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Exhibit 1 - Phase 1 Staff Report and Attachments.pdf EXHIBIT 1 RS-6 P RS-6 Subject Property: 303 & 311 Edmonds St. BD5 RM-1.5 RM-1.5 BD2 BD5 P 075150300 Feet ATTACHMENT 1 ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4 303/ 311 Edmonds St. Material Palette James Hardie Reveal Panel 2.0 Cedar Fence Smooth Finish Concrete Color: Sandstone Beige Darkened Steel on option 2 James Hardie Reveal Panel 2.0 Mutual Materials Brick Veneer Color: Monterey Taupe Cedar Wood Siding Color: Teak Stain Color: Coal Creek Darkened Steel option 1 When designing projects and issuing permits for new developments, applicants a nd City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower-intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site’s zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that – examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. ATTACHMENT 5 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? 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. · · · · · · · (above and below) Corner lot treatments. o o o ATTACHMENT 6 ATTACHMENT 7 Design Objectives for Building Façade. Building facade objectives ensure that the exterior of a building – the portion of a building that defines the character and visual appearance of a place – is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Façade Design. Encourage building façades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a façade, as well as provide light and air to the building interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building façades to help define the scale and style of the structure. Variation in façade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Urban Design Goals & Policies for Specific Areas In addition to the general design goal and objectives described above under Goal A, supplemental design objectives are outlined below for specific areas or districts within the city. Each key goal in this element (or section) is identified by an alphabet letter (for example, “D”). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, “D.2”) Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place-making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a “park and walk” policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Community Culture and Urban Design 125 ATTACHMENT 8 B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing beach areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued th in the portion of the private streetscape that adjoins the public streetscape. In the 4 Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building façades should respect and echo historic patterns along downtown pedestrian streets. Community Culture and Urban Design 126 B.11 Building Façade. Provide a human scale streetscape, breaking up long façades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the façade. 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 MEMORANDUM Date: August 14, 2015 To: Jen Machuga,AssociatePlanner From: JoAnne Zulauf, Engineering Technician Subject: PLN20150036 – Design Review for GBH Holdings 9 Unit Apt Building& Reclad of Existing Building 303/311 Edmonds St Engineering has reviewed the subject application and has no comments on the Phase 1 portion of the review. However, when preparing the plans for the Phase 2 submittal, please ask the applicant to address the following: 1.Please describe the variance necessary for the stormwater detention system and how the design can be constructed if the variance is granted. If it is determined that the variance can not be granted, an alternate storm system design shall be required. 2.All architectural features such as the canopy proposed over the right of way shall comply with Chapter 18.70.030 Section D Street Use and Encroachment Permits: Bay Windows, Decks, and Related Architectural Features. The requirements include; encroachment shall not project more than two feet (24 inches) into the right of way, and encroachments shall not exceed 30 percent of the length of the façade on any one side of the building. Please revise proposed canopy design on existing structure. Please route the Phase 2 submittal to the Engineering Division for review/comment when appropriate. Thank you. City of Edmonds ATTACHMENT 9 MEMORANDUM Date: August 14,2015 To: Jen Machuga, Planner From: Leif Bjorback, Building Official Subject: GBH Holdings Address 303/311 Edmonds St. PLN2015-0036 I have performed a preliminary building code review of the plans that were submitted under the referenced application number, and have noticed no major building code related deficiencies in the proposed design. Code compliance of the following items should be carefully considered during the completion of the design drawings. 1.Fire rated construction of exterior walls and limitations on openings within exterior walls shall be regulated by IBC section 705. Due to the proximity of the two separate buildings on the site, show an assumed imaginary interior lot line between the two buildings in order to evaluate “fire separation distance” and associated requirements. 2.The interior exit stairway is required to be one hour fire rated per IBC 1022 and 1009.3. 3.Accessibility for the building and site shall be according to IBC chapter 11. In particular, it appears that the dwelling units on the first floor level will need to be Type B accessible units as per IBC 1107.7.1.1. 4.It is noted that exterior lighting has been shown on the preliminary plans. Code review of all lighting for compliance with the energy code will be done under the plan review for the building permit application. 5.Review of all other building code provisions will be done under the plan review for the building permit application. 6.Improvements to the existing building shall be done under separate building permits. Thank you. City of Edmonds Building Department ATTACHMENT 10 ATTACHMENT 11 ATTACHMENT 12