Vel Marble Redevelopment ZipperGeo ZGA Project No. 1811.20 Gerr�]r ofessibnal Cnnsu I to rjts Environmental Media Management Plan May 11, 2018 Subcontracting of work does not relieve the Contractor of any of its obligations, including obligation to comply with all applicable Federal, State, and local environmental health and safety rules, regulations, and laws and to require such compliance from all subcontractors. 7.0 CONTRACTORS USE OF HAZARDOUS MATERIALS The Contractor shall at all times properly handle, store, use, and dispose of any hazardous materials, if any, brought on to the work site in accordance with all applicable environmental laws. In the event of a spill or release of any hazardous material brought on to the work site, the procedures as set forth in the Contractor's Health and Safety Plan (HASP) or other management plan including the Stormwater Pollution Prevention Plan (SWPPP) prepared for the project concerning hazardous materials shall be followed. 8.0 WORKER HEALTH AND SAFETY TRAINING Washington OSHA is codified in Chapter 296-843 WAC. According to 29 CFR 1910.120(e), workers that could be potentially exposed to hazardous substances, health hazards, or safety hazards and their supervisors and management responsible for the site work shall receive either 24 or 40-hour HAZWOPER training under a qualified vendor. The Contractor's workers engaged in subsurface excavation or other activities, which may be cause the worker to be exposed to the COCs outlined in Section 3, shall receive a minimum of 40 hours of HAZWOPER instruction. Workers who work at the site only occasionally for a specific task such as surveying, etc., and who are unlikely to be exposed over permissible exposure limits shall receive a minimum of 24 hours OSHA Health and Safety instruction. 9.0 MONITORING WELL DECOMMISSIONING Monitoring well decommissioning will be completed by ZGA prior to Earthwork Contractor mobilization. The decommissioning will be completed and documented by a Washington State licensed Resource Protection Well driller in accordance with Chapter 173-160 WAC; Minimum Standards for Construction and Maintenance of Wells. Documentation of decommissioning and confirmation from the Washington State Department of Ecology (Ecology) will be provided to the owner. 10.0 SOIL AND GROUNDWATER MANAGEMENT 10.1 Roles and Responsibilities ZGA will be retained on a full-time basis to observe and document the contractor during excavation in known or suspected petroleum impacted areas of the site. ZGA will monitor earthwork activities including excavation, dewatering operations if occurring, utility excavations as appropriate, and general earthwork phases of construction. ZGA, will be responsible for collecting soil and/or groundwater samples from soil stockpiles or excavations. The Contractor will be responsible for coordinating with ZGA. The owner, and owner's representative shall secure the necessary permits for disposal of petroleum impacted excavation spoils, groundwater, and the 10 EXHIBIT 12 - PLN20190009 Packet Pg. 244 6.1.a Mar-Vel Marble Redevelopment '% j �yr�� err po ZGA Project No. 1811.20 L.1 �.1 i lJ 1. GeoprofesStDKiill Consultants Environmental Media Management Plan May 11, 2018 appropriate handling and management of dewatering while following the requirements of this EMMP and all other applicable local, state, and federal rules and regulations. The contractor will be responsible for the installation of the shoring system to allow for excavation to the proposed depths. Excavation of petroleum contaminated soils will occur simultaneously with mass excavation of the site. The contractor will be responsible for excavation of both non -impacted as well as inferred -petroleum impacted soils under the guidance of the owner and ZGA. The General Contractor will be responsible for the design, execution, and management of stormwater Best Management Practices (BMPs), erosion control measures, and discharge requirements in accordance with all applicable rules and regulations and as defined in the SWPPP prepared by others for the project. The General Contractor is also responsible for collection and analysis of stormwater samples to ensure compliance with the SWPPP. We understand that a Certified Erosion and Sediment Control Lead (CESCL) will be retained for the project. ZGA's presence on site does not preclude the Contractor from responsibility for understanding and executing the requirements of this EMMP or compliance with all applicable Federal, State, and Local rules and regulations including those pertaining to compliance with the stormwater general permit for the project. 10.2 Excavation and Stockpiling During excavation phases of construction or cleanup, ZGA will be onsite to observe, and document handling and management of petroleum impacted soils in accordance with this EMMP. ZGA will provide guidance regarding the segregation, stockpiling, and export of excavation spoils during earthwork phases of construction. Excavated soil where confirmed to be impacted in advance by analytical laboratory test results may be direct loaded for offsite disposition. In the absence of laboratory testing, excavated soil should be temporarily stockpiled on site and covered with a layer of plastic sheeting of at least 6-mil thickness. If stockpiles are used, the plastic sheeting shall be anchored as necessary around both the perimeter and atop the stockpile using appropriate measures which may include, but are not limited to jute netting, sand bags, or other measures. The stockpile locations will be predetermined by the General Contractor and the client and based upon temporal site logistics. Unique stockpiles will be segregated into temporary management areas where soil in stockpiles can remain separated from one another and identified and tracked until the appropriate end - use is determined, and re -use on -site or off -site disposition occurs. 11 EXHIBIT 12 - PLN20190009 Packet Pg. 245 6.1.a Mar-Vel Marble Redevelopment Z ppp rr en ZGA Project No. 1811.20 G �J �.J t-,n��profesxionaf Cgnit+lca rat s Environmental Media Management Plan May 11, 2018 Typical construction practices for security and fencing should be followed. Additionally, petroleum impacted soil being stored prior to final determination or disposal should be properly secured and/or fenced to prevent unauthorized access or contact. For example, temporary stockpiles of impacted soil should be placed on and completely covered with plastic sheeting and bermed appropriately to prevent runoff. Appropriate signage to discourage trespassing should be posted. If stockpiles are used, ZGA will endeavor to provide test results of stockpiled materials within an expedited 36-hour time frame after the stockpile is created and sampled. Contractor will notify the owner in instances where more expedited test results are needed (24-hour turnaround from the time samples are collected and submitted to the analytical testing facility) and the owner will facilitate on a case by case basis. ZGA will be actively collecting discrete soil samples during the excavation to characterize excavation spoils and stockpiled materials. ZGA will also collect samples from the sidewalls and/or base of excavations as earthwork progresses. In the event that the discrete samples collected do not meet the sample frequency protocol as described below, additional discrete or composite samples will be collected from the stockpile(s) based on an estimate of volume to be accumulated. Samples will be submitted to a Washington -state accredited analytical laboratory as described herein. 10.3 Pre -Classification and Direct loading Direct loading of soils is the preferred method of removing petroleum impacted soils for off -site disposition from a construction schedule perspective. In order to facilitate direct loading of soils, the Contractor and ZGA must establish a pre -classification process which will identify petroleum impacted soils before excavation begins. The Contractor will provide ZGA with a schematic drawing indicating the start of excavation and the sequence of the excavation prior to mobilization. All samples will be submitted to a Washington -state accredited analytical laboratory by ZGA. Once laboratory results are received and reviewed, the need for unique handling and off -site disposition of the soils will be evaluated and communicated by ZGA to the General Contractor and the owner. 10.4 Disposition of Excavation Spoils All reasonable efforts will be undertaken by ZGA to classify soils into two categories based on the field observations and analytical results of sampling: Category 1 Soils; and, Category 2, 3, and 4 Soils in accordance with Washington State Department of Ecology Guidance for Remediation of Petroleum Contaminated Sites; Table 12.1 and Table 12.2; Publication No. 10-09-057, dated September 2011. Tables 12.1 and 12.2 are attached to this document in Appendix F. 12 EXHIBIT 12 - PLN20190009 Packet Pg. 246 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 Category 1 soils ZipperGeo Q'41;)10fessWNII Consultants • Category 1: Soils classified as Category 1 soils, which do not contain detectable concentrations of petroleum constituents, will be disposed of by the Contractor at a facility that can accept such soils or re -used on site (subject to geotechnical suitability criteria). Category 2, 3, and 4 Soils • Category 2: Soils classified as Category 2 soils, which may contain residual concentrations of petroleum constituents below MTCA Method A cleanup levels, will be disposed of as Petroleum Contaminated Soil (PCs) or re -used on site (subject to geotechnical suitability criteria). • Category 3: Soils classified as Category 3 soils, which may contain residual concentrations of petroleum constituents at and/or below MTCA Method A cleanup levels, will be disposed of as PCs. • Category 4: Soils classified as Category 4 soils, which contain residual concentrations of petroleum constituents above MTCA Method A cleanup levels, will be disposed of as PCs. All Class 2, 3, and 4 soils subject to unique handling and off -site disposition will be disposed of at a facility licensed and permitted to receive and dispose of petroleum contaminated soils. Provided the owner and/or General Contractor effectively coordinate with ZGA, ZGA will profile the soils in advance with the selected end user of the impacted soil. ZGA will coordinate with the General Contractor, owner, and owner's representative to obtain a bill of lading to document transportation and disposal of petroleum impacted soils slated for off -site disposition. The owner or owner's representative will be responsible for signing the waste profile application as the generator. 10.5 Dewatering It is our understanding that significant volumes of groundwater will be encountered during excavation phases of construction at the site. As a result, dewatering of excavations is not expected to be necessary. However, perched groundwater may be present within the planned cut elevations and could seep into the excavations. Based on groundwater analytical results, if groundwater is encountered, there is the potential for said groundwater to be impacted by petroleum products or select VOCs. The General Contractor will obtain necessary permits for the storage, treatment, and disposal of dewatering collected and stored at the site during construction. The Contractor shall manage, treat, and transport the petroleum impacted groundwater in accordance with the requirements of the applicable environmental regulations and the stormwater general permit. We understand that a Certified Erosion and Sediment Control Lead (CESCL) will be retained for the project and that the CESCL will be responsible for any sampling of groundwater from holding tanks or at discharge locations in accordance with any pretreatment requirements of the general stormwater permit. 13 EXHIBIT 12 - PLN20190009 Packet Pg. 247 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 10.6 Decontamination ZipperGeo Ge op r olessiorml Consultants The Contractor shall decontaminate equipment that has come into contact with environmentally - impacted soil by scraping soil off of equipment with a shovel if possible, or by scrub washing or high pressure washing as necessary (supplied by the Contractor). 10.7 Environmental Equipment Calibration and Maintenance ZGA will be responsible for calibration and maintenance of field equipment used by ZGA during earthwork prior to use in the field as appropriate. The calibration procedures will follow standard manufacturers' instructions and/or ZGA's calibration/service specifications to ensure that the equipment is functioning within tolerances established by the manufacturers and required for the tests. A record of field calibration checks will be maintained by ZGA's field personnel on the field logs. All instruments will be stored, transported, and handled with care to preserve equipment accuracy. Damaged instruments will be taken out of service immediately and withheld from use until they can be repaired and recalibrated by a qualified technician. 10.8 Soil Sampling Methodology and Frequency of Testing ZGA will complete soil sampling of excavation spoils, stockpiles, and excavations as described in this EMMP and this section. Based on the analytical results from the Focused Subsurface Investigation completed by ZGA, excavation spoils removed from the site will be subject to unique handling, segregation, stockpiling, sampling, and disposition, as appropriate. Sampling of confirmed or suspected impacted soils will be conducted in accordance with Ecology requirements presented in Guidance for Remediation of Petroleum Contaminated Soils, Toxics Cleanup Program, Publication No. 10-09-057, dated September 2011. The following frequencies will apply for samples collected from stockpiles and/or during excavation and generation of excavation spoils. 14 EXHIBIT 12 - PLN20190009 Packet Pg. 248 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 10.9 Sample Handling Procedures ZipperGeo Geuprofessional Consultants ZGA is responsible for sample handling procedures. The following subsections provide details regarding the sample handling procedures that will be followed forthis investigation. These include sample labeling, packaging, and shipping procedures. Labeling - Sample labels are necessary to prevent misidentification of samples. Sample labels will be filled out in indelible black or blue ink and affixed to sample containers at the time of sample collection. Each sample container will be labeled with the following, at a minimum: • Consulting firm name • Project No. • Sample identification number • Sample collection date (month/day/year) • Time of collection • Sampler's initials • Analyses required Preservative (if any) Packaging and Shipping - Immediately after sample labeling, sample containers will be placed in a cooler on ice during transportation to the laboratory. All glass sample containers will be protected with bubble wrap if transported by a commercial carrier. The temperature of the cooler will be recorded by the laboratory on the Chain of Custody (COC) record immediately upon receipt of the samples at the laboratory. The temperature of samples will be maintained at between 2° and 6° C in the cooler during transport. 15 EXHIBIT 12 - PLN20190009 Packet Pg. 249 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 ZipperGeo t;"o0rofessiawl Consultants Sample cooler drain spouts will be taped from the inside and outside of the cooler to prevent any leakage. Samples transported by a laboratory -assigned courier will be packed in a sample cooler with sufficient ice to keep the samples chilled. 10.10 Sample Documentation ZGA is responsible for Sample Documentation. The following subsections provide details regarding the sample documentation procedures that will be followed for this investigation. These include preparation of Chain of Custody Forms and documentation of field notes. Chain of Custody (COC) - To establish the documentation necessary to trace sample possession from the time of collection through analysis and disposal, a COC record will be completely filled out and will accompany every sample. Samples will be delivered to the laboratory for analysis as soon as practical. A COC record will accompany all samples. At a minimum, the following items will be recorded on the COC record: ■ Consulting firm name • Project name • Project location/Site ID • Project number • Sample ID • Sampler name • Date (of sample collection) • Time (of sample collection to the nearest minute, 24-hour clock) ■ Sample type (matrix) • Number of sample containers • Analyses required • Comments ■ Observations specific to sample • The sampler will be the first person to relinquish sample possession • Courier/laboratory representative signature ■ Date/time (of custody transfer) Field Logbooks/Notebooks - In order to maintain the integrity and traceability of samples, all information pertinent to field sampling will be recorded in a field logbook or field notebook. All samples will be properly labeled and packaged prior to being transported to the laboratory and will be accompanied by completed COC documentation. All documentation will be recorded in the field logbook or notebook in indelible black or blue ink. At a minimum, the logbook will contain the following information: • Project name and site location • Date and time • Personnel in attendance 16 EXHIBIT 12 - PLN20190009 Packet Pg. 250 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 General weather information • Work performed • Field observations Z pperGeo Gtloprofession4l Consultants • Sampling performed, including specifics such as location, type of sample, type of analyses, and sample identification • Field analyses performed, including results, instrument checks, problems, and calibration records for field instruments • Descriptions of deviations from this Work Plan • Problems encountered, and corrective action taken • Identification of field QC samples • QC activities • Verbal or written instructions • Any other events that may affect the samples 11.0 ANALYTICAL LABORATORY TESTING ZGA is responsible to ensure that all soil samples collected are submitted to a Washington -state accredited laboratory under strict chain -of -custody procedures. Samples will be analyzed for the following suite of analyses during mass excavation of the site: Northwest Portion ❑f Propert • Gasoline -range total petroleum hydrocarbons (TPH) using Northwest Method NWTPH-Gx; • Benzene, Toluene, Ethylbenzene, and Xylenes (BTEX), Hexane, Methyl Tertiary Butyl Ether (MTBE), 1,2 Dichloroethane (EDC), 1,2 Dibromoethane (EDB), and Naphthalene by EPA Method 8260C. • Additional analytical test procedures as required by the end use disposal facility. • Additional analytical procedures only as necessary including Washington State TPH Policy Method Volatile Petroleum Hydrocarbons (VPH) to potentially establish alternative cleanup standards for the property. Southeast and South -Central Portion of the Property • Diesel- and oil -range total petroleum hydrocarbons (TPH) using Northwest Method NWTPH-Dx; • Additional analytical test procedures as required by the end use disposal facility. • Additional analytical procedures only as necessary including Washington State TPH Policy Method Extractable Petroleum Hydrocarbons (EPH) to potentially establish alternative cleanup standards for the property. 12.0 ANALYTICAL QUALITY CONTROL PROCEDURES ZGA and subcontract analytical laboratories are responsible for implementing the requirements of this section. This section describes laboratory qualification, sample custody and documentation, 17 EXHIBIT 12 - PLN20190009 Packet Pg. 251 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 ZipperGeo Gvoprofmionai Consvitants QC procedures, QC samples, preventative maintenance, data review, and deliverables for the collection of samples for chemical analysis. 12.1 Qualifications of Analytical Laboratory The analytical laboratory selected to analyze samples for this project will be certified by the Washington State Department of Ecology and through the National Environmental Laboratory Accreditation Program (NELAP) for all of the analytical methods required for the project. The selected laboratory for the project will be capable of providing the required turnaround times, project QC, and data deliverables required by this EMMP. 12.2 Laboratory Quality Control Procedures The analytical laboratory will have written standard operating procedures (SOPS) defining the instrumentation, instrumentation maintenance, tuning, calibration, method detection and RLs, QC requirements, blank requirements, and step-by-step procedures for each analytical method. The SOPS must be available to the analysts performing the work. The SOPS must meet or exceed the requirements of the analytical methods cited in this Work Plan. The laboratory must maintain logs of all activities that have an impact on the quality of the laboratory results. Any portion of the method that is subcontracted by the laboratory to another laboratory or sent to another facility of the same network of laboratories must have the prior approval of ZGA. The laboratory must maintain the instruments in working condition required by the methods specified for the analyses. Sufficient redundancy in equipment must be available in the laboratory to handle downtime situations. Method substitution because of instrumental failure will not be permitted without written approval from ZGA. 12.3 Laboratory Quality Control Samples The following subsections outline the laboratory QC samples required by this project. Calibration - All instruments and equipment must be calibrated in accordance with the specified methods, unless different instructions are included in this document. Each instrument must be calibrated with the standard solutions appropriate to the type of instrument and the calibration range established for the method. Initial calibrations (ICALs) should be performed when the method is first used and again whenever the continuing calibrations fail to meet their respective acceptance criteria. In addition, if the instrument undergoes significant maintenance, the ICAL must be repeated. Continuing calibrations verify that the instrument performance has remained within the limits set at the time of the ICAL. The frequency of continuing calibrations is specified in referenced methods. V! EXHIBIT 12 - PLN20190009 Packet Pg. 252 6.1.a Mar-Vel Marble Redevelopment Z i p pe 1 u eo ZGA Project No. 1811.20 1 Gooprofessianal Consultants Environmental Media Management Plan May 11, 2018 Instrument/Calibration Blanks - Instrument blanks are run to ensure that analytes from previous runs have been purged out of the system and do not contaminate succeeding runs. Instrument blanks must be run following calibration runs, before sample analyses are performed, and after samples containing high concentrations of potentially interfering materials are found. Target analytes must not appear in the instrument blanks at concentrations greater than half the required RLs. If the laboratory consistently observes contaminants in the instrument blanks, the laboratory must investigate the source of the contamination and eliminate it, if possible. Method Blanks (MB) - Method blanks are prepared in the same manner as the samples, using the same reagents and glassware as for samples. The purpose of the method blank is to ensure that the equipment and reagents used in preparing the samples are free of contaminants that could interfere with the analysis. The method blank must be prepared and analyzed for each batch of 20 project samples or less per matrix (aqueous and solid) type. The method blank must not exhibit analytes at concentrations greater than half the required RLs. If contaminants are found that either contribute to the apparent concentration of a particular target analyte or interfere with the analysis, the analysis must be stopped, the source of contamination identified and corrected, and the analysis repeated. Contamination in the method blank above half the RLs will require that the entire associated batch of extracts or digestates be re -prepared and reanalyzed. Hence, it is very important to make sure that no such contamination is present. Laboratory Control Samples (LCS) - LCSs are pre -prepared and checked samples containing known concentrations of specific target analytes. LCSs can also be prepared by spiking known amounts of target analytes into a well -characterized blank matrix. The matrix must be analyte-free, laboratory reagent -grade water for water samples and clean sand or equivalent for soil samples. The LCS is prepared and run at a frequency of one per 20 project samples per matrix with the associated samples, using the same reagents and volumes. If insufficient quantity of sample is available for MS/MSD, the LCS will be prepared and analyzed in duplicates (LCSD). All analytes in the LCS must meet recovery criteria. If the criteria are not met, the entire batch of samples must be reprepared, together with a new LCS, and reanalyzed. Matrix Spike and Matrix Spike Duplicate (MS/MSD) - The MS/MSD serves to determine whether matrix effects are affecting recoveries. For inorganic analyses, only a single MS is performed per batch. A MS/MSD is prepared by spiking a known amount of solution to two portions of a sample being run in a batch. Once the spike is added to the MS/MSD samples, these samples are carried through the complete sample preparation process along with the other samples in the batch. The MS/MSD recoveries are compared against each other and against the known amount of the spike. 19 EXHIBIT 12 - PLN20190009 Packet Pg. 253 6.1.a Mar-Vel Marble Redevelopment L p pe ram`�] eo ZGA Project No. 1811.20 6eespr ofeysianat Cansu I to rs[s Environmental Media Management Plan May 11, 2018 From this data, both accuracy and precision can be determined. The laboratory will perform a MS/MSD at a frequency of one per 20 project samples per matrix. To prepare a project -specific MS/MSD, field personnel will collect additional sample volumes at a frequency of one per 20 samples. Field personnel will designate samples for MS/MSD analysis on the COC record. 13.0 RECORD KEEPING The Contractor shall provide complete documentation related to any off -site disposal of soil including but not limited to the following: waste profile submittals, waste manifests/waste bill(s) of lading, truck scale tickets and any other documentation provided to the Contractor by the permitted receiving facility. The Contractor is responsible for providing complete documentation of any and all off site disposition of soil. ZGA will maintain records of earthwork activities, soil stockpiling, sampling, and off -site disposal loading while present in the field. The Contractor shall provide complete documentation related to any on site re- use/re-positioning of soil including but not limited to strict horizontal and vertical (elevation) control prior to and after re -positioning of said soil from both borrow and placement areas of the site, and accurate quantity records of any soil subject to re-positioning/re-use on site. The Contractor will keep daily records of site safety briefings regarding work in suspected or confirmed contaminated media and prepare daily reports to document management of petroleum and/or chlorinated solvent -impacted impacted media. As required by the disposal facility, the General Contractor shall use a manifest or bill of lading for each off -site shipment of impacted media. The manifest or bill of lading shall include among other information, the date and time of shipment, the name of the transportation company, the name of the truck driver, the disposal site, and a brief description of the impacted media. 14.0 TRANSPORT OF IMPACTED MEDIA Transport and disposal of impacted media shall be the General Contractor's responsibility and shall comply with all applicable federal, state, or local laws, codes, and ordinances that govern or regulate petroleum impacted substance transportation and disposal. To the extent any media designating as dangerous or extremely hazardous waste per WAC 173-303 is determined to be present (not anticipated based on the data) additional transport recommendations will be recommended or required. 15.0 DOCUMENTATION AND REPORTING ZGA shall prepare daily field reports specific to the period of time they are on site in order to document all earthwork activities on the site as they pertain to this EMMP. DFRs shall be completed on site prior to leaving the site for the day. These DFRs will be distributed to the Contractor, and the owner if requested. Laboratory data as received will be distributed with the DFRs upon receipt. At the completion of earthwork phases of construction for the project, ZGA will prepare an Environmental Construction Monitoring (Remedial Action) Report documenting the field activities and methodologies. 20 EXHIBIT 12 - PLN20190009 Packet Pg. 254 6.1.a Mar-Vel Marble Redevelopment Z pperGeo ZGA Project No. 1811.20 Goo pr ofessional Consu I [ants Environmental Media Management Plan May 11, 2018 The report will summarize the monitoring well decommissioning, earthwork phases of site development activities, remedial measures undertaken to manage and address impacted media at the site, analytical laboratory results, final disposition of impacted soils, and residual soil and groundwater status. Copies of all permits, laboratory test certificates, soil recycling certificates, transportation manifest(s) and truck scale tickets will be included in the report. The report will incorporate all appropriate construction drawings and figures as necessary to reference the work performed relative to existing and future site features and will include specific locations from which all soil samples were collected. 16.0 STANDARD OF CARE This EMMP was prepared in a manner consistent with generally accepted practices of the profession undertaken and with regard to similar projects in a similar geographic area during a similar time period. It is intended to be used a guidance document, as no EMMP can wholly eliminate uncertainty regarding the presence of impacted media in connection with a property in recognition of reasonable limits of time, cost, and inferred risk. There are a number of unknown variables associated with construction projects with environmentally impaired media. This EMMP should therefore be considered a dynamic document, modification to which could be recommended by ZGA in response to the results of conditions encountered in the field. This EMMP is intended to be used only in conjunction with the above referenced documents and as otherwise limited herein. 17.0 RELIANCE This EMMP has been prepared for the exclusive use and reliance of Art 202, LLC. Use or reliance by any other party (except a government entity having jurisdiction over the site) is prohibited without written authorization from Gregg Property Associates, LLC and ZGA. 21 EXHIBIT 12 - PLN20190009 Packet Pg. 255 6.1.a Mar-Vel Marble Redevelopment ZIpperueo ZGA Project No. 1811.20 C I Gerrpru[essipnai C onsvl Ca n is Environmental Media Management Plan May 11, 2018 APPENDIX A ACRONYMS AND DEFINITIONS 22 EXHIBIT 12 - PLN20190009 Packet Pg. 256 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 el— Zipperueo Gonprofessional Consultants Bill of Lading The form used for identifying the quantity, composition, origin, routing, and destination of nonhazardous waste during its transportation from the point of generation to the point of disposal, treatment, or storage. A manifest is a similar form that may be used for hazardous wastes if encountered. Impacted Media Soil, water, or other solids or liquids with contamination levels above background levels (exceeding minimum laboratory reporting limits or "MRLs") as defined in Ecology's Guidance for Remediation of Petroleum Contaminated Soils, Toxics Cleanup Program, Publication No. 10-09-057, dated September 2011. As defined in the publication, impacted media includes all Category 2, Category 3, and Category 4 soils as summarized in Section 10.3. Impacted Media also includes soil and/or groundwater impacted with chlorinated solvents or other regulated compounds at concentrations exceeding the laboratory MRLs. CIH Certified Industrial Hygienist CFR Code of Federal Regulations CSCSL Confirmed and Suspected Contaminated Sites List CSID Cleanup Site ID COCs Contaminants of Concern Contractor Any entity conducting subsurface work within and Environmental Management Area including the general contractor and all subcontractors. EMMP Environmental Media Management Plan Environmental Consultant The entity providing third -party oversight and monitoring and documenting all excavation at the site including other subsurface invasive procedures which generate soil and/or groundwater at the surface. ZGA will also be responsible for evaluation and review of documentation of transport and disposal of the impacted media encountered. For the purposes of this EMMP, ZGA will act in the capacity of Environmental Consultant. 23 EXHIBIT 12 - PLN20190009 Packet Pg. 257 6.1.a Mar-Vel Marble Redevelopment Zipp 'rGeo ZGA Project No. 1811.20 C �J Geopr�oPessipnal Consultants Environmental Media Management Plan May 11, 2018 Environmental Laws Any applicable statute, law, ordinance, order, consent decree, judgment, permit, license, code, covenant, deed, common law, treaty, convention, or other requirement pertaining to protection of the environment, worker health or safety, natural resources, conservation, wildlife, waste management or disposal, hazardous substances or pollution, including but not limited to regulation of releases to air, land, water, and groundwater. FSID Facility Site ID HASP Health and Safety Plan per 29 CFR 1910.120 Manifest The form used for identifying the quantity, composition, and the origin, routing, and destination of hazardous waste during its transportation from the point of generation to the point of disposal, treatment, or storage. A bill of lading is a similar form that may be used for nonhazardous wastes. MTCA The Model Toxics Control Act as defined by Chapter 173-340 of the Washington Administrative Code. OSHA Occupational Safety and Health Administration PCE Tetrachloroethene a.k.a., Perchloroethylene PCs Petroleum Contaminated Soil is defined as soil with contamination levels above background levels (exceeding minimum laboratory reporting limits) as defined in Ecology's Guidance for Remediation of Petroleum Contaminated Soils, Toxics Cleanup Program, Publication No. 10-09-057, dated September 2011. As defined in the publication, petroleum impacted media includes all Category 2, Category 3, and Category 4 soils as summarized in Section 10.3. PPE Personal Protective Equipment RCW Revised Code of Washington Release Please refer to the definition provided under WAC 173-340-200. TCE Trichloroethene 24 EXHIBIT 12 - PLN20190009 Packet Pg. 258 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 TPH Total Petroleum Hydrocarbons ZI pperGeo C mprnfesslonal Consultants TPH-G Gasoline -range Total Petroleum Hydrocarbons TPH-D Diesel -range Total Petroleum Hydrocarbons TPH-O Oil -range Total Petroleum Hydrocarbons VOCs Volatile Organic Compounds WAC Washington Administrative Code ZGA Zipper Geo Associates 25 EXHIBIT 12 - PLN20190009 Packet Pg. 259 6.1.a Mar-Vel Marble Redevelopment z rGe ppeo ZGA Project No. 1811.20 1 1. GE�opr ofessianal Cansu Ita rats Environmental Media Management Plan May 11, 2018 0 c� 0 Cn r L Q Y Q ,L^ V L 0 3 m aD c a� APPENDIX B o m w FIGURES L 0 N d N R t d to r L K W C Cu r— O Q d Cu N N M t d CD O O O Cn r O N Z J a c O E Q 26 EXHIBIT 12 - PLN20190009 Packet Pg. 260 6.1.a rv�= 6" PVC=35. -D SC SD ;�U SD —so k K to T-1 6- Pyl`r 37.83 � Vi 1 rri a ely, W 14" IE(S)W I�tij F VICINITY OF FORMER Pc —W ,a •-w——W.____,�W f,�ice PUMP ISLAND T-,—IR Imu�`"—w w--W w---w]�—w—w--w— IVIE 9y 3- PVC- 36-00VICINITY OF CLOSEDIN'PLACE IE€ 6 � 31"a a t r.! pW+59CUNVf=YRNCE PIPiIVGAD I`{�lE 8-IsIE (5Ir PVC 2%45,(K3 IT. P .29— (1111(SE) f PVC= 4114 IE (SE) 12• P,VC=IE (NW) PVC= 39,89 IE (NW) 12- PVC= 4ZV0 MAIN w w W w -- ,N u LINEAR CRACK IN CONCRETE PARALLELING STRIKE OF DRIVEWAY SLOPE '�u:Frao'S4"-sv. ,s.�s' '� �'�:' 1;s •, ., , •q�, 7. ' - — I RaaE etEwaaa v r 1 • kobl Ei.E•r:axtlJ r .f: EEEV-39 — — TP-18,E-slde@1o• TPA@7' I P - �[Yfj]J V J VICINITY OF 3,000 GALLON I TP-SA@7'I TPd,N SideT —I VICINITY OF FORMIER BELOW-GROUN6 CLOSED IN -PLACE LEADED' I I I r HYDRAULIC HOISTI GASOLINE UST I I TPlh,w_siaEf.�a' I I Lo IJ I : '},; TP.1A.S-SideQ10' CURB/SIDEWALK SEAM4 TP-1 A I TP-4 `` E3 16 15 14 I 13 10 rt r• • � .� : TP-26`N-Slde®8' I i TP-2B I TP-2A TP-2A@8' 1 I `u 61 II I I' TP-2A@10' 1 ? ye �' TP-2A,W-Side@7' — — �TP-ZA,E-Side@T UJ — Ij # v TP-3@3 112' EPOR I ED VICINITY 11 HOW 51 I� EWAYN,�, INCLINE IA f+•Mt-35.98 �r P RVr 29 a I r>r --- CIS — -- mow �-� OF FORMER FLOOR DRAIN SUMP m TP-3 kat• i VICINITY OF'FORMER HEATING-OI IUST _ 6 3a,5 :JLA)V*4 �TP-2B,5-Side@8' I Mr N 50155'5 ' W 119.96' EASUREMENT EXTENDS —,t-TO UNEVEN ASPHALT CURB n AT EDGE OF PARKING LOT isy t P C- 3.f3 N 60'58'59" W 119.96' Ir fNWI Ce T-1 ?. REFERENCE: (1) TOPOGRAPHIC AND BOUNDARY SURVEY, PREPARED BY GEODIMENSIONS, DATED APRIL 11, 2016.(2) ZGA FIELD MEA MRNTS w r i I FrFIUn r -1 TEST PIT ID AND APPROXIMATE L — LOCATION TP-1 VICINITY OF REC IDENTIFIED IN ZGA PHASE I ESA A SOIL SAMPLE ID AND I TP-2A,E-side@7' APPROXIMATE LOCATION 20 0 10 20 SCALE IN FEET MAR-VEL MARBLE REDEVELOPMENT 202 Main Street Edmonds, Washington SITE AND EXPLORATION PLAN: TEST PITS DATE: MAY 2018 Job No. 1811.E Zipper Geo Associates, LLC FIGURE 19019 36th Ave. W.,Suite E Lynnwood, WA Packet Pg. 261 POWER POLE\ LEGEND c VICINITY OF CLOSED -IN -PLACE , \ Z'Q B-1/MW-1 EXPLORATION ID AND f° n s ; VICINITY OF FORMER M, -�'� \ APPROXIMATE LOCATION �* CONVEYANCE PUMPING Q p „< ny 0 `' a'" �� PUMP ISLAND �' \ 0 VICINITY OF CLOSED -IN -PLACE %t n �/U)¢ ` ♦� 3,000 GALLON GASOLINE UST ' I �� \ \ 6 / 'y1 � � - t ~ v! 1 a J a g \ AW a a B-2/M W-2 � a �: \ iII�[ L4�,FIRE'Q(P •� a - / B-7/M W-7 \ �y a' 4 rsr \ \ w v 4 ``pl o A _ in \ •� o Q Cli� O yn 'a a a A to 4 t: t. I �� 4 •. V-s.a � L. VICINITY OF FORMER I I Q r BELOW -GROUND B-8/MW-8 ^ q HYDRAULIC HOIST n d t N VICINITY OFF FORMER I f s� FLOOR DRAIN SUMP I o •° -- PROPOSED BUILDING a \ a MAIN FFE = 42.0 4. t � \ B-4/MW-4 W B. I B-6/MW-6 a x a ° VICINITY OF FORMER f HEATING OIL UST I \ B-5/MW-5 a► � :;. I T �® ':ti : I li �� �` B-11MW-1 a B-9/MW-9 B 1MW-3 •i � I I 41.0 n n \\� I Y pAry/ 11 REFERENCE: (1) PRELIMINARY GRADING AND UTILITY PLAN, CG ENGINEERING, DATED 10.06.2016 (2) ZGA FIELD MEASURE UN _ PLN20190009 'T- c 0 a N d N fC a 20 0 10 20 0 SCALE IN FEET O O O O N Z J a MAR-VEL MARBLE REDEVELOPMENT +� 202 Main Street m Edmonds, Washington E t SITE AND EXPLORATION PLAN: BORINGS/MONITORING WELLS a DATE: MAY 2018 Job No. 1811.2 Zipper Geo Associates, LLC I FIGURE 19019 36th Ave. W.,Suite E Lynnwood, WA Packet Pg. 262 6.1.a TP-1A NORTH SIDEWALL SAMPLE DEPTH (ft bgs) 'TPH-G (mg/kg) LEAD (mg/kg) B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) 7 1,800 1 4.81 1 1002 1 2.6 1 15 1 23 TP-1A SOUTH SIDEWALL SAMPLE DEPTH (ft bgs) TPH-G (mg/kg) LEAD (mg/kg) B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) 10 <2 2.08 <0.02 1 <0.02 <0.02 <0.06 TP-4 WEST SIDEWALL SAMPLE -TPH-D (mg/kg) TPH-O (mg/kg) DEPTH (ft bgs) 8 <50 <250 TP-2A WEST SIDEWALL SAMPLE TPH-D (mg/kg) TPH-O (mg/kg) DEPTH (ft bgs) 7 <50 <250 TPAB EAST SIDEWALL SAMPLE (DEPTH (ft bgs) 'TPH-G (mg/kg) LEAD (mg/kg) B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) 10 1 12 1 2.02 1 <0.02 <0.02 <0.02 <0.06 PROPERTY BOUNDARY i TP-1� f - TP-1 A TP 4 TP-2B SOUTH SIDEWALL SAMPLE (ft bgs) TPH-D (mg/kg) TPH-O (mg/kg) TPH-O (mg/kg) 8 <50 <250 TIP-4 NORTH SIDEWALL SAMPLE DEPTH (ft bgs) TPH-D (mg/kg) 'TPH-O (mg/kg) 7 <50 <250 TP-4 EAST SIDEWALL SAMPLE DEPTH (ft bgs) TPH-D (mg/kg) 'TPH-O (mg/kg) 61/2 <50 <250 TP-4 EXCAVATION FLOOR SAMPLE DEPTH (ft bgs) TPH-D (mg/kg) TPH-O (mg/kg) 7 2,300 3,100 TIP-2B NORTH SIDEWALL SAMPLE DEPTH (ft bgs) TPH-D (mg/kg) TPH-O (mg/kg) 8 <50 <250 TP-2A EAST SIDEWALL SAMPLE DEPTH (ft bgs) TPH-D (mg/kg) TPH-O (mg/kg) 7 <50 <250 TP-2A EXCAVATION FLOOR SAMPLE DEPTH (ft bgs) TPH-D (mg/kg) TPH-O (mg/kg0 B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) VOCs (mg/kg 8 830 <250 <0.02 <0.02 <0.02 <0.06 <Varies 10 <50 <250 NA NA NA NA NA TP-3 EXCAVATION FLOOR SAMPLE TPH-G (mg/kg) 'TPH-D (mg/kg) TPH-O (mg/kg) LEAD (mg/kg) ARSENIC CADMIUM CHROMIUM MERCURY B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) PAHs (mg/kg) PCBs (mg/kg) (DEPTH (ft bgs) (mg/kg) (mg/kg) (mg/kg) (mg/kg) 31/2 <2 <50 <250 2.75 6.83 <1 16.0 11 <0.03 <0.05 <0.05 10.15 <0.01 <0.02 LEGEND TPH-G: GASOLINE -RANGE TOTAL PETROLEUM HYDROCARBONS r -TEST PIT ID AND APPROXIMATE TPH-D: DIESEL -RANGE TOTAL PETROLEUM HYDROCARBONS L — LOCATION TPH-O: OIL -RANGE TOTAL PETROLEUM HYDROCARBONS B:BENZENE T: TOLUENE TIP-1 E: ETHYLBENZENE ® APPROXIMATE LOCATION OF X: XYLENES SOIL SAMPLE VOCs: OTHER VOCs BY EPA METHOD 8260C PAHS: POLYCYCLIC AROMATIC HYDROCARBONS PCB: POLYCHLORINATED BIPHENYLS ft bgs: FEET BELOW EXISTING GROUND SURFACE mg/kg: MILLIGRAMS PER KILOGRAM (ppm) EXHIBIT 12 - PLN20190p09 REFERENCE: (1) TOPOGRAPHIC AND BOUNDARY SURVEY, PREPARED BY GEODIMENSIONS, DATED APRIL 11, 2016.(2) ZGA FIELD MEASUREMENTS 30 0 15 30 SCALE IN FEET MAR-VEL MARBLE REDEVELOPMENT 202 Main Street Edmonds, Washington SUMMARIZED SOIL ANALYTICAL DATA: TEST PITS ; DATE: MAY 2018 Job No. 1811.: Zipper GeoAssociates , FIG LLC URE 14 19019 36th Ave. W.,Suite E Lynnwood, WA Packet Pg. 263 6.1.a B-7/MW-7 SAMPLE DEPTH (ft. bgs) TPH-G (mg/kg) B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) VOCs (mg/kg) 6 - 6 1/2 <2 <0.03 <0.05 <0.05 <0.1 <Varies 10 - 11 <2 <0.03 <0.05 <0.05 <0.1 <Varies 21 - 21 112 <2 <0.03 1 <0.05 <0.05 <0,1 <Varies B-6/M W-6 SAMPLE DEPTH (ft. bgs) 'TPH-G (mg/kg) TPH-D (mg/kg) TPH-O (mg/kg) B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) VOCs (mg/kg) 15 - 16 <2 <50 <250 <0.03 <0.05 <0.05 <0.1 <Varies 35 - 36 <2 <50 <250 <0.03 <0.05 0 0 V <Varies <0. 5 < cries , B-6/MW-6 LEGEND B-1/MW-1 EXPLORATION ID AND APPROXIMATE LOCATION TPH-G: GASOLINE -RANGE TOTAL PETROLEUM HYDROCARBONS TPH-D: DIESEL -RANGE TOTAL PETROLEUM HYDROCARBONS TPH-O: OIL -RANGE TOTAL PETROLEUM HYDROCARBONS B:BENZENE T: TOLUENE E: ETHYLBENZENE X: XYLENES VOCs: OTHER VOCs BY EPA METHOD 8260C ft bgs: FEET BELOW EXISTING GROUND SURFACE mg/kg: MILLIGRAMS PER KILOGRAM (ppm) * ASTERISK INDICATES THAT ANALYTE WAS DETECTED ABOVE METHOD REPORTING LIMIT BUT BELOW LABORATORY REPORTING LIMIT I 5� \ B-2/MW-2 A\ B-7/MW-7 Rip R \ B-8/MW-8 , ■ B-4/MW-4 B-5/MW-5 \ B-1/MW-1 B-3/MW-3 , \ B-9/MW-9 , B-9/M W-9 SAMPLE DEPTH (ft. bgs) B (mg/kg) T (mgikg) E (mg/kg) X (mg/kg) VOCs (mg/kg) 8-9 <0.03 <0.05 <0.05 <0.1 <Varies 15 - 16 <0.03 <0.05 <0.05 <0.1 <Varies REFERENCE: (1) PRELIMINARY GRADING AND UTILITY PLAN, CG ENGINEERING, DATED 10.06.2016 (2) ZGA FIELD MEASUREMENTS PLN20190009 B-2/MW-2 SAMPLE DEPTH (ft. bgs) TPH-G (mg/kg) TPH-D (mg/kg) TPH-O (mg/kg) B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) 21/2-3 <5.93 <25.0 <50.0 <0.0119 <0.0593 <0.0297 <0.0890 3 1/2 - 4 1,220 80.2 <50.0 <0.0104 <0.0521 0.0896 0.161 5-6 4.84' <25.0 <50.0 <0.0105 <0.0526 0.0168" <0.0788 7 1 /2 - 8 <57.5 <25.0 <50.0 <0.0115 <0.0575 <0.028 <0.0863 10 - 10 1 /2 <6.52 <25.0 <50.0 <0.0130 <0.0652 <0.0326 <0.0977 15 - 15 1 /2 <5,47 <25.0 <50.0 <0.0109 <a 0547 <0.0274 <0.0821 30 - 30 1/2 <7.44 <25.0 <50.0 <0.0149 <0.0744 <0.0372 <0.112 B-8/MW-8 SAMPLE B (mg/kg) T (mg/kg) E (mg/kg) X (mg/kg) VOCs (mg/kg) DEPTH (ft. bgs) 15 - 16 <0.03 <0.05 <0.05 <0.1 <Varies B-4/MW-4 SAMPLE iDEPTH (ft bgs) B (mg/kg) T (mgikg) E (mg/kg) X (mg/kg) VOCs (mg/kg) 151/2-16 <0-03 <0.05 <0.05 <0.1 <Varies 28 - 29 <0.03 <0.05 <0.05 <0.1 <Varies B-5/MW-5 SAMPLE B (mgikg) T (mg/kg) E (mg/kg) X (mg/kg) VOCs (mg/kg) DEPTH (ft bgs) 21 - 21 1/2 <0.03 <0.05 <0.05 <0.1 'Varies B-3/M W-3 SAMPLE DEPTH (ft bgs) B mg/kg) T (mg/kg) E (mg/kg) X (mgikg) VOCs (mg/kg) 151/2-16 <0.03 <a02 <0.05 <0.1 <Varies 281/2-29 <0.03 <0.05 <0.05 <0.5 <Varies 30 SCALE IN FEET MAR-VEL MARBLE REDEVELOPMENT 202 Main Street Edmonds, Washington SUMMARIZED SOIL ANALYTICAL DATA: 1�a BORINGS/TEST PITS DATE: MAY 2018 Zipper Geo Associates, LLC 19019 36th Ave. W.,Suite E Lynnwood, WA Job No. 1811.1 FIGURE Packet Pg. 264 6.1.a B-7/MW-7 VOCs (ug/L) DATE OF TPH-G (ug/L) COLLECTION BENZENE sec-BUTYLBENZENE ISOPROPYLBENZENE 10/2/2017 320 0.52 1.2 1.1 B-6/M W-6 VOCs (ug/L) DATE OF TPH-G (ug/L) BENZENE CHLOROFORM COLLECTION 10/2/2017 <100 1.1 4.1 B-1/MW-1 DATE OF COLLECTION TPH-G (ug/L) TPH-D (ug/L) TPH-O (ug/L) VOCs (ug/L) EDC TCE PCE 5/26/2017 <100 <187 <374 0.640 2.44 6.18 10/2/2017 <100 NA NA <1 1.6 3.8 I B-1/MW-1 EXPLORATION ID AND APPROXIMATE LOCATION TPH-G: GASOLINE -RANGE TOTAL PETROLEUM HYDROCARBONS TPH-D: DIESEL -RANGE TOTAL PETROLEUM HYDROCARBONS TPH-n- nil -RAN('F TnTAI PFTROI Ft )M HYnRnCARRnNS B-2/M W-2 DATE OF COLLECTION TPH-G (ug/L) TPH-D (ug/L) TPH-O (ug/L) VOCs (ug/L) EDC 5/26/2017 170 <190 <381 4.85 10/2/2017 1 150 1 NA NA 3.2 I B-5/MW-5 I B-3/MW-3 , 0 I 3-9/MW-9 B-9/M W-9 VOCs (ug/L) DATE OF TPH-G (ug/L) COLLECTION TCE PCE 10/2/2017 <100 1.2 13 B-8/M W-8 VOCs (ug/L) DATE OF TPH-G (ug/L) COLLECTION ACETONE 10/2/2017 <100 120 B-4/MW-4 VOCs (ug/L) DATE OF TPH-G (ug/L) COLLECTION HLOROFORM 10/2/2017 <100 2.8 B-5/MW-5 DATE OF TPH-G (ug/L) VOCs (ug/L) COLLECTION 10/2/2017 <100 <Varies B-3/MW-3 VOCs (ug/L) DATE OF TPH-G (ug/L) COLLECTION HLOROFORM 10/2/2017 <100 7.6 N 30 0 15 30 SCALE IN FEET MAR-VEL MARBLE REDEVELOPMENT 202 Main Street Edmonds, Washington SUMMARIZED GROUNDWATER DATA 6.1.a Mar-Vel Marble Redevelopment Z pperGeo ZGA Project No. 1811.20 Graprafesssunal Consultants Environmental Media Management Plan May 11, 2018 APPENDIX C TABLES 27 EXHIBIT 12 - PLN20190009 Packet Pg. 266 6.1.a Marvel Marble Redevelopment ZGA Project No. 1811.20 Table 1. Summarized Analytical Laboratory Results - Soil (Test Pits) Date of Collection (ft) Sample ID Depth Sampled (ft) TPH (mg/kg) Total Metals (mg/kg) **** VOCs (mg/kg) PAHs (mg/kg) PCBs (mg/kg) Gasoline Diesel Oil Lead Arsenic Cadmium Chromium Mercury Benzene Toluene :thylbenzen Total Xylenes Other VOCs via 8260C Former fueling area 8/21/2017 TP-1A@7' 7 1,800 - - 4.81 - - - ND <0.02 2.6 15 23 - 8/21/2017 TP-1A, S-Side@10' 10 ND <2 - 2.08 - - ND <0.02 ND <0.02 ND <0.02 ND <0.06 - - 8/21/2017 TP-1B, E-Side@10' 10 ND <2 - 2.02 - - ND <0.02 ND <0.02 ND <0.02 ND <0.06 - - Former heating UST 8/21/2017 TP-2A@8' 8 - 830 ND <250 - - - - - ND <0.02 ND <0.02 ND <0.02 ND <0.06 ND <Varies - - 8/21/2017 TP-2A@ 10' 10 - ND <50 ND <250 - - - - - - _ - - - - 8/21/2017 TP-2A, E-Side@7' 7 - ND <50 ND <250- 8/21/2017 TP-2A, W-Side@7' 7 - ND <50 ND <250- 8/21/2017 TP-2B, S-Side@8' 8 ND <50 ND <250 - - - - - - - - - - 8/21/2017 TP-2B, N-Side@8' 8 - ND <50 ND <250 - - - - - - - - - Former floor drain 8/21/2017 TP-3@3 1/2' 3 1/2 ND <2 ND <50 ND <250 2.75 6.83 N D <1 1 16.0 ND <1 ND <0.03 ND <0.05 N D <0.05 N D <0.15 - ND <0.01 ND <0.02 Former hoist 8/21/2017 TP-4@7' 7 - 2,300 3,100 - - - - - - _ - - - - 8/21/2017 TP-4, N-Side@7' 7 - ND <50 ND <250 - - - - - - - - - - 8/21/2017 TP-4, E-Side@6 1/2' 6 1/2 ND <50 ND <250- 8/21/2017 TP-4, W-Side@8' 8 - ND <50 ND <250 - - - - - - - - - MTCA Method A Cleanup Level (mg/kg): 100/30 * 2,000 1 2,000 1 250 t 20 2 19/2,000**l 2 1 0.03 7 6 9 Varies 0.1*** 1 LEGEND 1,800 : Rose -shaded values indicate a regulatory exceedance. 4.81 : Bold values indicate a detection of the specified analyte that does not exceed the applicable CUL. 100/30* : The MTCA Method A cleanup level for gasoline varies based on the concentration of BTEX within the gasoline mixture. The 100 mg/kg cleanup level is only applicable in gasoline mixtures without benzene 19/2,000** : Chromium can be speciated into trivalent (Cr III) or hexavalent (Cr VI) valent states, and each has a unique CUL. The CUL for Cr VI is lower than the CUL for Cr III. The reported results are for total chromium. The reported results do not need to be speciated into Cr III and Cr VI because the total of Cr III and Cr VI does not exceed the more conservative CUL. 0.1*** : CUL for PAHs is derived from the CUL for benzo(a)Pyrene per MTCA. ND <# : Non -detect, concentration does not exceed laboratory MRL of #. IOCs (mg/kg)*** : Tabulated VOC results report only those analytes detected above the laboratory MRL. All other VOCs included in EPA Method 8260C were below laboratory MRLs. N c EXHIBIT 12 - PLN20190009 Packet Pg. 267 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Table 2. Summarized Analytical Laboratory Results - Soil (Borings) Date of Collection Sample ID Depth of Collection (ft) TPH (mg/kg) VOCs (mg/kg)**** Gasoline Diesel Oil Benzene Toluene Ethylbenzene Total Xylenes Other VOCs via 8260C B-2 @ 2 1/2-3' 2 1/2-3 ND <5.93 ND <25.0 ND <50.0 ND <0.0119 ND <0.0593 ND <0.0297 ND <0.0890 - B-2@3 1/2-4' 3 1/2 - 4 1,220 80.2 ND <50.0 ND <0.0104 ND <0.0521 0.0896 0.161 - B-2@5-6' 5-6 4.84* ND <25.0 ND <50.0 ND <0.0105 ND <0.0526 0.0168* ND <0.0788 - 4/28/2017 B-2@7 1/2-8' 7 1/2 - 8 ND <5.75 ND <25.0 ND <50.0 ND <0.0115 ND <0.0575 ND <0.028 ND <0.0863 - B-2@10-10 1/2 10 - 10 1/2 ND <6.52 ND <25.0 ND <50.0 ND <0.0130 ND <0.0652 ND <0.0326 ND <0.0977 _ B-2@15-15 1/2 15-15 1/2 ND <5.47 ND <25.0 ND <50.0 ND <0.0109 ND <0.0547 ND <0.0274 ND <0.0821 - B-2@30-30 1/2 30 - 30 1/2 ND <7.44 ND <25.0 ND <50.0 ND <0.0149 ND <0.0744 ND <0.0372 ND <0.112 - B-3/MW-3@15 1/2-16' 15 1/2 - 16 - - - ND <0.03 ND <0.02 ND <0.05 ND <0.1 ND <Varies B-3/MW-3@28 1/2-29' 28 1/2 - 29 - - - ND <0.03 ND <0.05 ND <0.05 ND <0.5 ND <Varies 9/12/2017 B-4/MW-4@15 1/2-16' 15 1/2 - 16 _ - - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B-4/MW-4@28-29' 28 - 29 - - - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B-5/MW-5@21-21 1/2' 21 - 21 1/2 - - - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B-6/MW-6@15-16' 15 - 16 ND <2 ND <50 ND <250 ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B-6/MW-6@35-36' 35 - 36 ND <2 ND <50 ND <250 ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B-7/MW-7@6-6 1/2' 6 - 6 1/2 ND <2 - - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies 9/13/2017 B-7/MW-7@10-11' 10 - 11 ND <2 - - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B-7/MW-7@21-21 1/2' 21 - 21 1/2 ND <2 - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B-8/MW-8@15-16' 15 - 16 - _ ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies B 9/MW 9@8 9 8 9 - - - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies 9/14/2017 B-9/MW-9@15-16' 15 - 16 - - - ND <0.03 ND <0.05 ND <0.05 ND <0.1 ND <Varies MTCA Method A CUL (mg/kg) 30/100** 2,000 2,000 0.03 7 6 9 Varies LEGEND 1,220 : Rose -shaded values indicate a detection that exceeds the applicable cleanup level. 80.2 : Bold values indicate a detection above the laboratory reporting limit that does not exceed the applicable cleanup level, 4.84* : Bold values with an aesterisk indicate a detection above the method detection limit but below the laboratory reporting limit. These values are included to help illustrate presence/absence. 30/100** : The MTCA Method A cleanup level for gasoline varies based on the concentration of BTEX within the gasoline mixture. The 100 mg/kg cleanup level is only applicable in gasoline mixtures without benzene and the total of ethylbenzene, toluene, and xylene are less than 1% of the gasoline mixture. ND <# : Non -detect, concentration does not exceed laboratory MRL of #. VOC (mg/kg)**** : Tabulated VOC results report only those analytes detected above the laboratory MRL. All other VOCs included in EPA Method 8260C were below laboratory MRLs. EXHIBIT 12 - PLN20190009 Packet Pg. 268 6.1.a Marvel Marble Redevelopment ZGA Project No. 1811.20 Table 3. Summarized Analytical Laboratory Results - Groundwater TPH (ug/L) VOCs (ug/L)**** Date of Collection Sample ID Gasoline Diesel Oil Acetone Benzene sec-Butylbenzene Chloroform 1,2-Dichloroethane (EDC) Isopropylbenzene Trichloroethene Tetrachloroethene 5/26/2017 B-1, GW ND <100 ND <187 ND <374 ND <20.0 ND <0.200 ND <1.00 ND <1.00 0.640 ND <1.00 2.44 6.18 10/2/2017 B-1/MW-1 ND <100 - ND <20 ND <0.35 ND <1 ND <1 ND <1 ND <1 1.6 3.8 5/26/2017 B-2, GW 170 ND <190 ND <381 ND <20.0 ND <0.200 ND <1.00 ND <1.00 4.85 ND <1.00 ND <0.500 ND <0.500 10/2/2017 B-2/M W-2 150 - - ND <20 ND <0.35 ND <1 ND <1 3.2 ND <1 ND <1 ND <1 10/2/2017 B-3/MW-3 ND <100 - - ND <20 ND <0.35 ND <1 7.6 ND <1 ND <1 ND <1 ND <1 1 n/?/gn1 7 B-4/MW-4 ND <100 - - ND <20 ND <0.35 ND <1 2.8 ND <1 ND <1 ND <1 ND <1 10/2/2017 B-5/MW-5 ND <100 - _ ND <20 ND <0.35 ND <1 ND <1 ND <1 ND <1 ND <1 ND <1 10/2/2017 B-6/MW-6 ND <100 - - ND <20 1.1 ND <1 4.1 ND <1 ND <1 ND <1 ND <1 10/2/2017 B-7/M W-7 320 - - ND <20 0.52 1.2 ND <1 ND <1 1.1 ND <1 ND <1 10/2/2017 B-8/MW-8 ND <100 - - 120 ND <0.35 ND <1 ND <1 ND <1 ND <1 ND <1 ND <1 10/2/2017 B-9/MW-9 ND <100 - ND <20 ND <0.35 ND <1 ND <1 ND <1 ND <1 1.2 13 MTCA Method A CUL (ug/L) = 800/1000* 500 500 NE 5 NE NE 5 NE 5 5 MTCA Method B Non -Cancer CUL (ug/L) = 7,200 800 80 NE MTCA Method B Cancer CUL (ug/L) = 1.41 NE LEGEND 13 : Rose -shaded values indicate a regulatory exceedance. 3.8 : Bold values indicate a detection above the laboratory reporting limit that does not exceed the applicable cleanup level. 800/1000* : The MTCA Method A CUL for gasoline varies based on the concentration of benzene in the mixture. The 800 mg/kg CUL may only be applied if there is no detectable benzene in groundwater. ND <# : Non -detect, concentration does not exceed laboratory MRL of #. NE : Not Established VOCs (mg/kg)**** : Tabulated VOC results report only those analytes detected above the laboratory MRL. All other VOCs included in EPA Method 8260C were non -detect, below laboratory MRLs. EXHIBIT 12 - PLN20190009 Packet Pg. 269 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 APPENDIX D BORING LOGS zipperGeo Cw professional Cansultants EXHIBIT 12 - PLN20190009 28 Packet Pg. 270 6.1.a See Figure 2, Site and Exploration Plan 40.88 Feet 4/28/2017 SOIL DESCRIPTION Z The stratification lines represent the approximate boundaries 0 between soil types. The transition may be gradual. Refer to report text and appendices for additional information. 0 6 inches of concrete ----------------------------------------- Loose to medium dense, wet grading to saturated, mottled gray -brown, silty SAND, some gravel (Possible Fill) (PID < 1ppm)rr _- Medium dense, moist to wet, gray -brown, silty SAND, some gravel (Weathered Glacial Till) (PID < 1 ppm) 5 -Dense, moist to wet,gray, fine to medium SAND, trace to some silt. (Glacial Outwash) (PID < 1 ppm) Medium dense, moist gray -brown, silty SAND, some gravel (Weathered Glacial Till) (PID < 1 ppm) Drilling Company: Geologic Drill Bore Hole Dia.: 6-Inch ' Drilling Method: H.S.A. HamMgr e: Cathead B-1/MW-' Drill Riv Mini -Track Logyed_by_ JPG + PENETRATION RESISTANCE (6lowslroolj E W / Standard Penetration Test o 0) ; C Z Hammer Weight and Drop: U EQK 7 O f- �U) m C7 0 20 40 60 S-1 I 14" S-2 1 18" S-3 1 18" 10 Dense, moist, gray to gray -brown, silty SAND, some gravel (Weathered Glacial Till) (PID < 1 ppm) - ____--r- _S-4 16" Very Dense, moist gray, silty SAND some gravel (Glacial Till) (PID < 1 ppm) 15.I Dense, wet, gray with slight iron oxide staining, silty SAND, S-5 16" some gravel (Glacial Till) (PID < 1 ppm) Very dense, moist, gray to gray -brown, silty SAND, some gravel (Glacial Till) (PID < 1 ppm) SAMPLE LEGEND R UNDWATER LEGEND I2-inch O.D. split spoon sample E Clean Sand 3-inch I.D. Shelby tube sample Bentonite Grout/Concrete ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis Z Groundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of Consol. = Consolidation Test N measurement. Att. = Atterberg Limits S-6 I 101, EXHIBIT 12 - PLN20 Q II F, � •I`'II {i illlllii (Iilll � lill T I'I i{„I �I ' lull 'Illll�l..11ll�lil� N 0f i- II III�Ti i- IiIII Ili+I !T Sri >� i + F' 1 I t III r_ j II +.i.l t I i. I`" I fl• 1 i I-TI l I ;.jlllll jam_ I- i 1._jli II + j I I 0 % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit III Liquid Limit Natural Water Content Mar-Vel Marble 202 Main Street Edmonds, WA 27 38 27 1 GSA 72 40 1 GSA 5015" Date: October 2017 Project No.: 1798.01 Zipper Geo Associates BORING B-1/MW- 19019 36th Ave. W, Suite E LOG: )a Lynnwood, WA Packet Pg. 271 1 6.1.a 3oring Location: See Figure 2, Site and Exploration Plan Drilling Comflanv: Geologic Drill Bore Hole Dia.: 6-Inch Too Elevation: 40.88 Feet Drilling Method: H.S.A. Hammer Type= Cathead B-11MW-' Date Drilled: 4/28/2017 Drill Rig- Mini -Track Logged by- JPG SOIL DESCRIPTION PENETRATION RESISTANCE (blowblfonl) EJ Standard Penetration Test o r The stratification lines represent the approximate boundaries a U JP 8 a 0 Hammer Weight and Drop: 3 Q Q between soil types. The transition may be gradual. Refer to E 0 =1 report text and appendices for additional information. co - m CD 0 20 40 60 25 Very dense, moist to wet, gray to gray -brown, SAND, with silt 1 I I I j and gravel (Glacial Till) (PID < 1 ppm) s-7 14^ 11..�, j-�- I�._ ��; sas '`''I IIIII' I I}II��I�Illi II II 30 T ::•: Very dense, saturated, gray, fine to medium SAND, trace to s-8 I 12" D 1 I � , I I 50/6" GSA i some silt, trace gravel (Glacial Advance Outwash) (PID < 1 ppm) (Moderate to severe heave encountered) ,II I I I +~IIII� Ii �.1 35 Boring completed at about 35 feet. Perched groundwater observed at about 3 feet ATD. Groundwater observed at about 27 feet ATD. Groundwater measured at 14.63 feet on 5/22/2017. Groundwater measured at 14.37 feet on 511612017. Groundwater Measured at 14.85 feet on 6/7/2017. Well Tag # BIK 772 40 UI 50 ' - SAMPLE LEGEND GROUNDWATER LEGENd 2-inch O.D. split spoon sample %'0 Clean Sand 3-inch I.D. Shelby tube sample Bentonite Grout/concrete ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis Groundwater level at time of drilling (ATD) or I ill�,,l l ITTfI �I11-��T, T�I ii` 'fil II 1. --I I ! ! trtl 1-Ll f :. :.ICI i..l I I I l44-� - I. ��ff I � �{IIII'IIkl '�I II `...! 0 % Fines (<0.075 mm) 0 % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Mar-Vel Marble 202 Main Street Edmonds, WA 20OW = 200 Wash Analysis N on date of Date: October 2017 Project No.: 1798.01 Consol. = Consolidation Test N measurement. BORING Att. = Atterberq Limits Zipper Geo Associates 19019 B-1/MW- 36th Ave. W, Suite E Lynnwood, LOG: EXHIBIT 12 - PLN20 90009 WA Packet Pg. 272 6.1.a _Boring Location: See Figure 2, Site and Exploration Plan Drilting Company: Geologic Drill Bore Hole Dia.: 6-Inch Too Elevatlon: 39.51 Feet Drilling Method: H.S.A. Hammer Type: Cathead B-2/MW-: Date Drilled: 4/28/2017 Drill Ria: Mini -Track LLa ged by: JPG SOIL DESCRIPTION PENETRATION RESISTANCE (hlowsitoot) u (n � In l.0 z ,A, Standard Penetration Test o 0 � _1 L The stratification lines represent the approximate boundaries z 0 U .P N U Hammer Weight and Drop: Qbetween soil types. The transition may be gradual. Refer to I Q o ' report text and appendices for additional information. 2 rp C7 0 20 40 60 0 �4 to 5 inches of concrete Medium dense, wet, mottled gray -brown, silty SAND, some gravel (Possible Fill) (Hydrocarbon Odor at Tip of Sampler) T (PID = 43 ppm) 5-1 I 14° ------ - 5 T Very dense, moist, gray, silty SAND, some gravel (Glacial Till) s-2 I 18^ (Hydrocarbon Odor) (PID = 109 ppm) 1 Very dense, moist, gray, silty SAND, some gravel (Glacial Till) S-3 (Hydrocarbon Odor) (PID = 104 ppm) 1 10 Very dense, moist, gray, silty SAND, some gravel (Glacial Till) s-4 I 1a (Faint Hydrocarbon odor) (PID = 45 ppm) 1 Dense, wet to saturated, gray -brown SAND, with silt and s-5 101 15 I gravel. (Glacial Till) (PID = 10 ppm) Very dense, wet to saturated, gray -brown SAND, with silt and S-6 12" 20 gravel (Glacial Till) (PID = 6 ppm) ------------------------------------------- Very dense, saturated, gray SAND, some silt (Glacial Advance Outwash) (PtD = 2 ppm) 25 SAMPLE LEGEND GROUNDWATER LEGEND I2-inch O.D. split spoon sample .`% Clean Sand 3-inch I.D. Shelby tube sample Bentonite Grout/Concrete ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis Groundwater level at _ time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of Consol. = Consolidation Test N measurement. Aft. = Atterberq Limits EXHIBIT 12 - PLN20 it I•i� t!'III! ITF llll { i II lii I I II- II i IT TrF� ' IRIIII.., .. i- I, 11 32 'illllill II lilll� Ilili 'IIIII�� IIII�� 65 I it III `I gill "ilk jl �67 Illil•II 'Illli I �II IIII II II {il 37 IJII ii�;, ;_l ijl! i-im 14 ill Ili �lii#I ' IIII' IIII III#I i 1 _• �j- I I i T �j-I 36 I ICI I�� i Iill +;,#-Nlr�-; II�III ,, I lilii!i says° can t I I{ I� iii I11..1. !i- i'iTT.: I 11' I II '� Iff,ll III II i O % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit I E) 1 Liquid Limit Natural Water Content Mar-Vel Marble 202 Main Street Edmonds, WA Date: October 2017 Zipper Geo Associates 19019 36th Ave. W, Suite E 30009 Lynnwood, WA Project No.: 1798.01 BORING B-2/MW- LOG: Packet Pg. 273 6.1.a Boring Location: See Figure 2, Site and Exploration Plan Drilling Comoany: Geologic Drill Bore Hole Dia.: 6-Inch Ton Elevation: 39.51 Feet Drilling Method: H.S.A. Hammer Tyne: Cathead B-2IMW-: Date Drilled: 4/28/2017 Drill I Rig: Mini -Track Locoed by- JPG SOIL DESCRIPTION U) PENETRATION RESISTANCE (blows/foot) 3 J Standard Penetration Test o 0 The stratification lines represent the approximate boundaries z o Q Hammer Weight and Drop: U Obetween soil types. The transition may be gradual. Refer to E o report text and appendices for additional information. < - m 0 20 40 60 25,Very dense, saturated, gray SAND, some silt (Glacial Advance -----h)(PID =2ppm) ----------_ s 16 { j I I �... _ J j I i 5a6" 1 Very dense, wet to saturated, gray, silty SAND, some gravel (Glacial Till) (PID = 2 ppm) 1 I I I I I --------------------------------------------- Dense, saturated, gray, fine to medium SAND, trace to some s-s ie, I silt (Glacial Advance Outwash) (PID < 1 ppm) 35 Boring completed at about 35 feet. Groundwater observed at about 15 feet ATD. Groundwater measured at 13.18 feet on 5/22/2017. Groundwater measured at 13.88 feet on 5/26/2017. Groundwater measured at 13.20 feet on 6/7/2017. Groundwater measured at 15.56 feet on 10/2/2017. Well Tag # BIK 773 40 45 50 ' SAMPLE LEGEND QRQLJNDWATER LEGS ❑ I2-inch O.D. split spoon sample ❑ Clean Sand 3-inch I.D. Shelby tube sample ® Bentonite Grout/Concrete ® Screened Casing TTSTINC:KEY ❑ Blank Casing GSA = Grain Size Analysis Z Groundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of Consol. = Consolidation Test N measurement. Att. = Atterberg Limits EXHIBIT 12 - PLN20 37 I -1 II I � ,:. II IIII l. h..M ` jT i I I II I I ,�i.I.ili k7i ;. . {.. I I , � ii� fTl If�r h jl I• III � I III I. j� I I. O % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Mar-Vel Marble 202 Main Street Edmonds, WA Date: October 2017 Project No.: 1798.01 Zipper Geo Associates 19019EBORING B-2/MW-36th Ave. W, Suite E Lynnwood,G: 30009 WA Packet Pg. 274 6.1.a See Figure 1, Site and Exploration Plan 40 feet 9/12/2017 SOIL DESCRIPTION .E The stratification lines represent the approximate boundaries adi I between soil types. The transition may be gradual. Refer to 0 report text and appendices for additional information. Drilling_C4mi2$ny EDI Bore Hole Dia.: 6-inch ' Drilling Method: HSA Hammer Type: Auto 13-3/MW-: Drill EjM B-61 Truck Loaced bv- JST ! PENETRATION RESISTANCE (t31OW&tf00t) ` Jz y Standard Penetration Test o z d Hammer Weight and Drop: U 3 _ a� o 2 t) m U 0 20 40 60 Medium dense, moist,mottledgray-brown silty SAND,trace-� S_1 I 18„ to some gravel, no odor, PID <1 ppm. (Weathered Glacial Till) Dense, damp, gray, sandy SILT, some gravel, no odor, PID <1 s-2 1e 5 ppm. (Glacial Till) I Very dense, moist, gray, silty SAND, with gravel, no odor, PID s-3 12^ 10 <1 ppm. (Glacial Till) Medium dense, wet, gray with oxidation mottling, silty SAND, s-4 12" 15 I some gravel, no odor, PID <1 ppm. (Glacial Till) 20 25 Sample B-3/MW-3 @15 1/2-16' submitted for analysis for Vocs. Groundwater observed on rods at 18 1/2 feet. Very dense, saturated, gray -brown with oxidation mottling, S-5 I a- silty SAND, some gravel, no odor, PID <1 ppm. (Glacial Till) Very dense, saturated, dark gray, gravelly SAND, with silt, no I s-6 I 1s odor, PID <1 ppm. (Glacial Till) SAMPLE LEGEND GROUNDWATER LEQ6N I2-inch O.D. split spoon sample + Clean Sand 3-inch I.D. Shelby tube sample Bentonite Grout/Concrete Screened Casing TESTING KEY Blank Casing GSA = Grain Size Analysis Z Groundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of - C 1t' T t N measurement. 11 li`i�l Illlli�ll Ilil;ll I I � I I30 I II -I 'III III{ I I I + 33 -%.I I I �' � •II li I 75 O % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Mar-Vel Marble 202 Main St. Edmonds, WA Date: October 2017 Project No.: 1811.22 Consol. - onso i a ion es Att. = Atterberq Limits Zipper Geo Associates 19019 36th Ave. W, Suite E EXHIBIT 12 - PLN20 90009 Lynnwood, WA BORING B-3/MW LOG: I 1 Packet Pg. 275 1 6.1.a 3orina Location: See Figure 1, Site and Exploration Plan OrilEing Comnanv: EDI Bore Hole Dia.: 6-inch ron Elevation: 40 feet Drilling Method: HSA Hammer Type: Auto B-3/MW-: Date Drilled: 9/12/2017 Drill Ricim B-61 Truck Loaaed by. JST SOIL DESCRIPTION PENETRATION RESISTANCE Ihlawsirmt) �co E w (D w o Standard Penetration Test _ The stratification lines represent the approximate boundaries z 3 � � Hammer Weight and Drop: Qbetween soil types. The transition may be gradual. Refer to E Q o report text and appendices for additional information. 'Wn rn 2 m 0 0 20 40 60 G 25 Very dense, saturated, dark gray, silty GRAVEL with sand, no odor -El D<1-PPa. 1GlacialTill1_..____„.._--_--------_ S_7 181, 62 1 ` Very dense, saturated, gray -brown, gravelly SAND, some silt, S_B T 18„ , 62 ! no odor, PID <1 ppm. (Glacial Advance Outwash) 1 i Sample B-3/MW-3 @ 28 1/2-29' submitted for analysis for Very dense, saturated, gray -brown, SAND, some silt, no odor, PID <1 ppm. (Glacial Advance Outwash) Very dense, saturated, gray, SAND, trace to some silt, trace gravel, no odor, PID <1 ppm. (Glacial Advance Outwash) S_9 1 15. -10 T 12„ Il :=:`• _ — �50/3" 56 t t I 35 A II.. Boring completed at about 36 1/2 feet. I I f Groundwater observed at approximately 18 1/2 feet ATD bgs. Groundwater measured at 16.15 feet on 9/12/17, immediately I I Ill after well installation, from TOC. Groundwater measured at 16.22 feet on 9/14/17 from TOC. i „ 40 Groundwater measured at 16.52 feet on 10/2/17 from TOC. Ecology Well Tag ID # BIZ 381. ii. I 1 45 -- — i I lif i llll it I i II 50 SAMPLE LEGEND GROUNDWATER LEGEND 0 % Fines (<0.075 mm) r I2-inch O.D. split spoon sample { Clean Sand O % Water (Moisture) Content i 3-inch I.D. Shelby tube sample ® Bentonite Plastic Limit ) Liquid Limit i Grout/Concrete Natural Water Content ® Screened Casing Mar-Vel Marble i TESTING KEY ❑ Blank Casing 202 Main St. GSA = Grain Size Analysis Groundwater level at Edmonds, WA time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of Date: October 2017 Project No.: 1811.22 Consol. = Consolidation Test N measurement. BORING Zipper Geo Associates B-3/MW-: Att. = Atterberq Limits 19019 36th Ave. W, Suite E LOG: EXHIBIT 12 - PLN20 90009 Lynnwood, WA Packet Pg. 276 6.1.a See Figure 1, Site and Exploration Plan 40 feet 9/12/2017 SOIL DESCRIPTION y The stratification lines represent the approximate boundaries Qbetween soil types. The transition may be gradual. Refer to report text and appendices for additional information. 0 5 Very dense, moist, light brown, SAND with silt and gravel, no odor, no PID. (Glacial Till) Very dense, damp, light brown, sandy SILT, with gravel, no odor, PID <1 ppm. (Glacial Till) 10 Very dense, damp, light brown, sandy SILT, with gravel, no odor, PID <1 ppm. (Glacial Till) 1❑ Very dense, moist to wet, mottled light brown with gray, silty SAND, with gravel, no odor, PID <1 ppm. (Glacial Till) 20 Very dense, wet, light brown with oxidation, silty SAND, trace gravel, no odor, PID <1ppm. (Glacial Till) Very dense, wet, light brown mottled with gray, silty SAND, with gravel, no odor, PID <1 ppm. (Glacial Till) 5, SAMPLE LEGEND ND TEFL EGEND I2-inch O.D. split spoon sample U:17�j Clean Sand 3-inch I. D. Shelby tube sample Bentonite Grout/Concrete ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis Groundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis t2 on date of Consol. = Consolidation Test N measurement. Aft. = Atterberq Limits Drilling Company EDI Bore Hole Dia.: 6-inch ' Drilling_Method: HSA Hammer Type: Auto 13-4/11V!W-� Dfll ' . B-61 Truck Wigged by-: JST i PENETRATION RESISTANCE (glows/root)' ` -1 Standard Penetration Test o C ; d D- 8 - Hammer Weight and Drop: U E ( 3 � Q 2 o C7 0 20 40 60 Co I 15" S-2 I 16" S-3 I 18" S-4 I 12" S-6 1 12" EXHIBIT 12 - PLN20 1 I { 1 j I F-1..�I-.I . I Il�ljll_- II I III,IIji II jlj I I I I I -I ;-;-i--..f1 1 ■ III I II,I i II'iltl-+ I I - j 70 I i lllflll..}. i ..�. ■ i 1�7rt � i I II I I !!! 59 II , I�11#II 1 1 1 I. I r..il.11L.: jl I I� \50/6.� I i i III i 'IIIIIII 0 % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Mar-Vel Marble 202 Main St. Edmonds, WA Date: October 2017 Project No.: 1811.22 Zipper Geo Associates BORING 13-4/MW 19019 36th Ave. W, Suite E LOG; la Lynnwood, WA Packet Pg. 277 1 6.1.a 3orino Location: See Figure 1, Site and Exploration Plan ]drilling Comany: EDI Bore Hole Dia.: 6-inch - i Elevation: 40 feet Drilling Method: HSA Hammer Type Auto B-4/MW-d Date Drilled: 9/12/2017 Drill Rig: B-61 Truck Logged bv: JST SOIL DESCRIPTION PENETRATION RESISTANCE (blows/foot) U �5 U) EJ Standard Penetration Test o E The stratification lines represent the approximate boundaries z 0 o U r„ a U 0 Hammer Weight and Drop: Q between soil types. The transition may be gradual. Refer to E Q _o report text and appendices for additional information. o 0 0 20 40 60 m 25 II i, Very dense, wet, light gray mottled with brown, trace S-7 16„ I 79 oxidation, silty SAND, trace gravel, no odor, PID <1 ppm. I (Glacial Till) l,ffll Very dense, saturated, light brown, SAND, trace silt with T -��J —r 54 S-8 Il 1 B" . . gravel, no odor, PID <1 ppm. (Glacial Advance Outwash) I 1 f I I 30 Very dense, saturated, light brown, SAND, trace silt and S_9 T 113„ 58 gravel, no odor, PID <1 ppm. (Glacial Advance Outwash) Il 35 Very dense, saturated, light brown, SAND, some silt, interbed .- of sandy fine GRAVEL from 35 1/2 to 36 feet, no odor, PID <1 ;5-10 18.1 I A 51 t ppm. (Glacial Advance Outwash) Boring completed at about 36 1/2 feet. I ' Groundwater observed at about 19 1/2 feet bgs ATD. I fi Groundwater measured at 16.99 feet below TOC on 9/12/17, immediately after well installation. 1 Groundwater measured at 17.07 feet below TOC on 9/14/17. 40 Groundwater measured at 17.39 feet below TOC on 10/2/17. Ecology Well ID: BIZ 382 Ilk! If I i t 0.1 SAMPLE LEGEND GROUNDWATER LEG-ENp I2-inch O.D. split spoon sample .�., Clean Sand 3-inch I.D. Shelby tube sample Bentonite Grout/concrete ® Screened Casing TESTING KEY Blank Casing GSA = Grain Size Analysis Groundwater level at time of drilling (ATD) or liil{I� O % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Mar-Vel Marble 202 Main St. Edmonds, WA 200W = 200 Wash Analysis zt N on date of Date: October 2017 Consol. = Consolidation Test N measurement. Zipper Geo Associates Att. = Atterberq Limits 19019 36th Ave. W, Suite E EXHIBIT 12 - PLN20 90009 Lynnwood, WA Project No.: 1811.22 BORING B-4/MW-, ' LOG: Packet Pg. 278 6.1.a Boring Location: See Figure 1, Site and Exploration Plan Drilling Camoanv: EDI Bore Hole Dia.: 6-inch Ton Elevation: 40 feet Drillinq_Method. HSA Hammer Tie: Auto B-5/MW Date Drilled: 9/12/2017 Drill Rig: B-61 Truck Lggt igd_b1t1 JST SOIL DESCRIPTION PENETRATION RESISTANCE (blows/foot) _ E J A Standard Penetration Test o s The stratification lines represent the approximate boundaries z 0 U d 8 Hammer Weight and Drop: aa) between soil types. The transition may be gradual. Refer to � 3 report text and appendices for additional information. m 0 20 40 60 -o I Moist, light brown mottled with oxidation, silty SAND, no odor, S-1 13„ I I I ! I L50/5" PID <1 ppm. (Blow counts overstated, pounding on rock) (Weathered Glacial Till) -------------------------------------------- No recovery. (Based on drilling action and observed cuttings, sample likely driven into silty SAND). (Glacial Till) i i ' i II I I II I II III I T II II I II I I 10 Very dense, moist, light brown, silty GRAVEL, with sand, no I s• I I Lsas" odor, PID <1 ppm. (Glacial Till) — I I lll II.I.. I,I iii IIII. I I 15 Dense, moist to wet, light gray to brown with oxidation, silty SAND, some gravel interbedded with sandy GRAVEL some silt, no odor, PID <1 ppm. (Glacial Till)`` I i r r Dense to very dense, moist, light brown mottled with oxidation, 20 silty SAND, no odor, PID <1 ppm. (Blow counts overstated, T ;:.,•..ti;; I pounding on rock) (Glacial Till) s-5 I 12` f f fl..l i ►5o/s" Boring completed at about 21 feet. I I � I Perched I._I ! L groundwater encountered at about 15 1/2 feet b s ATD. g 9 Groundwater measured at 16.25 feet below TOC on 9/14/17. Groundwater measured at 16.61 feet below TOC on 10/2/17. Ecology Well ID: BIZ 383 I� { SAMPLE LEGEND I2-inch O.D. split spoon sample 3-inch I.D. Shelby tube sample TESTING KEY GSA = Grain Size Analysis 20OW = 200 Wash Analysis Consol. = Consolidation Test Att. = Atterberq Limits GROUNDWATER LEGEND f❑ Clean Sand [ Bentonite Grout/Concrete ® Screened Casing ❑ Blank Casing Groundwater level at time of drilling (ATD) or N on date of N measurement. 0 % Fines (<0.075 mm) 0 % Water (Moisture) Content Plastic Limit 1 G—j Liquid Limit Natural Water Content Mar-Vel Marble 202 Main St. Edmonds, WA Date: October 2017 Project No.: 1811.22 Zipper Geo Associates 19023 BORING 13-5/MW ' 36th Ave. W, Suite D Lynnwood, LOG; EXHIBIT 12 - PLN20 90009 WA Packet Pg. 279 6.1.a See Figure 1, Site and Exploration Plan 38 feet 9/13/2017 SOIL DESCRIPTION The stratification lines represent the approximate boundaries between soil types. The transition may be gradual. Refer to 1 report text and appendices for additional information. Dritlina CompanCompanL EDI Bore Hole Dia.: 6-inch Drilling HSA Hammer Type: Auto Drill Rig B-61 Truck Loggg�^by; JST PENETRATION RESISTANCE powsiroot) ` W -J u Standard Penetration Test a8 Hammer Weight and Drop: Q o (n 0 0 20 40 B-6/MW-1 o II :I III II l��l ��I ..I Itlj If�ll Medium dense, moist, gray to brown mottled with oxidation, }''�'� 9 Y ' ITII.... _T . , . silty SAND, with gravel, no odor, PID <1 ppm. (Weathered T I _ I I ' Glacial Till) s-1 I 1a" I I I JAI iV I 30 i I I II II I I 5 , Very dense, damp, gray, sandy SILT, some gravel, no odor, I 1 S-2 18" 68 PID <1(Glacial ppm. Till ) I I 1 i i IIII 'II t i` I `III I IIIII 10 Very dense, moist, gray, silt SAND, with gravel, no odor, PID 12 S-3 " 55 t <1 ppm. (Glacial Till) L..i `-r.. I f� •1 i II I I I �I,1111 � IIIII. I II.. III�I. 15• Very dense, wet, light brown, silty SAND, interbedded with s-4 181, � i t I I. 1� so gray, SAND with silt, some gravel, no odor, PID <1 ppm. 'j J. (Glacial Till) I I i11IIIII ' 11 III II ll i li 11 III 20 Very dense, wet, gray to brown, SAND, with silt and gravel, S-5 I 12" 150i6" interbedded with silty SAND, no odor, PID <1 ppm. (Glacial 1 I I Till) I_....I_ I_ -, .. .. I I . i I.! 1. I (' ` I I ` Very dense, wet, blue to gray, sandy SILT, no odor, PID <1 s-s I T 11' II k i I i- III I j 5ois^ ppm. (Glacial Till) l I i I III -F4 II II11 I II II Il Ij� 25 SAMPLE LEGEND GROUNDW&IER LEGEND o O % Fines (<0.075 mm) t I2-inch O.D. split spoon sample U� Clean Sand O % Water (Moisture) Content 3-inch I.D. Shelby tube sample ® Bentonite Plastic Limit Liquid Limit i N Grout/Concrete Natural Water Content ® Screened Casing Mar-Vel Marble TESTING KEY ❑ Blank Casing 202 Main St. GSA = Grain Size Analysis VGroundwater level at Edmonds, WA time of drilling (ATD) or ' 20OW = 200 Wash Analysis N on date of Date: October 2017 Project No.: 1811.22 Consol. = Consolidation Test N measurement. BORING Att. = Atterberq Limits Zipper Geo Associates 13-6/MW- 19019 36th Ave. W, Suite E LOG: EXHIBIT 12 - PLN201 0009 Lynnwood, WA Packet Pg. 280 6.1.a See Figure 1, Site and Exploration Plan 38 feet 9/13/2017 SOIL DESCRIPTION Z F The stratification lines represent the approximate boundaries Obetween soil types. The transition may be gradual. Refer to report text and appendices for additional information. ,Drilling Company: EDI Bore Hole Dia.: 6-inch Drilling Method. HSA Hammer Ty1)e- Auto Drill i B-61 Truck Logged b}L JST PENETRATION RESISTANCE (blowslfvot) a U) E w (9 Standard Penetration Test Z a >0Hammer a � c Weight and Drop: Q D o C7 0 20 40 Very dense, saturated, blue to gray, gravelly SILT, with sand, s-7 1 9 no odor, PID <1 ppm. (Glacial Till) Very dense, saturated, blue to gray, SILT, with sand, trace gravel, no odor, PID <1 ppm. (Glacial Till) 30------------------------------------------- Dense, saturated, gray, SAND, trace silt and gravel, moderate odor, PID <1 ppm. (Unusual odor unlike typical hydrocarbon odor. Smelled sickly sweet and herby) (Glacial Advance Outwash) Dense, saturated, gray, SAND, trace silt and gravel, moderate odor, PID <1 ppm. (Same unusual odor as above) (Glacial Advance Outwash) 35 Very dense, saturated, gray, SAND, trace silt and gravel, moderate odor, PID=57.2 ppm. (Same unusual odor as above) (Glacial Advance Outwash) Very dense, saturated, gray, SAND, trace silt and gravel, no odor, PID <1 ppm. (Glacial Advance Outwash) Boring completed at about 38 1/2 feet. Groundwater observed at about 24 1 /2 feet bgs ATD. 40 Groundwater measured at 14.29 feet below TOC on 9/12/17 Groundwater measured at 14.61 feet below TOC on 10/2/17 Ecology Well ID: BIZ 384 50 SAMPLELEGEND GRQUNDWATQ LEGEND I2-inch O.D. split spoon sample L�] Clean Sand 3-inch I.D. Shelby tube sample ® Bentonite Grout/concrete Screened Casing TESTING KEY L] Blank Casing GSA = Grain Size Analysis Groundwater level at _ time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of — d ' T measurement. 3.8 I 1 0I1 11 I 18" 12 18" lil ll�l I I lii I �II�I I I I� I CHI-.. B-61MW-E U) 0 C C � 0 U _o 60 m 33 46 �. I 56 63 ii. I I i I I i I I I I I I I I I II I I ail I I I I I I � I I I I I Q % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Mar-Vel Marble 202 Main St. Edmonds, WA Date: October 2017 Project No.: 1811.22 Consol. — Consoh anon est Zipper Geo Associates Att. = Atterberq Limits 19019 36th Ave. W, Suite E EXHIBIT 12 - PLN20 90009 Lynnwood, WA BORING B-6/MW-1 LOG: Packet Pg. 281 1 6.1.a 3oring LacBtion: See Figure 1, Site and Exploration Plan DrillEna Comnanv: EDI Bore Hole Dia.: 6-inc' ' foa Elevation: 38 feet Drilling Method, Hammer Type Auto B-7/MW-, Date Drilled: 9/1312017 �j]�$j_q B-61 Truck Logged tnL JST SOIL DESCRIPTION PENETRATION RESISTANCE (blows/foot) t E J Standard Penetration Test o t CM The stratification lines represent the approximate boundaries z p, d ; U _ 0 Hammer Weight and Drop: U 0 between soil types. The transition may be gradual. Refer to E � o � report text and appendices for additional information. CIO 2 m 0 0 20 40 60 G 0 I� I f` I II }� I � lIII r s Medium dense, damp, mottled gray -brown with some s-1 18„ tI , I 21 i oxidation, silty SAND, no odor, PID <1 ppm. (Weathered I Glacial Till) 1 I 5 I Y Dense, damp, gray -brown, silty SAND, no odor, PID <1 ppm. (Glacial Till) s-z 1a^ I L 145 :; i.. •i , - i - II -_ I -� I� III IIII }IL11 � II IIII I : 10 I I Dense, damp, gray, gravelly SAND, with silt, PID=9.6 ppm. s-3 I 1e"I. M I 4 I I I ) I I ` a� 0 (Slight hydrocarbon odor) (Glacial Till) ti 7 '1�"'' i' _ • ti—:: I I l+ � I I I 1 15- Dense, wet, gray, silty SAND, trace gravel, no odor, PID=8.4 s a T 18 t • -' .v.: 35 G ppm. (Glacial Till) 1 ' S — S 20 Very dense saturated, gray, SAND, with gravel and silt, no '•: « > : °• ;:::- :• IIII I I odor, PID <1 ppm. (Glacial Till) s-5 I 12^' I i l , L50/6" c I Boring completed at about 21 feet bgs. Groundwater observed at about 19 feet bgs ATD. Groundwater measured at 14.01 feet below TOC on 9/14/17, Groundwater measured at 14.31 feet below TOC on 1012/17. I Ecology Well ID: BIZ 385 f 25 s SAMPLE LEGEND GROLINDW6MR LEGEND O % Fines (<0.075 mm) 0 I2-inch O.D. split spoon sample Clean Sand 0 % Water (Moisture) Content c 3-inch I.D. Shelby tube sample Bentonite c Plastic Limit Liquid Limit C Grout/concrete Natural Water Content c c s ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis Groundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis _N on date of Consol. = Consolidation Test N measurement. Att. = Atterberq Limits EXHIBIT 12 - PLN20 Mar-Vel Marble 202 Main St. Edmonds, WA Date: October 2017 Project No.: 1811.22 Zipper Geo Associates BORING B-7/MW- ' 19019 36th Ave. W, Suite E LOG; 90009 Lynnwood, WA Packet Pg. 282 6.1.a See Figure 1, Site and Exploration Plan 43 feet 9/13/2017 SOIL DESCRIPTION The stratification lines represent the approximate boundaries between soil types. The transition may be gradual. Refer to C' I report text and appendices for additional information [drilling Comoanv. EDI Bore Hole Dia.: 6-inch ' Drillina Method: HSA Hammer Type: Auto 13-81MW4 Drill Ri : B-61 Truck Logged bk JST i PENETRATION RESISTANCE (blows/foot)Uj E d w Standard Penetration Test o 0 a CCC- d 0 Hammer Weight and Drop: U U) E G W m Q 70 O f- ' U) Q 20 40 60 m 0- 1 11 . I il I 14, Poor recovery, brown, moist, sandy GRAVEL, with silt, no _ odor. (Blow counts overstated, pounding on rock) (Based on �T' ❑- S_1 _ 1- I \50/3" drilling action and observed cuttings we interpret up to 4 feet 14-{ of weathered till/weathered till fill in this location) _ No recovery. (Based on drilling action and observed cuttings 5 we interpret a glacial till contact at about 4 feet bgs) T {� S-2 I 0' _A 37 . t �1I I 10 S-3 2 3" —. I I I \5013" Very dense, damp, gray -brown, silty SAND, with gravel, no �z odor, PID <1 ppm. (Glacial Till) — ll 15- I Very dense, moist to wet, mottled gray and brown with sa I 1 V. i`: I \50/5" oxidation, silty SAND, with gravel, no odor, PID <1 ppm. (Glacial Till) IIII444 20 Very dense, grades to saturated at about 19 feet, mottled gray r_ and brown with oxidation , silty SAND, with gravel, no odor, s 5 T 14„ \ as PID <1 ppm. (Glacial Till) 1 I I Boring completed at about 21 112 feet. I 1 Groundwater observed at about 18.5 feet bgs ATD. I 1 I I Groundwater measured at 17.61 feet below TOC on 9/12/17. Groundwater measured at 18.00 feet below TOC on 10/2/17. Ecology Well Tag ID: BIZ 386 I I I I I l 25 SAMPLE LEGEND GROUNDWATER LEQFNQ O % Fines (<0.075 mm) I2-inch O.D. split spoon sample Clean Sand O % Water (Moisture) Content 3-inch I.D. Shelby tube sample Bentonite Plastic Limit Liquid Limit Grout/concrete Natural Water Content ® Screened Casing Mar-Vel Marble TESTING KEY ❑ Blank Casing 202 Main St. GSA = Grain Size Analysis Groundwater level at Edmonds, WA time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of Date: October 2017 Consol. = Consolidation Test N measurement. Zipper Geo Associates Att. = Atterberq Limits 19019 36th Ave. W, Suite E EXHIBIT 12 - PLN20 90009 Lynnwood, WA Project No.: 1811.22 BORING ' B-8/M W-I LOG: Packet Pg. 283 6.1.a s Q m 0 0 See Figure 1, Site and Exploration Plan 40 feet 9/14/2017 SOIL DESCRIPTION The stratification lines represent the approximate boundaries between soil types. The transition may be gradual. Refer to report text and appendices for additional information. Drilling Compaw, EDI Bore Hole Dia.: 6-inch Drilling Method: HSA Hammer Type: Auto 13-91MW4 Drill Ric: B-61 Truck Logged by. JST U PENETRATION RESISTANCE (blows/foot) L E J U Standard Penetration Test o m n- . 0 Hammer Weight and Drop: U 0 3 N E �Q o 0 F- U) 0 0 20 40 60 m Medium dense, moist, gray -brown, silty SAND, some gravel, S_1 I 12„ no odor, PID <1 ppm. (Weathered Glacial Till) Medium dense, moist, gray -brown, silty SAND, some gravel to 5 about 5 1/2 feet. T --------------------------------------------- Medium dense, moist, gray -brown, SAND, some silt, no odor, s-2 I 16" PID <1 ppm. (Glacial Outwash)---------------------------------------------- Very dense, moist, gray with oxidation, silty SAND, some gravel (Glacial Till). ' , S-3 14" �- - -------- . .. _-_-_--- ----� Very dense, moist, gray, SAND, some silt and gravel, no odor, 10 `� PID<1 ppm. Vertical contact at 8 1/2 feet, silty SAND with T some oxidation along contact. (Glacial Outwash)S-4 I 16^ ----------------------------------------- Very dense, damp to moist, gray, silty SAND, with gravel, no 1 odor, PID <1 ppm. (Glacial Till) 15 ,25 Very dense, damp to moist, mottled gray and brown, silty S-5 I 12^ I GRAVEL, with sand, no odor. (Glacial Till) 1 Very dense, saturated, gray -brown, SAND, with silt, some I s-6 I 16" gravel, no odor, PID <1 ppm. (Glacial Till) Groundwater observed at about 18 1/2 feet bgs ATD. Groundwater measured at 14.73 feet below TOC on 9/14/17. Groundwater measured at 15.99 feet below TOC on 10/2/17. SAMPLE LEGEND GROUNDWATER LEGEND I2-inch O.D. split spoon sample Clean Sand 3-inch I.D. Shelby tube sample Bentonite Grout/concrete ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis Groundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis on date of Consol =Consolidation Test N measurement. 20 67 73 50/6'' II;il I I I I k75 f1 rI .. + _ _t�T] _ ... �I� IIII I �� III I I II I II' 0 % Fines (<0.075 mm) 0 % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Mar-Vel Marble 202 Main St. Edmonds, WA Date: October, 2017 Project No.: 1811.22 Att. = Atterberq Limits Zipper Geo Associates 19019 36th Ave. W, Suite E EXHIBIT 12 - PLN20 90009 Lynnwood, WA BORING B-9/MW-! LOG: I Packet Pg. 284 1 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 APPENDIX E TEST PIT LOGS ZipperGeo Geoprafessional Consultants EXHIBIT 12 - PLN20190009 29 Packet Pg. 285 6.1.a ZIPPER GEO ASSOCIATES, LLC 19019 36`h Avenue West, Suite E, Lynnwood, Washington 98036 Test Pit Log TP-1A Project: Mar-Vel Marble Location: See Site and Exploration Plan, Figure 1 Project No: 1811.22 Approx. Ground Surface Elevation: 38 feet Date Excavated: 08/21/2017 Depth Material Description Sample PID Odor (ft) (ppm) Loosc, damp, dark brown, SAND, with silt and organics 1 (SANDY TOPSOIL) ..... , ... ............. . Medium dense, damp, brown, SAND, with silt and gravel, some organics, oxidation mottling from 1 to 3 feet bgs 2 (WEATHERED GLACIAL TILL) 221 Slight 3 ...................................... Very dense, moist, light brown, sandy SILT, with gravel 4 (Glacial Till) Some perched groundwater in sand lens at 4 5 feet bgs. Transitions to gray at 4 feet and below. Color change coincides with moderate odor of TPH. 6 Discoloration and odor most distinct in north sidewall. Moderate to strong odor of TPH from approximately 4 to 10 feet bgs in north sidewall. 7 TIP-1A @7' 1647 Strong 8 9 TP-1A, S-Side @10' 7.1 Mod. 10 Odor decreases to slight below 10 feet bgs in north sidewall. 11 12 7.2 Slight to 13 Odor decreases to trace below 13 feet bgs in north none 14 sidewall. 15 Field indications of PCS extend to the south of the north sidewall for approximately 10 feet in a zone between 6 16 and 10 feet bgs. Test pit completed at about 18 feet bgs. 17 Slight to 18 Perched groundwater observed at about 4 feet bgs. 1'3 none EXHIBIT 12 - PLN20190009 Packet Pg. 286 6.1.a ZIPPER GEO ASSOCIATES, LLC 19019 36" Avenue West, Suite E, Lynnwood, Washington 98036 Test Pit LoR TP-1B Location: See Site and Exploration Plan, Figure 1 Approx. Ground Surface Elevation: 38 feet Project: Mar-Vel Marble Project No: 1811.22 Date Excavated: 08/21/2017 Depth (ft) Material Description Sample PID (ppm) Odor 1 Loose, damp, dark brown, SAND, with silt and organics (SANDY TOPSOIL) Medium dense, damp, brown, SAND, with silt and gravel, some organics, oxidation mottling from 1 to 3 feet bgs (WEATHERED GLACIALTILL) Very dense, moist, light brown, sandy SILT, with gravel (Glacial Till). Some perched groundwater in sand lens at 4 feet bgs. Transitions to gray at 4 feet and below. Color change coincides with moderate odor of TPH. Discoloration and odor most distinct in north sidewall. Moderate to strong odor of TPH from approximately 4 to 10 feet bgs. Field indications of PCS extend approximately 15 feet from west sidewall of excavation at a depth of approximately 4 to 10 feet bgs. 2 3 4 5 6 7 8 9 10 TP-1B, E-Side @10' 1.7 Slight to none 11 12 Test pit completed at about 12 feet bgs. Perched groundwater observed at about 4 feet bgs. 13 14 15 16 17 18 EXHIBIT 12 - PLN20190009 Packet Pg. 287 6.1.a ZIPPER GEO ASSOCIATES, LLC 19019 36`h Avenue West, Suite E, Lynnwood, Washington 98036 Test Pit Log TP-2A Project: Mar-Vel Marble Location: See Site and Exploration Plan, Figure 1 Project No: 1811.22 Approx. Ground Surface Elevation: 40 feet Date Excavated: 08/21/2017 Depth Material Description Sample PID Odor (ft) (ppm) 1 Loosc, damp, dark brown, gravelly SAND, with silt and organics (SANDY TOPSOIL)* ....................................... Medium dense, damp, light brown, gravelly SILT, with sand (WEATHERED GLACIAL TILL)* < 1 None 2 < 1 None ...................................... .Very 1.1 None 3 dense, damp, light brown, gravelly SILT, with sand (GLACIAL TILL)* 4 Gray discoloration and odor from 4 % to 9 % feet bgs 43.3 Moderate 5 along edges of heating oil UST cavity and directly below the UST cavity. Field indications of TPH extended 6 approximately 10 to 15 feet beyond the edges of the UST cavity to the east and west at a depth of approximately 5 TP-2A, E-Side@7' < 1 7 to 8 feet bgs. TP-2A, W-Side@7' 1.1 TP-2A@8' 8 Very dense, damp, light brown, sandy GRAVEL, with silt (GLACIAL TILL) 232.7 Strong 9 TP-2A@10' 27.6 Moderate 10 1.9 Slight 11 12 Test pit completed at about 10 % feet bgs. No groundwater observed during excavation. 13 * TP-2A transected the north edge of heating oil UST cavity. We observed pea gravel backfill in the central 14 approximately 8 feet of the southern edge of the test pit to a depth of approximately 5 % feet. 15 16 17 18 EXHIBIT 12 - PLN20190009 Packet Pg. 288 6.1.a ZIPPER GEO ASSOCIATES, LLC 19019 36`h Avenue West, Suite E, Lynnwood, Washington 98036 Test Pit Lo__ TP-213 Project: Mar-Vel Marble Location: See Site and Exploration Plan, Figure 1 Project No: 1811.22 Approx. Ground Surface Elevation: 40 feet Date Excavated: 08/21/2017 Depth Material Description Sample PID Odor (ft) (ppm) L oose, damp, dark brown, gravelly SAND, with silt and 1 organics (SANDY TOPSOIL)* Medium dense, damp, light brown, gravelly SILT, with sand (WEATHERED GLACIAL TILL)* None 2 None . ...................................... None 3 Very dense, damp, light brown, gravelly SILT, with sand (GLACIAL TILL)* Moderate 4 Gray discoloration and odor from 4 % to 9 % feet bgs 5 along edges of heating oil UST cavity and directly below the UST cavity. Field indications of TPH extended 6 approximately 10 to 15 feet beyond the edges of the UST cavity to the north and south at a depth of approximately 7 5 to 8 feet bgs. Moderate Tp-213, S-Side@8' 2.2 (South) 8 Very dense, damp, light brown, sandy GRAVEL, with silt TP-2B, N-Side@8' < 1 (North) (GLACIAL TILL) Moderate 9 10 11 12 Test pit excavation completed at about 10 % feet bgs. No groundwater observed during excavation. 13 * TP-213 transected the heating oil UST cavity. We observed pea gravel backfill in the central approximately 14 8 feet of the test pit to a depth of approximately 5 % feet. 15 16 17 18 EXHIBIT 12 - PLN20190009 Packet Pg. 289 6.1.a ZIPPER GEO ASSOCIATES, LLC 19019 36`h Avenue West, Suite E, Lynnwood, Washington 98036 Test Pit Log TP-3 Location: See Site and Exploration Plan, Figure 1 Approx. Ground Surface Elevation: 38 feet Project: Mar-Vel Marble Project No: 1811.22 Date Excavated: 08/21/2017 Depth (ft) Material Description Sample PID (ppm) Odor 1 Loose, damp, brown, silty SAND, with organics (SANDY TOPSOIL) Dense, damp, light brown with oxidation mottling, silty SAND, with gravel (WEATHERED GLACIAL TILL) 2 3 4 1.2 Test pit excavation completed to about 3 % feet bgs. No field indications of PCS. No groundwater observed during excavation. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 EXHIBIT 12 - PLN20190009 Packet Pg. 290 6.1.a ZIPPER GEO ASSOCIATES, LLC 19019 36" Avenue West, Suite E, Lynnwood, Washington 98036 Test Pit Log TP-4 Project: Mar-Vel Marble Location: See Site and Exploration Plan, Figure 1 Project No: 1811.22 Approx. Ground Surface Elevation: 43 feet Date Excavated: 08/21/2017 Depth Material Description Sample PID Odor (ft) (ppm) Medium dense, damp, light brown, silty SAND, with 1 gravel, some oxidation mottling (WEATHERED GLACIAL TILL) ..................................... None Slight 2 Very dense, damp, light brown, silty SAND, with gravel (GLACIAL TILL) 3 Localized pea gravel from approximately 1 to 6 feet bgs. 4 Field indications of PCS from approximately 2 to 7 feet bgs Moderate 5 and radially approximately 3 to 5 feet from the edges of the hoist cavity. Gray discoloration and a slight to 6 moderate odor. <s TP-4, E-Side@6.5' 28.8 TP-4@7' Moderate 7 TP-4, N-Side@7' 2.2 Slight to $ Light brown, damp, very dense, sandy GRAVEL, with silt TP-4, W-Side@8' none 9 10 (GLACIAL TILL) 11 12 13 14 15 16 Test pit completed at about 16 % feet bgs. 17 Backfilled with clean soil below 8 feet. Backfilled with PCS above 8 feet. 18 Groundwater not observed during excavation. EXHIBIT 12 - PLN20190009 Packet Pg. 291 6.1.a Mar-Vel Marble Redevelopment ZGA Project No. 1811.20 Environmental Media Management Plan May 11, 2018 APPENDIX F Zi pperGeo G,raprpless001141 Consultants GUIDELINES FOR RE -USE OF PETROLEUM CONTAMINATED SOILS w EXHIBIT 12 - PLN20190009 Packet Pg. 292 6.1.a Guidance for Remediation of Petroleum Contaminated Sites Section 12-Re-use of Soils Table 12.1 Guidelines for Reuse of Petroleum -Contaminated Soil 1 Soil Category (8)(9)(10) 1 2 3 4 Parameter Analytical No detectable Commercial Fill Paving Base Landfill Daily Method Petroleum Above Water Material & Cover or Asphalt Components Table Road Manufacturing (mg/kg) Construction (mg/kg) (mg/kg) (mg/kg) Total Petroleum Hydrocarbons (1)(2) See Table 7.1 for petroleum products that fall within these categories. Gasoline Range NWTPH-Gx <5 5 - 30 >30 - 100 >100 Organics Diesel Range Organics NWTPH-Dx <25 25 - 200 >200 - 500 >500 Heavy Fuels and Oils* NWTPH-Dx <100 100 - 200 >200 — 500 >500 Mineral Oil NWTPH-Dx <100 100 - 200 >200 — 500 >500 Volatile Petroleum Components Benzene SW8260B <0.005 0.005 - 0.03 0.03 or less See Table 12. Ethylbenzene SW8260B <0.005 0.005 - 6 6 or less >6 Toluene SW8260B <0.005 0.005 - 7 7 or less >7 Xylenes (3) SW8260B <0.015 0.015 - 9 9 or less >9 Fuel Additives & Blending Components (MTBE) Methyl Tert- SW8260B <0.005 0.005 - 0.1 0.1 or less >0.1 Butyl Ether Lead SW6010A <17 17 - 50 >50 - 220 See Table 12.2 Other Petroleum Components Polychlorinated (4) SW8082 <0.04 <0.04 <0.04 See Table 12.2 Biphenyls (PCBs) Naphthalenes (5) SW8260B <0.05 0.05 - 5 5 or less >5 cPAHs (6) SW8270C <0.05 0.05 - 0.1 >0.1 - 2 >2 Other Petroleum Characteristics (Applies to soils contaminated with any petroleum product.) Odors Smell No detectable odor Staining Visual No unusual color or staining Sheen Test See Footnote No visible sheen #7 IMPORTANT. See Table 12.2 and the footnotes to this Table on the following pages! Test soil for the parameters specified in Table 7.2. *Does NOT include waste oil contaminated soils, which should be disposed of in a landfill. means less than; ">" means greater than Table 12.1 Guidelines for reuse of petroleum -contaminated soil. Washington State Department of Ecology j4jFj� 1k-&QQ 09 Page 188 Packet Pg. 293 6.1.a �1 00 b o CAD El () ° co &— o w CD a p CAD ° (D ro ' w o CD `C tj C) CD Wo CD o co aC o F p o Cn Cn o p' p P G me c c a - ?; h is' CD a: CD o ° co C) tl 'ccwl � n N CA w 0 0 o CD rs C n o co o CCD �:Fl�s w o o CAD CCDD N CD w .w-1 p� '�' '.�• O CCDj !�D a o o FQ ° CD ° m w <D � o -w (= �O < wo. ° ': + d CD C)d o C CD. Co w co o 5 J U) v, °QEn C� (D —I Cr Do N N �D W> N> C-D, C. nCD O. 0 CD o w• 0 I CnID o � co � w Cn Cn W Cr acao0 caoCD w a a O O xcCDo d �n D 0 0 o 0 o ' N �� CD w " CD C� w w C o CD CA �t C) ems C) CD (D v' w ,� cD CD 0 <D fl' O W • . . • • . • • ■ r • ■ • . a o � C � CA (D CA y C (A�C MCA y �CA �:r o �31 o CD �3' �:y' o o �r p- C o 0 �3' O .+ �3' o CD �:F' q p CD ::7 C' O R CD CD = r. p G a G G w G a a a a w G o a rn CD (� a 0 s a a o a Cn w ° ° ° 0 CD ° i o ° CD Cn " ' o ov a' CP w w o- ' d n o w - Cr� V CD w a CD p d �+ o w -3 k ca � o o a° ° CD r. (D o 0 o� � °CD o� o c�0 w a s CD CD a p a CD a a° o ° o cD ° CD r. a o .+ N O a oID ° it a1 w CD G- N '� �CD-4 a CD ° n (D :i n w w v, :-1 • (D w i--� N CD w C CD w v, ::! CD w w � C o N `D r~ 10 ° w n °n o wID w. p o �• (D o r C1 o w C CD o C Q CD w �_ * CD N w w o _CD ° w ° CD te a° O CD o 2. as ?: 2- o =� N ".S' n 'd CD w 0 IC3 CD O o (D A* o' ° w P' p ° o N O o a �. A a — CD OQ W � C W 0 m ° a < o a < o (D ' w o CD 9 '(D+' D m Ufa Cfl CD ° '� ° �'. CD n 0 '� (D ., ° p O O t`C y Off' O' tC•�.� p-' �, r-r. �D• °D w C n Cn W � CD CD �+ D �. CD CD CD o' (D CWDCD C)o . o 0' p CD a CD CD as �+ CD � �' ``� � o � o �' � o �• N CD N a ° CD G Q CD a n ?: CD CD ° a N o o CD EXHIBIT 12 - PLN20190009 Packet Pg. 294 6.1.a I u G l• O .ZI n y y CD m S 0 o' a m CD 0 e m a 0 m 0 m Z3 S' b b b y 0 l o w� y y v� CD C' w Z td TJ y CD p p Cn CD w COD '�' C w CD N O CL UP LS Cn cD C A w o Ln GQ CND W �Q, C M c �'� W �� ��+.• w e CD I'D O o rD o0 O O CD cD CD c CD a � A o o � �,' o a o � oCn CCDD a - A- A- _p,, O a' o ~ r Q CD b d � O r cn CC ~O N o w10Op� On a � OCL 0,d� p o co ° cxCD ov `D w v o p O� W N N O a, X "Cn N• w o- - N G- Q- x oo `+ w a CD w CD n ( x o D H CDN /i N n N O w •�- rTi rr CDo 0 o � �� 0 CD CD .�. O '.S' C�aD O• 0 n CD (Oi a to o w a w � �-: O Cr `° CD ° CD p O 0 o> C� 0 o n O o a w �°n A- � • a CD 0 0 o In w w m CD O Cn CD w CD 0 -. CND w o p w o a CL CD CD o w � D C o UpQ coo •, (DD CD o 0 0 CD D < N w 0 o 0 o C) CD o a. w b a r-h o Cn a n o. a CD A o (CUD' o m CD o p CD �3 a b b b b d a d CD N a 0 0 aCD o Cn CD CD N N o CD CD n w 0 ,n • C CD rl w [ P5 D n 0 a Cr m C Packet Pg. 295 1 6.1.a P E L L E T I E R + SCHAAR July 29, 2019 TO: Michael Clugston ,Senior Planner Development Services Department City of Edmonds 121 5t" Ave. N. Edmonds, WA. 98020 RE: PLN20190009 — Design Review Graphite I & II Graphite — 202 Main Street. Dear Michael, I have included response to your Memorandum dated April 17 2019 and from South Countv Fire Marshall dated April 9, 2019. Stormwater Engineer Review: 1. A preliminary storm drainage report and plan shall be submitted to the City to confirm project feasibility. Stormwater management shall be provided consistent with Edmonds Community Development Code Chapter 18.30 and the 2014 DOE Stormwater Manual. Refer to Stormwater Addendum, Appendices and Checklists for additional information. You may choose to use the drainage report (revised as needed) submitted under the expired permit BLD20171841 for phase I and provide a separate report for phase II. Or provide a revised drainage report that addresses both phases. If you provide a combined drainage report, please clearly separate each phase since they will be constructed at different times. See response from Civil Engineer. Transportation Engineer Review: 1. The City has received the traffic studies for both phase I and II, but has not yet reviewed them. Any comments will be provided during the second phase of the ADB review process. See response from Civil Engineer. Pelletier + Schaar, LLC 26911 98th Drive NW, Suite B, Stanwood, Washington 98292 p (360) 629-5375 EXHIBIT 13 - PLN20190009 Packet Pg. i 6 6.1.a P E L L E T I E R'+ SCHAAR MEMORANDUM General Engineering Review: The following comments are provided by the Engineering Program Manager, Jennifer Lambert. Please contact Jennifer directly at 425-771-0220 or by email at Jennifer. lambert@edmondswa.gov with any specific questions you may have regarding his comments. 1. Frontage Improvements and Access: a) The location and number of street trees within the City right-of-way will be determined during the building permit phase of each project. The City will consider a shift in tree location and/or number of trees (no less than 2 trees) based on impacts to business entrances. b) Provide a site plan that shows all frontage improvements along 2nd Ave, Main St, and the alleys (for example, do not show the south driveway approach since it will be removed and replaced with sidewalk, etc.). See Revision No. 1, Architectural Site Plan Al.10 dated 6/24/2019. c) The parking stalls (for both phase I and II) located adjacent to the alley between the structures may need to be adjusted to allow for proper turning movement into and out of the parking stalls. This will be reviewed further in the second phase of the ADB review process. See Revision No. 2, Architectural Site Plans A1.10 dated 7/29/2019 and Revision No. 1, Overall Floor Plans A2.10 for Art Building (Graphite I) and Residential Building (Graphite II) dated 6/24/2019. 2. Bicycle racks should be incorporated into the project design. See Revision No. 1 , Overall Floor Plans A2.10 for Art Building (Graphite I) and Residential Building (Graphite II) dated 6/24/2019. 3. What is the intended location for the trash enclosure for phase It. Please address this with your submittal as part of the second phase of the ADB review process. In addition, the proposed trash location for phase I will need to be reviewed as it appears to limit sight distance needed for access to the parking stalls as well as the alley intersection. See Revision No. 1, Overall Floor Plans A2.10 for locations for Art Building (Graphite I) and Residential Building (Graphite II) dated 6/24/2019. Pelletier + Schaar, LLC 26911 98th Drive NW, Suite B, Stanwood, Washington 98292 p (360) 629-5375 EXHIBIT 13 - PLN20190009 Packet Pg. 2 7 6.1.a P E L L E T I E R t�+ \1 SCHAAR South County Fire has completed the fire review of the plan submittal for the above project in the City of Edmonds. The 2015 International Fire Code and local standards were used as the basis of my review. 1. Both structures need a Sprinkler Riser room with an outside entrance. (A2.10) The Fire Department connection (FDC) is approved to be on the building but a fire hydrant is required to be located within 50 feet of the FDC. Each building to be sprinklered under separate permit. 2. Separate fire permits and submittal for Fire Sprinkler, Commercial Hood and Fire Alarm. Hood and Fire Alarm to be designed and submitted under separate permit. 3. Separate engineering permits and submittal for underground fire line to DCDA. A certified Type U contractor is required. Underground fire line to DCDA to be designed and submitted under separate permit. 4. Concluded that the elevator is not required to be an accessible means of egress. Although the elevator is required to accommodate a stretcher, it is not required to be on standby power. The elevator proposed can accommodate a stretcher. See Revision No. 1. Overall Floor plans A2.10 & A2.20 dated 6/24/2019. 5. (GO.10) Applicable codes are missing 2015 International Fire Code (IFC.) To be included on Building Permit Cover sheet GO.10 for Art Building (Graphite I) and Residential Building (Graphite II) 6. Site will need to be evaluated for distributive antenna system (DAS) 7. Fire Lane markings and signage per Fire Prevention Standards. To be included on Building Permit Site Plan Al.10 for Art Building (Graphite I) and Residential Building (Graphite II) 8. Addressing 10 — 12 " numbering on contrasting background. To be included on Building Permit Cover sheet GO.10 for Art Building (Graphite I) and Residential Building (Graphite II) 9. Knox box key entry to common areas and riser room. To be included on Building Permit Cover sheet GO.10 for Art Building (Graphite I) and Residential Building (Graphite II) End of Responses Sincerely, David R. Pelletier, AIA, LEED-AP Pelletier + Schaar, LLC 26911 98th Drive NW, Suite B, Stanwood, Washington 98292 p (360) 629-5375 Packet Pg. 2 8 71 EXHIBIT 13 - PLN20190009 0 W 0 (n SDMH RIM=38.31 -35.26 =32.26 VC=29.81 =29.76 CB T-1 RIM=38.02 PROJECT NORTH SITE & UTILITY PLAN SCALE 1" = 20' 0" 0' 20' 40' LOT COVERAGE: 11135 SQ FT(77.2%) LOT AREA: 14411 SQ FT fl — W W —P p TRANSPARENCY ELEVATION SCALE 1/8"= V-0" 0' 8' 16' GLAZING CALCULATIONS ECDC 22.43.050 FACADE TRANSPARENCY AT STREET LEVEL: MIN 75% OF THE AREA BETWEEN 2' AND 10' ABOVE GRADE MUST BE TRANSPARENT D AREA OF FACADE = 826 SQ FT X (.75) = 619 SQ FT GLAZING AREAS = 46 + 47 + 48 + 50 + 48 + 48 + 56 + 48 + 62 + 57 + 39 + 36 + 35 = 620 SQ FT TOTAL 620 SQ FT > 619 SQ FT THEREFORE MEETS CODE V O E C C PR PR CC AZAZAZ 7 E E L L L L L L L 4-- -)�- I I L HEIGHT CALCULATIONS: NW: +39' NE: +44.9' SE: +37.3' SW: +42.5' AVG GRADE: 40.9' ACTUAL HEIGHT: 69' MAXIMUM HEIGHT: 70.9' MAIN ST G PLANT LIST ran I 1 6 3 3 2 3 8 2 2 3 2 7 8 Q STREET TREES (SEE SITE PLAN FOR LOCATIONS) ST H A ►/_1 MA 19 H H G GUNNERA MANICATA N HEAVENLY BAMBOO SIENNA SUNRISE H HEBE "WIKI BLUSH" A ALASKAN FERN C CALLICARPA B "PROFUSION" P PIERIS TAIWANENSIS " SNOW DRIFT" E EUPHORBIA "REDMARTIN" L LAVENDER "HINDOTE" HO HOSTA "SUMAND SUBSTANCE" CC CORDTLINE "CANCAN" AZ AZALEA "HIHO CRIMSON" S SAMBUCUS NIGRA "BLACK LACE" PR ZABEL MONTERY LAUREL ST A - RED MAPLE B - CHANTICLEER PEAR C- LITTLE LEAF LINDEN PROJECT NORTH LANDSCAPE PLAN SCALE 1/8"= V-0" 0' 8' 16' %L HEIGHT v 4GE GRADE = 40.9' DESIGN REVIEW 0 07/29/2019 DRB - PHASE I REV II A 06/24/2019 DRB - PHASE I REV # DATE DESCRIPTION EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R (@ S C H A A R Vision Based Architecture 226911 98th Dr. NW, Suite B 98292 www.pelletierschaar.com © 2017 PELLETIER + SCHAAR, L.L.C. 46REGISTERED V-� ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON • Stanwood, WA 36o-629-5375 A1.10 iq- w w ry cD w 0 z 0 J m J Q H Z W W 0 N O 00 Q> Z O w N C) N rn s x w c 1= 0 a m C0 N N Vl t4 s a 0 0 0 0 N z J a c d s 0 Q EXHIBIT 13 - PLN20190009 2019-03-19 SITE PLAN & LANDSCAPE P L�- Packet Pg. 299 C/V IIL)I 1 IJ - FL. IVLV II-jVVV,2 6.1.a Date: To: MEMORANDUM July 31, 2019 Michael Clugston, Senior Planner From: Jeanie McConnell, Engineering Technician Zachary Richardson, Stormwater Engineer Bertrand Hauss, Transportation Engineer Subject: PLN20190009 —Design Review Graphite I and II Graphite — 202 Main St Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering codes and construction standards, including street tree placement and quantity, trash enclosure dimensions, parking layout, etc., will be reviewed with the building permit application for development of the site. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. EXHIBIT 14 - PLN20190009 Packet Pg. 301 8.1 Architectural Design Board Agenda Item Meeting Date: 08/7/2019 Ten Year Review of ADB Projects Staff Lead: Kernen Lien Department: Planning Division Prepared By: Kernen Lien Background/History See narrative. Staff Recommendation N/A Narrative Over the last ten years, the Architectural Design Board has reviewed 34 major projects (those design review projects that required SEPA review). There have been some discussion about how projects have changed from design review to the completion of the project. Staff will provide a presentation of these 34 projects including renderings of the projects presented to the ADB and pictures of the completed projects at this ADB meeting. Packet Pg. 302