Swedish Info.pdf8250. 165th Avenue NE
Suite 100
Redmond, WA 98052-6628
T 425.883-4134
F 425.867-0898
www.tsinw.com
Mr. Tyler Howren, Construction Project Manager
Providence Health & Services
500 17th Avenue
Seattle, WA 98122
°A"
Al)(,'i G 21,113
0; -"VEL0[1MF1N1!1'f
G',(4"Ll ,ff E
Subject: Swedish Edmonds - Parking Demand and Supply Recommendations
Dear Mr. Howren:
August 26, 2013
This letter summarizes my analysis of parking utilization at Swedish Edmonds and provides an estimate
of future parking requirements to support the planned Ambulatory Care Center. It is organized to first
discuss existing parking supplies and utilization, followed by a projection of parking demand and supply
requirements prior to and after completion of the planned Ambulatory Care Center project.
The existing parking supply consists of 1,170 stalls. Of these stalls, 52 are defined as accessible with 31
of them appearing to be van accessible stalls. Some of the van accessible stalls appear to have a
landing area that is less than 8 feet wide. A survey of existing parking utilization (Figure 1) indicates a
peak parking utilization of approximately 829 vehicles at 11 AM.
It is a known fact that activity levels at healthcare facilities fluctuate from month to month. Peak levels
of activity tend to occur during the winter while the lowest activity levels are experienced in late
summer. A review of the past years hospital census data (Table 1) was made to compare August
(2012) data against annual average and peak month data from January 2012 through June 2013. The
purpose of this comparison is to determine if the observed August 2013 parking utilization needs to be
adjusted to reflect season fluctuations in hospital activity.
I able 1: Comparison of August 2012 Census Data with Average and Aighest Olcafti
from Jan 2012 through June 2013
Census Factor
Aug-
2012
Average
Month
Highest
Month
Aug %
of Avg.
Aug %
of Max
Acute Outpatient Visits
12,353
11,645
13,194
106%
94%
Acute Care Average Daily Census
103
101
138
103%
75%
Total Surgeries
479
429
479 1
112%
1 100%
Total Emergency Room Visits
3,807
3,581
4,009 1
106%
1 95%
The comparison shows that August 2012 census data is slightly higher than the average for the January
2012 through June 2013 time period and equal to or below the highest month of the 18 month time
period. In order to maintain a conservative approach to establishing the parking supply required to
support existing operations, the observed peak utilization was increased by 10% to account for higher
Mr. Tyler Howren
August 26, 2013
Page 2
activity levels. In addition to this adjustment, it is necessary to provide additional stalls so that motorists
can find an open stall in a reasonable amount of time and avoid excessive circulation and congestion in
the parking lots. The number of stalls occupied during periods of peak demand is typically increased
by 10%. With these two adjustments the number of stalls required to support existing hospital
operations is approximately 976. This represents 83% of the available supply.
Construction of the parking structure followed by construction of the 100,000 SF Ambulatory Care
Center will result in the following changes to the parking supply:
® 221 stalls will be lost when construction of the garage begins.
® There will be a 27 stall deficit during garage construction which should be offset by providing
off-site parking for contractors and some employees and promoting employee carpool transit
use during construction to reduce parking demand.
® The garage will add 363 stalls 40 surface stalls will be returned to the supply when the garage is
completed.
118 stalls will be lost with construction of the ACC
® The final parking supply will be approximately 1,234 stalls.
Table 2 summarizes the changes to parking supply and the number of stalls needed to support hospital
operations through construction of the garage and ACC.
This forecast assumes that the 100,000 SF ACC will require approximately 240 additional parking
stalls. This estimate is based on a parking demand rate of 1.97 stalls/ 1,000 SF for inpatient related
uses, 3.69 stalls/ 1,000 SF for outpatient related uses, and 2.73 stalls / 1,000 SF for support related
uses. These rates are based on survey data compiled from a number of parking studies for Evergreen
HealthCare campus in Kirkland, which is a comparable suburban medical center. Given the planned
uses of the ACC, the 240 stalls is in the high range of what is required to support a facility that provides
outpatient and support uses but does not have the density of a typical medical office building. The
parking supply and demand calculations for forecasted conditions when the ACC is complete and fully
occupied show a minor parking surplus of 18 stalls. Given the factors used to make this forecast and
the typical fluctuations in daily demand seen at a medical center; a forecasted surplus or deficit of 20 to
30 stalls is acceptable.
It should also be noted that the number of accessible stalls will increase and due to their larger size the
forecasted parking supply will likely decrease by a number of stalls. An evaluation of accessible stalls
Existing
Aug
2013
During
Garage
Construction
After
Garage
Construction
During
ACC
Construction
After
ACC
Construction
Parking Supply
1,170
949
1,352
1,234
1,234
Parking Utilization
912
912
912
912
1,146
Supply Required to
Support Operations
976
976
976
976
1,216
Stalls: Added (Lost)
0
(221)
403
(118)
0
Surplus (Deficit)
194
(27)
376
258
18
This forecast assumes that the 100,000 SF ACC will require approximately 240 additional parking
stalls. This estimate is based on a parking demand rate of 1.97 stalls/ 1,000 SF for inpatient related
uses, 3.69 stalls/ 1,000 SF for outpatient related uses, and 2.73 stalls / 1,000 SF for support related
uses. These rates are based on survey data compiled from a number of parking studies for Evergreen
HealthCare campus in Kirkland, which is a comparable suburban medical center. Given the planned
uses of the ACC, the 240 stalls is in the high range of what is required to support a facility that provides
outpatient and support uses but does not have the density of a typical medical office building. The
parking supply and demand calculations for forecasted conditions when the ACC is complete and fully
occupied show a minor parking surplus of 18 stalls. Given the factors used to make this forecast and
the typical fluctuations in daily demand seen at a medical center; a forecasted surplus or deficit of 20 to
30 stalls is acceptable.
It should also be noted that the number of accessible stalls will increase and due to their larger size the
forecasted parking supply will likely decrease by a number of stalls. An evaluation of accessible stalls
Mr. Tyler Howren
TS1 August 26, 2013
Transportation Solutions, Inc, Page 3
and compliance with parking code requirements will be provided as part of the traffic analysis but
should not result in a deficit that exceeds the acceptable level.
This owflunfloy.) cnn(Judes thiel si!Afl padillg sh'ticture MH h(2 uA(IC(]LUI[C 10 SU1 )J)011 147r(-G4StCd
hospda(Uperi.)Ho1,11 If you hav(�, imy Clueshons regardinq, Owse of require
addflion�-11 info(-lli:dio�) feel fi'ec lu corfl-ad 1-ne,
Swedish Medical Center — Edmonds Campus
Parking Structure
2160176th Ave. West
Edmonds, Washington 98026
22 August 2013
Edmonds Community Development Code
AUG 2 6 2013
DEVELOPMENT SERVICES
COTE
The following code criteria summary indicates how the proposed Parking Structure satisfies the Edmonds Community
Development Code. The following Sections have been addressed:
Title 16 — MU — MEDICAL USE ZONE
16.62 - Site development standards
Title 17 - GENERAL ZONING REGULATIONS
17.50 - Off -Street Parking Regulations
Title 18 - PUBLIC WORKS REQUIREMENTS
18.45 - Land Clearing and Tree Cutting Code
18.95 - Parking Lot Construction
Title 20 - REVIEW CRITERIA & PROCEDURES
20.11- General Design Review
20.13 - Landscaping Requirements
CODE CRITERIA SUMMARY
Description
ECDC Section
Required
Proposed
Comments
Street
16.62.020
15 feet
380'-10" — Hwy 99
Setback
Side/Rear
16.62.020
15 feet
50'-9" — North PL
Setback
28'-2" — West PL
59'-8" —South PL
Maximum
16.62.020
35'-2" (ECDC)
31'-8"
Height
60' (Master Plan)
Off -Street
17.50.020. B. 4
Medical, dental and
Refer to attached Parking
The parking structure will
Parking
veterinarian offices,
Demand and Supply
not "generate" anyvehicle
banks and clinics: one
Recommendations report.
trips. The structure is to
space per 200 sf.
support the hospital campus
programs
17.50.020.C.9
Hospitals: three spaces
Refer to attached Parking
per bed
Demand and Supply
Recommendations report.
Public Works
Title 18
Refer to Architectural and
Civil Site Plans for general
compliance.
Land Clearing
18.45.050.13
Trees shall be retained to
All trees planned for
& Tree
the maximum extent
removal are not naturally
Cutting
feasible.
occurring. New trees will
be installed in designated
landscape areas.
Existing Tree
18.45.050.H
Provide tree protection
Barriers will be installed to
The existing trees will be
Protection
measures
protect existing trees from
preserved to extent
damage during
possible. Only interior
construction as required.
parking lot trees will be
affected by the
development.
Swedish Medical Center — Edmonds Campus Page 1 of 5
Parking Structure
Parking Lot
18.95.020.A.1.a
90 Degree Stalls
90 Degree Stalls
Construction
8'-6" Width
8'-6" Width
16'-6" Depth
16'-6" Depth
24' Aisle Width
24' Aisle Width
60 Degree Stalls
60 Degree Stalls
8'-6" Width
8'-6" Width
16'-6" Depth
16'-6" Depth
15' Aisle Width
17'-2" Aisle Width
Stripes
18.95.020.B
Hard -Surfaced = Stripes
Hard -Surfaced = Stripes
Pedestrian
18.95.020.B
Separated by Curbs
Separated by Curbs
Walks
Pavement
18.95.020.0
Surface Lot
Surface Lot =Pavement
Pavement
Parking Structure =
Concrete
Grades
18.95.020.D
Maximum 6%
Existing grades will be
maintained.
General
20.11.030.A
Buildings designed to
The proposed parking
Design
comply with this section
structure will be located
Criteria
and to avoid conflict with
interior to the hospital
the existing and planned
campus in an existing
character of area.
parking lot. The 3 -story
structure is consistent with
adjacent building heights.
Exterior
20.11.030.A.1
Windows, doors, eaves
The parking structure will
Building
and parapets.
not have windows, entry
Components
doors or eaves. The top
floor will be provided with
a 42" high
vehicle/pedestrian barrier,
stair canopies and two
decorative canopies.
Colors
20.11.030.A.2
Avoid excessive brilliance
The proposed exterior
or brightness.
materials include "sacked"
concrete columns, charcoal
tinted architectural smooth
face block, aluminum
perforated wind/rain
screens and white painted
steel canopy components.
Mech Equip
20.11.030.A.3
Screened mechanical
No exposed mechanical
equipment.
equipment or utilities are
proposed.
Building Form
20.11.030.A.4
Avoid long, massive,
Exposed vertical concrete
unbroken or monotonous
columns, architectural
buildings.
block vehicle/pedestrian
barriers at each level, the
vertical elevator hoistway,
aluminum wind/rain screen
and the decorative
canopies effectively "break-
up" the building fagade and
provide an interesting and
engaging facade on all four
sides.
Signs
20.11.030.A.5
Signs to conform to the
The only signs will be for
general design theme of
directional purposes and
Swedish Medical Center— Edmonds Campus Page 2 of 5
Parking Structure
Swedish Medical Center — Edmonds Campus Page 3 of 5
Parking Structure
the development.
identifying the structure.
Site
20.11.030.B
The existing character of
The proposed structure
Treatment
the site and nearby area
does not front a street and
to be the starting point
existing landscape
for the building design
buffering effectively
and site treatment.
screens the structure from
adjacent properties.
Grading,
20.11.030.B.1
Grading, vegetation
Grading will follow the
Vegetation
removal and other
contours of the existing
Removal and
changes to the site shall
grade. Nonnative
Other
be minimized where
deciduous trees, evergreen
Changes
natural beauty exists.
and deciduous shrubs and
Large cut and fill and
groundcovers removal will
impervious surfaces
be limited to the existing
should be avoided.
internal parking planting
areas and islands.
Landscape to
20.11.030.8.2
Landscape treatment
Drought tolerant native and
Enhance the
shall be provided to
nonnative deciduous trees,
Building
enhance the building
evergreen and deciduous
Design
design and other site
shrubs and groundcovers
improvements.
will be located adjacent to
proposed parking structure
and surrounding areas.
Trees and shrubs will be
located in such a way to
soften and enhance the
architectural rhythm of the
structure.
Landscape
20.11.030.8.3
Landscape treatment
Plantings of deciduous
Buffer
shall be provided to
trees, evergreen and
buffer the development
deciduous shrubs will be
from surrounding
provided at the base of the
property where conflict
structure to soften the
may result, such as
scale and enhance the
parking facilities near
experience around the
yard spaces, streets or
proposed parking structure.
residential units, and
Planting bulb -outs and
different building
islands will be located at
heights, design or color.
intervals to fragment the
visual impact of surface
parking adjacent to the
structure.
Landscape
20.11.030.B.4
Landscaping that could
Plantings will be contained
Protection
be damaged by
in a 6" high concrete curb
pedestrians or vehicles
and be hardy to foot traffic.
should be protected by
curbing or similar
devices.
Screening of
20.11.030.B.5
Service yards, and other
N/A — No service yards or
Trash Areas
areas where trash or
new trash enclosures are
litter may accumulate,
proposed.
shall be screened with
planting or fences or
walls which are
compatible with natural
materials.
Seasonal
20.11.030.B.6
All screening should be
Plantings will consist of
Swedish Medical Center — Edmonds Campus Page 3 of 5
Parking Structure
screening
effective in the winter as
evergreen and deciduous
materials
well as the summer.
shrubs that will provide
year-round interest.
Alternate
20.11.030.B.7
Materials such as wood,
Decorative gravel may be
Landscape
brick, stone and gravel
used in areas unsuitable for
Materials
(as opposed to asphalt or
plant growth.
concrete) may be
substituted for planting
in areas unsuitable for
plant growth.
Exterior
20.11.030.B.8
Exterior lighting shall be
All exterior lighting will be
Lighting
the minimum necessary
limited to the 3`d floor. The
for safety and security.
light fixture "spreads" will
Excessive brightness shall
illuminate only the parking
be avoided. All lighting
structure. Existing pole
shall be low-rise and
mounted light fixtures in
directed downward onto
the surface parking area
the site. Lighting
will remain unaltered. Both
standards and patterns
the structure and surface
shall be compatible with
parking lighting provide
the overall design theme.
minimum light levels for
safety and security.
Community
20.11.030.C.1
Community facilities and
N/A —The proposed
Facilities
public or quasi -public
parking structure is not
improvements should
"public" facility. The
not conflict with the
structure is intended for
existing and planned
hospital staff parking.
character of the nearby
area.
Street
20.11.030.C.2
Street furniture should
N/A —The proposed
Furniture
be compatible with the
parking structure does not
existing and planned
front a public street and no
character of the nearby
street furniture will be
area.
provided.
Landscape
20.13.010.A -K
Items to be shown on
All the required
Plan
landscape plan
information is provided on
Requirements
the attached landscape
plan.
Plant
20.13.015.A -E
Plant schedule
All trees and plants meet
Schedule
requirements
these criteria and are
indicated on the plant
schedule.
General
20.13.020.A -P
Trees and plant design
All required design
Design
standards
standards have been met.
Standards
Blank
20.13.030.A
Provide trees and shrubs
There are no substantial
Building
to soften blank building
blank walls. However,
Walls
walls
trees and shrubs have been
provided to soften the
structure.
Foundation
20.13.030.8
Provide trees and shrubs
Where landscape areas
Planting
to soften the transition
abut the structure, trees
between the pavement
and plants have been
and building
provided to soften the
transition between the
pavement and structure.
Landscaping
20.13.030.E
If the parking area
Refer to attached
Per direction at the 6 August
Swedish Medical Center— Edmonds Campus Page 4 of 5
Parking Structure
Swedish Medical Center — Edmonds Campus Page 5 of 5
Parking Structure
contains more than 99
landscape plan.
2013 pre -application
parking spaces, at least
meeting, the city will base
35 square feet of
the landscaping square
landscape development
footage requirements on
must be provided for
how many existing parking
each parking stall
stalls are being displaced by
proposed.
the proposed development.
Swedish Medical Center — Edmonds Campus Page 5 of 5
Parking Structure
Swedish Medical Center — Edmonds Campus
Parking Structure
21601 76th Ave. West AUG 2
Edmonds, Washington 98026 ��3
�
0EVELOPMEN-T SElitES
22 August 2013 COUNTER
Design Objectives for Site Design (Comprehensive Plan)
The following is a list of the City of Edmonds Comprehensive Plan, Urban Design: General Objectives. Included are Section C
- Design Objectives for Site Design, Section D - Design Objectives for Building Form, Section E - Design Objectives for
Building Facade and Section F - Design Objectives for Specific Areas. The responses indicate how the objectives have
been incorporated into the proposed Parking Structure design.
C. 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.
C.1. Design Objectives for Vehicular Access.
C.1.a. Reduce the numbers of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety by
reducing the number of potential points of conflict.
Response: The proposed parking structure does not front a public street. There are two vehicular access points on the
grade level from existing vehicular drive aisles.
C.1.b. Provide safe routes for disabled people.
Response: All disabled parking stalls will be provided as near as possible to the building entrances they serve. No
marked accessible parking will be provided in the structure.
C.1.c. Improve streetscape character to enhance pedestrian activity in retail/multi-family/ commercial areas.
Response: The parking structure does not " front" a street but is internal to an existing parking lot.
C.2. Design Objectives for Location And Layout of Parking
C.2.a. Create adequate parking for each development, but keep the cars from dominating the streetscape.
Response: The purpose for the proposed parking structure is to support the existing medical campus and proposed new
development. The attached Parking Demand and Supply Recommendations report shows how parking is
allocated on the campus and that the proposed parking will be adequate for the campus needs.
C.2.b. Improve pedestrian access from the street by locating buildings closer to the street and defining the
street edge.
Response: Pedestrian access from the street to the parking structure is not required. However, access from the
structure to the campus buildings is provided by means of crosswalks and sidewalks.
C.2.c. Improve the project's visibility from the street by placing parking to side and rear.
Response: Visibility of the parking structure to public streets is not needed. The structure is intended for medical staff
use, is internal to the campus and does not front public streets.
Swedish (Medical Center — Edmonds Campus Page 1 of 11
Parking Structure
C.2.d. Provide direct pedestrian access from street, sidewalk, and parking.
Response: Access from the structure to the campus buildings is provided by means of crosswalks and sidewalks.
C.2.e. Integrate pedestrian and vehicular access between adjacent developments.
Response: Existing sidewalks, crosswalks and vehicular access connect to adjacent developments that provide similar
medical services. No new access is proposed from the proposed parking structure.
C.3. Design Objectives for Pedestrian Connections Offsite.
C.3.a. Design the site access and circulation routes with pedestrians' comfort and ease of access in mind.
Response: The most direct pedestrian access has been provided to the buildings served by the parking structure while
avoiding vehicular ways as much as possible.
C.3.b. Create parking lots and building service ways that are efficient and safe for both automobiles and
pedestrians.
Response: The existing parking lot provides the most efficient and safe service ways. The proposed parking structure
does not impede these existing service ways.
C.3.c. Provide direct and safe access along, through and to driveways and adjacent developments or city streets.
Response: The proposed structure does not front a public street. Access to the structure will be means of existing
driveways off these streets. The existing access elements are not affected by the proposed structure.
C.3.d. Encourage the use of mass transit by providing easy access to pleasant waiting areas.
Response: The proposed parking structure is to provide code compliant parking for the medical campus. The existing
mass transit stop in front of the hospital will be unaffected by the development.
CA. Design Objectives for Garage Entry/Door Location.
Response: NIA — No garage entries are proposed as part of the development.
C.4.a. Ensure pedestrian safety by allowing cars the space to pull out of a garage without blocking the sidewalk.
C.4.b. Improve pedestrian safety by reducing points of conflict/curb cuts.
C.4.c. Reduce harsh visual impacts of multiple and/or large garage entries/doors and access driveways. Reduce
the quantity of entries/doors visible to the street.
C.5. Design Objectives for Building Entry Location.
C.5.a. Create an active, safe and lively street -edge.
Response: The parking structure does not front a public street and is internal to the medical campus, located in an
existing surface parking lot.
C.5.b. Create a pedestrian friendly environment.
Response: The structure will have landscaping as required by code to soften and enhance the architectural rhythm of
the structure, enhance the experience around the structure and to soften the transition between the
pavement and building.
C.5.c. Provide outdoor active spaces at entry to retail/commercial uses.
Swedish Medical Center — Edmonds Campus Page 2 of 11
Parking Structure
Response: N/A —The proposed structure does serve any retail or commercial use aside from providing vehicle parking.
C.S.d. Provide semi-public/private seating area at multi -family and commercial entries to increase activity along
the street.
Response: N/A —The structure provides neither a multi family or commercial function.
C.6. Design Objectives for Setbacks.
C.6.a. To create and maintain the landscape and site characteristics of each neighborhood area.
Response: The contiguous lots are all owned by the hospital district and qualify as one lot under the ECDC definition of
"lot". The setbacks far exceed the 15'-0" requirement and range from 28'-1" to 380'-8".
C.6.b. To create a common street frontage view with enough repetition to tie each site to its neighbor.
Response: N/A —The proposed structure does not front a public street.
C.6.c. To provide enough space for wide, comfortable and safe pedestrian routes to encourage travel by foot.
Response: N/A —Pedestrian traffic to the proposed parking structure is only required from the campus buildings it
serves.
C.6.d. To encourage transition areas between public streets and private building entries where a variety of
activities and amenities can occur.
Response: N/A — The proposed structure is internal to the campus and will be constructed in an existing surface parking
lot. No other activities other than vehicle parking are encouraged.
C.7. Design Objectives for Open Space.
Response: N/A — The proposed development is a parking structure in an existing surface parking lot. No outdoor
interaction, meeting, play or other residential activities are encouraged.
C.7.a. To create green spaces to enhance the visual attributes of the development and encourage outdoor
interaction.
C.7.b. To provide places for residents and visitors to meet and to interact.
E
C.7.c. To provide an area for play, seating and other residential activities.
C.B. Design Objectives for Building/Site Identity.
C.B.a. Do not use repetitive, monotonous building forms and massing in large multi -family or commercial
projects.
Response: Incorporating a myriad of materials with varying textures and colors in the building design will help
eliminate a monotonous visual aesthetic. Stair and decorative canopies are proposed to break up the
horizontal forms. The materials are exposed "sacked" concrete, architectural masonry, aluminum wind/rain
screens and painted steel canopy structures.
C.B.b. Improve pedestrian access and way -finding by providing variety in building forms, color, materials and
individuality of buildings.
Response: The only way finding required for the structure will be internal directional and emergency exit signage.
C.B.c. Retain a connection with the scale and character of the City of Edmonds through the use of similar
materials, proportions, forms, masses or building elements.
Swedish Medical Center — Edmonds Campus Page 3 of 11
Parking Structure
Response: This is a relatively unique building type in Edmonds. However, the use of concrete structural elements,
architectural masonry and painted steel structural components are typical materials on the campus and in
the immediate area.
C.8.d. Encourage new construction to use design elements tied to historic forms or patterns found in the city.
Response: The parking structure does not front a public street and the design elements and massing of the structure
are consistent with other structures on the campus and in the vicinity.
C.9. Design Objectives for Weather Protection.
Response: NIA —As an "open" parking structure, there is no need to provide weather protection other than for the
stairs and elevator.
C.9.a. Provide a covered walkway for pedestrians traveling along public sidewalks in downtown.
C.9.b. Protect shoppers and residents from rain or snow.
C.9.c. Provide a covered waiting area and walkway for pedestrians entering a building, coming from parking
spaces and the public sidewalk in all areas of the City.
C.10. Design Objectives for Lighting.
C.10.a. Provide adequate illumination in all areas used by automobiles, bicycles and pedestrians, including
building entries, walkways, parking areas, circulation areas and other open spaces to ensure a feeling of
security.
Response: Pole mounted light fixtures at 15'-0" above the 3.d floor level are proposed as well as interior lighting on the
other two floors. The existing pole mounted light fixtures in the parking lot will remain. The light levels will
provide a safe/secure environment for both pedestrians and vehicle traffic.
C.10.b. Minimize potential for light to reflector spill off-site.
Response: Given the location of the structure (in the middle of an existing parking lot) and the relatively low building
height, no light from the new fixtures will "spill" off-site.
C.10.c. Create a sense of welcome and activity.
Response: Asa vehicular function and not for any commercial, retail or other "occupied" use, ,the parking structure has
been designed to be easily recognized as a parking facility. Appropriate lighting and an open structural
system has been designed for drivers to feel comfortable in the structure.
C.10.d. Provide adequate lighting for signage panels.
Response: Only directional signage is proposed. Any lighted signage will be reserved for emergency egress.
C.11. Design Objectives for Signage.
C.11.a. Protect the streetscape from becoming cluttered.
Response: N/A —The structure does not front a public street.
C.11.b. Minimize distraction from the overuse of advertisement elements.
Response: N/A — No advertisement elements are proposed.
C.11.c. Provide clear signage for each distinct property.
Swedish Medical Center — Edmonds Campus Page 4 of 11
Parking Structure
Response: The only signage proposed for the structure is for directional purposes. All "occupied" buildings on the
campus are signed.
C.11.d. Use graphics/symbols to reduce the need to have large letters.
Response: N/A — No exterior letters are proposed.
C.11.e. Minimize potential for view blockage.
Response: N/A — No signage is proposed that would view blockage.
CAM. Signs should be related to the circulation element serving the establishment.
Response: All signage will be for circulation purposes only.
C.11.g. Landscaping should be used in conjunction with pole signs for safety as well as appearance.
Response: No pole mounted signs are proposed. Landscaping is being provided to meet code requirements and to
enhance the aesthetic of the structure.
C.11.h. Where multiple businesses operate from a central location, tenants should be encouraged to coordinate
signing to avoid the proliferation of signs, each competing with the others.
Response: N/A —The proposed structure is not a "business" but is intended to provide parking for staff working in the
on -campus buildings.
C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical.
Response: N/A -No above ground utilities, storage, trash or mechanical equipment or apendages are proposed.
C.12.a. Hide unsightly utility boxes, outdoor storage of equipment, supplies, garbage, recycling and composting.
C.12.b. Minimize noise and odor.
C.12.c. Minimize visual intrusion.
C.12.d. Minimize need for access/paving to utility areas
C.13. Design Objectives for Significant Features.
I
C.13.a. Retain significant landscape features and unique landforms such as rock outcroppings and significant
trees.
Response: N/A — No landscape or unique landforms exist on the site.
C.13.b. Limit potential future negative environmental impacts such as erosion, runoff, landslides, and removal of
vegetation and/or habitats.
Response: As part of the development, stormwater detention and water quality structures will be installed to mitigate
post construction on-site drainage. The design will limit potential erosion and runoff or have any negative
impact on existing vegetation and/or habitats.
C.13.c. Buffer incompatible uses.
Response: Existing landscaping exists on the site perimeter. Type V landscaping will be provided to provide visual relief
and shade in the parking areas and around the parking structure.
CAM. Integrate buildings into their site by stepping the mass of the building along steep sloping sites.
Response: N/A — The site does not slope to the degree necessary to step the building.
Swedish Medical Center — Edmonds Campus Page 5 of 11
Parking Structure
C.14. Design Objectives for Landscape Buffers.
C.14.a. Create a visual barrier between different uses.
Response: N/A —Existing landscape along the site perimeter will effectively screen the structure from adjacent
differing uses.
C.14.b. Maintain privacy of single family residential areas.
Response: N/A —No single family residential areas abut the site.
C.14.c. Reduce harsh visual impact of parking lots and cars.
Response: Existing landscape along the site perimeter provides adequate screening of the parking lot. The parking
structure design includes masonry vehicle barriers on the upper floors to partially screen vehicles from view
and to reduce the impact of headlights.
C.14.d. Landscape buffers should reinforce pedestrian circulation routes.
Response: Pedestrian circulation routes are well established on the campus. A connection to the existing pedestrian
route is provided from the north face of the structure, near the NW stair and elevator.
C.14.e. Landscape buffers should not be designed or located in a manner that creates an unsafe pedestrian
environment.
Response: No landscape buffers that will create an unsafe pedestrian environment are proposed. Type V landscaping
will be provided to provide visual relief and shade in the parking areas and around the parking structure.
CAM. Minimize heat gain from paved surfaces.
Response: N/A —The proposed parking structure will displace approximately 38,000 sf of existing "black" asphalt. The
structure is designed with concrete floor slabs, of which only the 3'd floor would have an impact on heat
gain. Concrete surfaces have a significant lower temperature than standard asphalt surfaces.
C.14.g. Provide treatment of runoff from parking lots.
Response: As part of the development, stormwater detention and water quality structures will be installed to mitigate
post construction on-site drainage.
D. 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.
D.1. Design Objectives for Height.
D.1.a. Preserve views to mountains and Puget Sound to the west.
Response: Due to the location of the structure in the middle of the existing surface parking lot, its relatively low height
and the natural site grading, no views are adversely affected.
D.1.b. Maintain the smaller scale and character of historic Edmonds.
Swedish Medical Center — Edmonds Campus Page 6 of 11
Parking Structure
Response: The subject site is outside the historic Edmonds downtown vicinity and adjacent existing structures are
similar in scale and character. Many buildings share materials being proposed for the structure, including
concrete, architectural masonry and painted steel.
D.1.c. Minimize blockage of light and air to adjacent properties or to the sidewalk area.
Response: The structure is located such that no adjacent properties will be impacted for light and air. This is an "open"
parking structure allowing air to move freely through the building and permits light to enter the building
unimpeded.
DAA Maintain/protect view from public places and streets.
Response: No public spaces or streets are close enough to the structure have view blocked.
D.2. Design Objectives for Massing.
D.2.a. Encourage human scale elements in building design.
Response:
D.2.b. Reduce bulk and mass of buildings.
Response: Exposed vertical concrete columns, architectural block vehicle/pedestrian barriers at each level, the vertical
elevator hoistway, aluminum wind/rain screen and the decorative canopies effectively "break-up" the
building fagade and provide an interesting and engaging fagade on all four sides.
D.2.c. Masses may be subdivided vertically or horizontally.
Response: The building elements effectively subdivide the structure into both vertical (columns) and horizontal (floor
slabs and vehicle barriers) bays.
D.2.d. Explore flexible site calculations to eliminate building masses that have one story on one elevation and
four or greater stories on another.
Response: At three stories, the mass of the structure is consistent on all sides. Certain architectural components, such
as the elevator hoistway and canopies, provide a break from the dominant vertical and horizontal structural
elements.
D.3. Design Objectives for Roof Modulation.
Response: N/A - There is no roof, other than the elevator hoistway. The 3rd floor of the structure is open to the
elements.
D.3.a. To break up the overall massing of the roof.
D.3.b. Create human scale in the building.
D.3.c. Use roof forms to identify different programs or functional areas within the building.
D.3.d. Provide ways for additional light to enter the building.
D.4. Design Objectives for Wall Modulation.
D.4.a. To let more light and air into the building.
Response: This is an "open" parking structure allowing both light and air to enter freely.
D.4.b. Break up large building mass and scale of a facade.
Swedish Medical Center — Edmonds Campus Page 7 of 11
Parking Structure
Response: Exposed vertical concrete columns, architectural block vehicle/pedestrian barriers at each level, the vertical
elevator hoistway, aluminum wind/rain screen and the decorative canopies effectively "break-up" the
building facade and provide an interesting and engaging facade on all four sides.
D.4.c. To avoid stark and imposing building facades.
Response: The structure will appear very open and is designed to provide a myriad of building components for visual
interest. At grade level, a person can see completely through the building.
D.4.d. To create a pedestrian scale appropriate to Edmonds.
Response: Though not fronting a public street, with its open design and relatively small scale building components
(narrow columns, architectural masonry, lightweight steel stair and canopy structure, etc.) and the
openness of the building allowing views completely through the structure, the building has a certain amount
of pedestrian scale.
D.4.e. To become compatible with the surrounding built environment.
Response: The structure is compatible with the surrounding building environment, both with the existing on -campus
buildings and other commercial structures in the immediate vicinity.
E. 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.
E.I. Design Objectives for Building Fagade.
E.1.a. Ensure diversity in design.
Response: Concrete, masonry and steel are all enduring and high quality materials. One of the objectives in the design
was to create a structure that would minimize maintenance and appear to be a lasting structure on the
campus.
E.1.b. Reinforce the existing building patterns found in Edmonds.
Response: Edmonds has a variety of building patterns. The height, horizontal and vertical structural elements,
openness
E.1.c. Improve visual and physical character and quality of Edmonds.
Response: Being off the public way and internal to the existing medical campus, the design was developed to
complement the existing medical structures. Public use of the parking structure is not the intent, but to
provide convenient staff parking for those working in the medical buildings.
E.1.d. Improve pedestrian environment in retail/commercial areas.
Response: NIA — This parking structure is not a retail/commercial use.
E.1.e. Create individual identity of buildings.
Response: Though designed to complement the existing on -campus buildings, the proposed structure will have a
unique identity. The openness of the building for light and air, large vehicle entries and circulation patterns
all reinforce this identity.
E.2. Design Objectives for Window Variety And Articulation.
Swedish Medical Center — Edmonds Campus Page 8 of 11
Parking Structure
Windows help define the scale and character of the building. The organization and combinations of window types
provide variation in a facade as well as provide light and air to the interior. Small windows are more typically utilitarian
in function, such as bathroom or stairway windows, etc. and can be grouped to provide more articulation in the facade.
Response: N/A — This is an "open" parking structure with no windows. The openings, however are similar in height to
adjacent structures and are a strong architectural feature of the design.
E.3. Design Objectives for Variation in Facade Materials.
The materials that make up the exterior facades of a building also help define the scale and style of the structure and
provide variation in the facade to help reduce the bulk of larger buildings. From the foundation to the roof eaves, a
variety of building materials can reduce the scale and help define a building's style and allows the design of a building
to respond to its context and client's needs.
Response: Exposed vertical concrete columns, architectural block vehicle/pedestrian barriers at each level, the vertical
elevator hoistway, aluminum wind/rain screen and the decorative canopies effectively "break-up" the
building facade.
EA. Design Objectives for Accent Materials/Colors/Trim.
Applied ornament, various materials and colors applied to a facade as well as various decorative trim/surrounds
provide variation in the scale, style and appearance of every building facade. The objective is to encourage new
development that provides:
® Compatibility with the surrounding neighborhood.
® Visual interest and variety in building forms.
® Reduces the visual impacts of larger building masses.
® Allows identity and individuality of a project within a neighborhood.
Response: Adjacent existing structures are similar in scale and character. Many buildings share materials being
proposed for the structure, including concrete, architectural masonry and painted steel. Exposed vertical
concrete columns, architectural block vehicle/pedestrian barriers at each level, the vertical elevator
hoistway, aluminum wind/rain screen and the decorative canopies effectively "break-up" the building
facade.
Design Objectives for Specific Areas. In addition to the general objectives described above, design objectives for
specific areas or districts within the city are outlined below (note that design objectives for the Downtown Waterfront
Activity Center are contained in the portion of the Land Use Element dealing specifically with that area).
F.1. Highway 99
F.1.a. General Appearance: Creation of new identity. Development of high intensity nodes. Better identification
of businesses by numbering. Encouragement of planned business centers and design coordination among
neighbors. Building forms compatible with adjacent uses. Parking areas more clearly defined to eliminate
confusion of driveways, street and parking areas. Unsightly uses and storage screened by landscaping and
fencing.
Response: N/A — The proposed structure does not front Hwy 99. However, two structures on the site do have Hwy 99
frontage, the most recent is the Swedish Cancer Institute building which opened in April 2013. The parking
structure is 120 feet further west on the site and is intended for staff parking, not public parking.
F.1.b. Signs: Less conflict and confusion among signs. Visible from a distance at speeds of 35-45 mph. Pole signs
no higher than 20' maximum height. Design approval of signing as a condition of approval for highrise
buildings in "nodes".
Response: N/A —The only signage will be for internal parking lot way finding.
Swedish Medical Center— Edmonds Campus Page 9 of 11
Parking Structure
F.1.c. Lighting: Oriented away from thoroughfare and residential areas.
Response: N/A — The lighting will not impact any streets or residential areas but be confined to the parking structure
and the parking lot.
F.1.d. Landscaping: Use of landscaping berms in and around parking areas and setbacks to provide a visual
screen.
Response: N/A — This is an internal parking structure in an existing surface parking lot. No visual screening (landscape
berms) from the adjacent parking areas is required. However, other landscaping for to meet Type V
requirements will be provided.
F.2. Neighborhood Shopping Centers
F.2.a. General Appearance: Buildings, similar in scale to single-family houses, compact arrangement of buildings
with safe pedestrian walkways.
F.2.b. Signs: Use sign concept from downtown.
F.2.c. Lighting: Oriented away from residential areas. Designed for safety rather than advertisement of uses.
F.2.d. Landscaping: Buffer from street, provide transition from commercial areas to residential areas.
Response: N/A —This development is not associated with a Neighborhood Shopping Center.
F.3. Waterfront Building Design
F.3.a. Buildings should be set back from the waterfront to preserve existing beach areas and provide a buffer
area.
F.3.b. Buildings should be oriented to pedestrians by providing visible activity at the first floor level, using
awnings, windows, etc. Retail uses are encouraged in first floor spaces.
F.3.c. Covered parking areas shall screen cars parked inside them from public rights-of-way.
Response: N/A —This development is not along Waterfront or Shoreline.
F.4. Waterfront Site Design
F.4.a. The 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.
F.4b. The site design should provide adequate separation of vehicles and pedestrians to avoid conflicts.
F.4.c. On-site parking spaces and paved surfaces should be kept to a minimum. Joint use parking arrangements
and in -lieu parking payments are encouraged. Only the absolute minimum number of parking spaces to
accommodate the use(s) should be permitted on-site.
Response: N/A —This development is not along Waterfront or Shoreline.
F.S. Waterfront Landscaping
F.S.a. Landscaping should be used to soften edges of buildings and parking areas.
F.5.b. Plant species should be selected to endure salt spray, wind, and soil conditions.
F.S.c. Landscaping should not obscure waterfront views.
F.S.d. Landscaping should be used to separate pedestrians and vehicles.
Response: N/A —This development is not along Waterfront or Shoreline.
F.6. Street Landscaping
Response: N/A - The parking structure does not front a public street.
Swedish Medical Center — Edmonds Campus Page 10 of 11
Parking Structure
F.6.a. The City should establish a program to place utility wires underground in areas of the City where scenic
vistas will be enhanced or the general environment will be improved. Encourage LID's and arterial
conversions.
F.6.b The areas of the City which are most suitable for street landscaping should be identified and a program
developed to carry out a public landscaping plan.
F.6.c. Street lighting should be designed to provide comfort, security and aesthetic beauty. [Ord. 2527, 1985.;
Swedish Medical Center — Edmonds Campus Page 11 of 11
Parking Structure