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2021-03-03 Architectural Design Board PacketOF FdM Architectural Design Board � O Remote Zoom Meeting Agenda 121 5th Ave. N. Edmonds, WA 98020 www.edmondswa.gov Michelle Martin 425-771-0220 Wednesday, March 3, 2021 7:00 PM Virtual Online Meeting Remote Meeting Information Join Zoom Meeting at: https://zoom.us/j/95360544929?pwd=ZmdOREFORkE3RkRaeVdBRmpkNUxMZzO9 Meeting ID: 953 6054 4929. Password: 818962 Call into the meeting by dialing: 253-215-8782 I. Call to Order Attendee Name Present Absent Late Arrived II. Public Portion A. Presentation 1. Generic Agenda Item (ID # 5334) City Attorney Training and Discussion Background/History N/A Staff Recommendation N/A B. Public Hearing 1. Generic Agenda Item (ID # 5332) Pine Park 614 Design Review Public Hearing - Phase 1 Background/History This is a new project (File PLN2020-0053). A previous project at this site for HomeStreet Bank received design approval in 2017 but was not built. Staff Recommendation Provide design guidance to the applicant and continue the hearing to a date certain for Phase 2 of the public hearing process. Architectural Design Board Page 1 Printed 212512021 Remote Zoom Meeting Agenda March 3, 2021 ATTACHMENTS: • PLN2020-0053 Phase 1 Staff Report and Attachments C. Audience comment III. Approval of Minutes 1. Generic Agenda Item (ID # 5333) Approval of Minutes Background/History N/A Staff Recommendation (PDF) Approve draft minutes from February 3rd meeting ATTACHMENTS: • ADB210203d (PDF) IV. ADB Member Comments V. Adjournment Architectural Design Board Page 2 Printed 212512021 2.A.1 Architectural Design Board Agenda Item Meeting Date: 03/3/2021 City Attorney Training and Discussion Staff Lead: City Attorney Department: Architectural Design Board Prepared By: Michelle Martin Background/History N/A Staff Recommendation N/A Narrative This item will include training on quasi-judicial proceedings with city attorney Jeff Taraday, followed by general Q&A with the Board. Packet Pg. 3 2.B.1 Architectural Design Board Agenda Item Meeting Date: 03/3/2021 Pine Park 614 Design Review Public Hearing - Phase 1 Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History This is a new project (File PLN2020-0053). A previous project at this site for HomeStreet Bank received design approval in 2017 but was not built. Staff Recommendation Provide design guidance to the applicant and continue the hearing to a date certain for Phase 2 of the public hearing process. Narrative Citizen Design Collaborative (on behalf of BK Investment Group) is proposing three buildings containing six live/work units and eight residential units at 614 and 616 5t" Ave. S. The live/work units would be contained in two buildings adjacent to 5t" Avenue (Buildings A and B) while the eight -unit building would be behind the live/work buildings and face west (Building Q. Drive aisles west of the buildings would load from the private alley south of the site. To accommodate the new project, the existing improvements on the site will be removed. The site is located within the Downtown Business - Downtown Convenience Commercial (BD3) zone and is subject to district -based design review. According to Section 20.12.010 of the Edmonds Community Development Code (ECDC), proposals that require a threshold determination through the State Environmental Policy Act are reviewed by the Architectural Design Board in a two-phase public hearing process. The Board's decision is a Type III -A decision. See the attached staff report and attachments for more detailed project information and plans. Attachments: PLN2020-0053 Phase 1 Staff Report and Attachments Packet Pg. 4 2.B.1.a CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION MEMORANDUM "PUBLIC HEARING: PHASE 1" To: The Architectural Design Board (ADB) From: Mike Clugston, AICP, Senior Planner Project: Pine Park 614 (File No. PLN2020-0053) Date of Report: February 24, 2021 Public Hearing: Wednesday — March 3, 2021 at 7:00 P.M. (Phase 1*) Due to COVID-19, a virtual public hearing will be held by the Architectural Design Board. Join the Zoom webinar meeting at: Join from a PC, Mac, iPad, iPhone, or Android device: https://zoom.us/I/95360544929?pwd=ZmdOREFORkE3RkRaeVdB RmpkNUxMZz09 Passcode: 818962 Or join by phone: US: +1 253 215 8782 Webinar ID: 953 6054 4929 Passcode: 818962 * Note: The public hearing will be continued to a date certain for Phase 2 of the two -phased design review process. I. PROJECT PROPOSAL The proposal is for three buildings containing six live/work units and eight residential units at 614 and 616 5th Ave. S. The live/work units will be contained in two buildings adjacent to 5th Avenue (Buildings A and B) while the eight -unit building will be behind the live/work buildings and face west (Building C). Drive aisles west of the buildings Packet Pg. 5 2.B.1.a would load from the private alley south of the site. To accommodate the new project, the existing improvements on the site will be removed. DESIGN REVIEW PROCESS The subject site is zoned Downtown Convenience Commercial (BD3). Since this proposal triggers a threshold determination under the State Environmental Policy Act (SEPA), project design is reviewed the Architectural Design Board through a two -phased public hearing. This district -based design review process was developed to provide for public and design professional input at an early point in the permitting process. The process is described in Chapter 20.12 of the Edmonds Community Development Code (ECDC) and is summarized below. This submittal (Attachments 1- 3) initiates Phase 1 of the two -phased ADB public hearing process. According to ECDC 20.12.005.A, for Phase 1 of the process, the applicant must provide a preliminary conceptual design and must also provide a description of the property to be developed noting all significant characteristics. The ADB will use this information to make factual findings regarding the particular characteristics of the property and will prioritize the design guideline checklist (Attachment 4) based on these facts in addition to the design objectives of the City's Comprehensive Plan and within the Edmonds Community Development Code. Following public testimony at the Phase 1 hearing and completion of the design guideline checklist by the ADB, the public hearing is continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Per ECDC 20.12.005.B, 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 at the conclusion of Phase 2 of the public hearing. III. NATURAL ENVIRONMENT 1. Topography: The general area slopes down east -west toward Puget Sound. The subject site was graded in the past to create a level area on the east where the existing buildings and parking lot are located. A small slope to the west of the parking area leads down to a separate flat undeveloped area. 2. Critical Areas: A Critical Areas Checklist was reviewed in under File No. CRA2017- 0073 and it was determined that no critical areas were located on nor adjacent to the site, and a "Waiver" was issued. 3. SEPA Review: Review under the State Environmental Policy Act (SEPA) was required for this project because the proposal includes more than four dwelling units. A SEPA Pine Park 614 PLN2020-0053 — Phase I Page 2 of 8 Packet Pg. 6 2.B.1.a checklist was submitted with the application and a Determination of Nonsignificance was issued on February 9, 2021 (Attachment 8). IV. DEPARTMENTAL TECHNICAL COMMENTS The Phase 1 portion of the subject application was evaluated by staff from the Snohomish County Fire District #1 and Building Division as well as the Public Works Department/Engineering Division. The Building Division did not have comments at this stage in the review process but had provided general comments at a previous pre -application meeting. South County Fire and Public Works/Engineering Division comments are included as Attachment 10. Fire noted that all units must be sprinkled and added several specific standards to meet including for turning radius into the site and the requirement for 'No Parking Fire Lane' signage in the drive aisles. Public Works/Engineering provided comments regarding utilities, frontage improvements, stormwater, and traffic impact fees. These issues can be primarily managed at the building permit phase, but the feasibility of frontage improvements and trash/recycling will be further evaluated in the Phase 2 hearing submittal. V. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS 1. ECDC 16.43 — Downtown Convenience Commercial Zone (BD3) A. ECDC 16.43.020 Uses The site is zoned BD3 and is subject to the use requirements of ECDC 16.43 (Attachment 5). The proposal includes multiple residential and live/work units, and associated parking and loading, which are all permitted primary or secondary uses in the BD3 zone. B. According to ECDC 16.43.030, development standards in the BD3 zone include: Minimum Height of Ground Minimum Minimum Minimum Minimum Minimum Maximum Floor Zone Lot Area Lot Street Side Rear Heightz within the (Sq. Ft.) Width Setback Setback' Setback' Designated Street Front° BD3 None None 0' 0' 0' 30' 12' 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). Pine Park 614 PLN2020-0053 — Phase I Page 3 of 8 Packet Pg. 7 2.B.1.a 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43- 1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. C. Setbacks. The project site is immediately adjacent to Multiple Residential (RM- 2.4) zoned property on the west. As a result, the proposed development must maintain a 15' setback from the west property line. The setback is shown on the Conceptual Site Plan (Sheet A1.1 of Attachment 3). D. Height. The maximum allowed height in the BD3 zone is 30 feet above average original grade. Certain height exceptions are provided for in ECDC 16.43.030.C.3 and the definition of "height" in ECDC 21.40.030. While height calculations were not provided with the Phase I submittal, building section drawings do show the maximum height for all three buildings less than 30' above finished floor (Sheet A1.2 of Attachment 3). Height calculations are required for all three buildings with the Phase 2 resubmittal. It should be noted that the deck elements on the west side of each of the buildings must be included in the height calculations. Eaves, like those on the east sides of the buildings, may be excluded if they are less than 30". Ground Floor. According to ECDC 16.43.030.13, the designated street front area for the subject site is 45 feet measured perpendicular from 5t" Avenue South. Within the designated street front area, a minimum floor -to -floor height of 12 feet is required and entries to commercial spaces must be within seven inches of the grade level of the adjoining sidewalk. In the BD3 zone, only commercial uses are allowed within the designated street front area, while any permitted uses are allowed outside of that area. Parking is not a commercial use and may not be located within the designated street front area. An exception is available for certain BD3-zoned properties which have less than 90 feet of depth measured from the street front. In that instance, 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. The project plans in Attachment 3 show two live/work buildings at the street front adjacent to 51" Avenue on a project site that is 130' deep (Sheet A1.1). Building cross -sections are included on Sheet A1.2 and show a 30' deep ground - floor spaces with parking immediately behind that. The ground floor of each building has a 12' floor -to -floor height and entries are at or near sidewalk grade. Pine Park 614 PLN2020-0053 — Phase I Page 4 of 8 Packet Pg. 8 2.B.1.a Compliance with the ground floor requirements will be verified during review of the Phase 2 submittal. Redesign of the ground floor area will be necessary to comply with the commercial use requirements within the 45-foot designated street front depth from 5t" Avenue. Parking. Per ECDC 17.50.010.C.1, one parking stall is required for each dwelling unit and two stalls are required per live/work unit. Sheet A1.1 of Attachment 3 shows one enclosed stall for each unit in Building C and two partially covered exterior stalls for each unit in Buildings A and B. G. Open Space. According to ECDC 16.43.030.E, for buildings on lots larger than 12,000 sq. ft., at least five percent of the lot area of the project must be devoted to open space. With a project area of 17,160 square feet (not including the alley), 858 square feet of open space is required. No open space is identified on Sheet A1.1 of Attachment 3. The open space must be provided adjacent to the street lot line and can be any combination of outdoor seating areas, a public plaza, or landscaping that includes a seating area that is accessible to the public. 2. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, the ADB must use the design guidelines and design review checklist applicable to the district -based design review process for its review. These guidelines and checklist are included for reference as Attachment 4. The ADB will use the checklist to prioritize the design guidelines for the subject proposal. 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 can interpret and modify according to ECDC 20.13.000. B. As noted previously, a 15' setback is required on the west side of the project since it is adjacent to a residentially -zoned parcel in that location. According to ECDC 16.43.030.H, that area must 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 is not required since the use adjacent to the setback on the subject parcel would be residential. A landscaping plan must be submitted for the Phase 2 review to evaluate the vegetation within the 15' setback area and around the remainder of the site. C. Street trees will be required. Existing street furniture, art poles, and planter baskets in the sidewalk along 5t" Avenue should be incorporated to the new project, where possible. Pine Park 614 PLN2020-0053 — Phase I Page 5 of 8 Packet Pg. 9 2.B.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 6). B. The cover letter in Attachment 2 describes how the applicant believes the project meets the standards. Compliance with the BD design standards will be reviewed by the ADB in detail during Phase 2 of the review process. 5. Comprehensive Plan Urban Design Objectives A. In addition to the design guidelines applicable to the district -based design review process and the BD -zone design standards, the proposal must also comply with the applicable downtown design objectives of the Comprehensive Plan because the site is designated "Downtown Convenience" and within the "Downtown/Waterfront Activity Center" overlay. Refer to Pages 122 through 127 of the December 2017 Comprehensive Plan for the applicable design objectives (Attachment 7). B. Compliance with the downtown design objectives of the Comprehensive Plan will be reviewed by the ADB during Phase 2 of the review process. VI. PUBLIC NOTICE AND COMMENTS The subject application was submitted on December 21, 2020 and was found to be complete on January 11, 2021. A "Notice of Application" was issued on January 25, 2021. This notice was posted at the subject site, Public Safety Complex, and Community Development Department. It was not posted at the Library since it is closed due to the COVID-19 pandemic. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. A separate "Notice of Public Hearing and SEPA Determination" was issued on February 9, 2021. This notice was posted in the manner noted above. The public notice materials are included as Attachment 9. The City has complied with the noticing provisions of ECDC 20.03. Two comments have been received to date: 1. Ed Lorah, representing the Parkview Twin Condo HOA immediately west of the project site, has several concerns including stormwater coming off the project site, parking, lighting, ownership, and project timing (Attachment 11). Staff response: As noted in staff's response in Attachment 11, all stormwater generated by the project must be managed on -site. In his review of the project, the City's Stormwater Engineering noted general feasibility of the project. Specific details of how stormwater will be managed and compliance with the stormwater code in Chapter 18.30 ECDC will be evaluated during building permit review (Attachment 10). Pine Park 614 PLN2020-0053 — Phase I Page 6 of 8 Packet Pg. 10 2.B.1.a Regarding parking, each of the eight units in the west building would have one stall per unit while each of the six units in the two eastern buildings would have two stalls — one for the 'live' use and one for 'work' use. No guest parking is required by the code and none would be provided so other visitors to the site would have to use the on -street spaces during their visits. Project lighting will be addressed as part of the Phase 2 submittal while the applicant can better address anticipated project timing and ownership options. 2. Paul McColluh, a neighbor to the south, was concerned with parking on- and off -site (Attachment 12). Staff response: See above. VII. CONCLUSION AND RECOMMENDATION Pursuant to ECDC 20.12.020.A.1, the purpose of Phase 1 of the public hearing process is for the ADB to identify the relative importance of design criteria that will apply to the project proposal during the subsequent design review. The basic criteria to be evaluated are listed on the design guideline checklist. In identifying the relative importance of the design criteria, the ADB must use the applicable design criteria of the BD3 zone, the downtown design objectives in the Comprehensive Plan, and any relevant district -specific design objectives of ECDC Chapters 20.12 and 20.13. Staff recommends that the ADB conduct the following after the public comment portion of the Phase 1 public hearing: 1. Consider all applicable design guidelines and standards referenced in this report and complete the design guidelines checklist in Attachment 4, prioritizing all applicable design guidelines and objectives. 2. Request that the applicant address the following as part of the submittal for Phase 2 of the hearing: a. Update the site plan to show open space consistent with ECDC 16.43.030.E. b. Update the designated ground floor street front area at 51" Avenue to show the required 45-foot depth of commercial uses. c. Provide height calculations to verify the proposal's consistency with the maximum building height requirements for the BD3 zone. d. Respond to the design guideline checklist. e. Respond to the Fire and Public Works/Engineering comments in Attachment 10. f. Respond to the public comments received to date. 3. Continue the public hearing to a date certain for Phase 2 of the public hearing process, not to exceed 120 days from the Phase 1 meeting date. May 5 or June 2 is recommended to allow sufficient time for the applicant to respond and for staff to evaluate the response and prepare the for the next portion of the hearing. Pine Park 614 PLN2020-0053 — Phase I Page 7 of 8 Packet Pg. 11 2.B.1.a VIII. PARTIES OF RECORD City of Edmonds Applicant Jacob at Design Collaborative Persons who submitted written Ed Lorah (Parkview Twin HOA) comments Paul McCulloh IX. INTERESTED PARTIES N/A X. ATTACHMENTS 1. Land Use Application 2. Applicant's Cover Letter 3. Preliminary Project Plans (Phase 1) 4. Design Guideline Checklist 5. ECDC 16.43: BD — Downtown Business 6. ECDC 22.43: Design Standards for the BD Zones 7. Comprehensive Plan Excerpt Urban Design Goal B: Downtown/Waterfront Activity Center 8. SEPA Checklist and Determination of Nonsignificance 9. Public Notice Materials for Phase 1 10. Departmental technical comments 11. Ed Lorah comment 12. Paul McCulloh comment 13. Traffic impact analysis Pine Park 614 PLN2020-0053 — Phase I Page 8 of 8 Packet Pg. 12 I 2.B.1.a I City of Edmonds Land Use Application X ARCHITECTURAL DESIGN REVIEW • ' • • ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # ZONE ❑ HOME OCCUPATION DATE REC'D BY ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 614-616 5TH AVENUES PROJECT NAME (IF APPLICABLE) PINE PARK 614 PROPERTY OWNER BK INVESTMENT GROUP, LLC PHONE # 206.673.4543 ADDRESS 557 ROY STREET #125, SEATTLE, WA 98109 E-MAIL ABUKOWSKI@BAYEQ.COM FAX # N/A TAX ACCOUNT # 270326-001-009-00 + 270326-001-029-00 SEC. 26 TWP. 27 RNG. 3E DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) CONSTRUCT (3) BUILDINGS CONTAINING A TOTAL OF (8) RESIDENTIAL TOWNHOUSES AND (6) LIVE/WORK TOWNHOUSES, PER PLANS. RECONFIGURE PROPERTY LINES VIA BOUNDARY LINE ADJUSTMENT. EXISTING STRUCTURES TO BE DEMOLISHED. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) SEE ATTACHED COVER LETTER AND DESIGN DRAWINGS. APPLICANT JACOB YOUNG PHONE # 206.535.7908 ADDRESS 10 DRAVUS STREET, SEATTLE, WA 98109 E-MAIL JYOUNG@COLLABORATIVECO.COM FAX # N/A CONTACT PERSON/AGENT SAME AS APPLICANT. PHONE # ADDRESS E-MAIL 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, I certify that the information and exhibits ewith ubmitted are true and correct to the best of my knowledge and that I am authorized to file this application on the beh of the o er as listed below. SIGNATURE OF APPLICANT/AGENT DATE 12.07.2020 Property Owner's Authorization Augustus Bukowski I, certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application. SIGNATURE OF OWNER 9IAAAS AS 6AAU/C DATE 12/7/2020 Questions? Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page 1 of I Packet Pg. 13 2.B.1.a MF CITIZEN DESIGN INFO (AT) COLLABORATIVECO.COM 206.235.7908 WE ARE FAMILY DESIGNING INSPIRED SPACE TO CREATE COMMUNITY Pine Park 614 Design Narrative December 11, 2020 To whom it may concern, This letter is provided to explain, in narrative form, the compliance of the design standards for the proposed project located at 614-616 5th avenue S. in Edmonds. The development will consist of (3) buildings containing (6) live/work townhouses and (8) residential townhouses. The (6) live/work units will be split into (2) street facing buildings along 5th Avenue S. and the (8) residential townhouses will be located behind the live/work buildings facing west. The street facing buildings have been designed in accordance with the design standards for the BD zones as stated in Chapter 22.43 of the Edmonds City Code The building has been designed with a distinct base and top. The base is proposed to be a medium toned brick with alternating brick patters at the plinth level to distiguish the columns between units. The top is adorned with a pattern of fiber cement panels and trim and metal windows that echo historic patterns. The top edge is finished with projected decorative cornices to create a deep shadow line. The building frontage takes advantage of 9' tall glass doors and windows with metal canopies that provide a distinct and visually prominent entrance to each unit. The frontage will be adorned with decorative lighting, medallions, bulkheads at storefront windows, projecting sills and planter boxes to enhance the street presence and reinforce the character of the surrounding buildings. The character of these buildings will be defined by their refined material pallette of black metal, charcoal detailing and brick. These combination of these materials will provide a rich experience for pedestrians and occupants and we hope will be a treasured addition to downtown Edmonds. Sincerely, Citizen Design ARCHITECTURAL FEASIBILITY AGREEMENT Atta PLN2 Packet Pg. 14 VICINITY MAP a NTS / / / Q / z aw J > w_ � Oo 5TH AVENUE S J coi20 1 2 M M M M M M 777 - I BUILDING A: p U) BUILDING B: FOOTPRINT AREA: 1R830+_+_ SF I Lu ? I FOOTPRINT AREAV1830+_+_ SF o I I AVG (E) GRADE: 83.3'± I o +I I AVG (E) GRADE: 83.4'± ch AGLA: 1735± SF (EA) o p M AGLA: 1220± SF (EA) WORK SUITE: 500± SF (EA) I `o U I WORK SUITE: 600± SF (EA) I — z II 03 I I I I 0 m Z o I I 20.3'± (TYP) \ I I I 20.3'± (TYP) Z EO > �°. .d .a• a.. d. a ,.a. ..aA. a'.n .. q .°: .° ° d co °Alll °I ad a I 1 °" .d1a . —1'... 1'A .. °1'° .. e moo �oN I� ° e ° I . ° °: �e. a1, .°an.. •.e�' a I.tl. °I ° °°d�°1° I d a.al f . °'I .. da woz 1 ° ...le°e j I...'.. a ;I.I. 4 1..' Ia I 1a Z a ml' Q. q° tl d ° tl. d d ° a ¢ 1: a 1 I a' le 1 41. a 1 .e°..Iq.. W w a d tl 4 A. d a d. tl.'d• tl _ Z d.l 'A j' a °I ' 1• I 1: 1 d 1�. :. 'Qa' o z BUILDING (ABOVE) ° Y Q I I" I I _ I. d.. 1 I I I I d f `l. I ° I° mQ 1° 4 1. I.e, I °° le da°" all d.lp I ° I °'° °.°• :f{Id °I'.. alrrp' IaJI. 1 °, a'.I'. A I'dd. I.I �d_ .,_ d_°�I L'O—.�.'---J J�—° °°�daOJ a••`---° a —d �, d`d r'9—'. I I °' d a.d dI I ° d e ° .. d• d' °— ' �� ° °. d° - e a' tl 4. , A. e d . ° .. tl '4. I ° e /•d. .. a d.. .d .d . .a ...Id ° . d a a d dy e+ A. a .° •d e d_ 1-1-1tl •° . e: :n° a e : d' al .d a d e ee Qi A ° e.. e ° d EG/FG = 82.7'± tl'' a. ;° a 4 a e d .. d• a ° e° tl e d • ° d ° 'a ° ° e dq ° 4 'a EG/FG = 76.6'± a ° a RELOCATE R VIA LOT LINE ADJUSTMENT a ®• ea 4 ° d °d .^ 8. ° de. d .� a tl ° d ° d° a. .° ° G °'° .e ° a e' n .Q 'd• °d_ a°. °..e °d ° ° d °. tl ;d. .°. ° d.. a °tla• aJ ° '° •d. d ° •° .e. tl n .a d ?° a a° ° d .e c .e d'LL ;r 4 e M a: °:. M 9. M a 4 M°: tl. ° °:. ' d M qa jpp� M °.'� M ° a M °; `" ..° d °. d 1a e d . ° ..tl 132'_ ° d / a ° e/l/°. d , a a a tl ° a I I I 16.5'± (TYP) � I / Ur w U O Y Q N Q U) m E 5'-6" USCAPE AREA 3 1.2 —80- 80 — I I BUILDING C: I / — _� — — — — (8) 3-STORY TH (INC. BSMT) +I FOOTPRINT AREA: 3960± SF S� —� 1 �— I AVG (E) GRADE: 78.3'± I I I AGLA: 990± SF (EA) I I I X 75 'I I I I I I— .I GARAGE/BSMT: 495± SF (EA) I a. �A. a° 4.o�dn�'a4. . •- a.°O.a•�q.�_a ° a G. G e.. d ° G GG°. —a. aG G °, ° . '. d ° ° a a d—„� ° �_ • _ . ° — .—° .� °—° e4 ° _d. tll• a 8, a d4. BUILDING (ABOVE) ..4_' e a e a.• ° . ° . a.'tl 44 —• q — •°°�° tld .d�a . .°4 ° . a:a ° a ° 4 ° e° . . . - .d , ° _d d .Q .q n c d ; n .° •: ''add° d 4 C 4a a A. ° ° d °,. ° . . d °. da. a i Q m ° °e 4 ° a°..$ .. a d a a ° w ° d e d. . ' .° ° ' . . a ..° ? e d ° a a ° .° d.• e a .. a_ d e .° _Qe °. tl ° ...a d. 8'd _:tl e:• .° I 517-519 4TH AVENUE S PARKVIEW TWIN CONDO APN: 006493-0010 CONCEPTUAL SITE PLAN SCALE: 1" = 10' T N PROJECT INFO. SCOPE OF WORK CONSTRUCT (3) BUILDINGS CONTAING (6) LIVE/WORK TOWNHOUSES AND (8) RESIDENTIAL TOWNHOUSES, PER PLANS AND AS FOLLOWS: • (3) LIVE/WORK TOWNHOUSES TO EACH CONTAIN 1735± SF AGLA, 500± SF WORK SUITE AND (2) COVERED, UNENCLOSED PARKING SPACES. • (3) LIVE/WORK TOWNHOUSES TO EACH CONTAIN 1220± SF AGLA, 600± SF WORK SUITE AND (2) COVERED, UNENCLOSED PARKING SPACES. • (8) RESIDENTIAL TOWNHOUSES TO EACH CONTAIN 990± SF AGLA AND 495± SF GARAGE. RECONFIGURE (E) BOUNDARY LINE VIA BOUNDARY LINE ADJUSTMENT. (E) STRUCTURES TO BE DEMOLISHED. ESTABLISH USES AND OCCUPY, PER PLANS. SITE ADDRESS 614-616 5TH AVENUE S EDMONDS, WA 98020 PARCEL MAP NUMBERS PARCEL A: 270326-001-009-00 PARCEL B: 270326-001-029-00 LEGAL DESCRIPTION PARCEL A: SEC 26 TWP 27 RGE 03RT-5) N 55 FT FDT BAAP 30 FT W & 123 FT S OF NE COR S 1/2 NE 1/4 NE 1/4 TH RUN W 130 FT TH S 132 FT TH E 130 FT TH N 123 FT TO PUB SUBJ ESE PUD PARCEL B: SEC 26 TWP 27 RGE 03 BAAP 30 FT W & 132 FT S OF NE COR S 1/2 NE 1/4 NE 1/4 NE 1/4 TH RUN W 130 FT THE S 132 FT TH E 130 FT TH N 132 FT TPB LESS N 55 FT THOF SUBJ ESE PUD IF ANY LOT AREA AND ZONING LOT AREA: 0.39 AC (17,160+ SF) TOTAL ZONING: BD3 JURISDICTION EDMONDS, SNOHOMISH COUNTY, WASHINGTON 0 O c N w� D M PROJECT DIRECTORY _� in 0 N ' • OWNER AND DEVELOPER oz a Q SEATTLE LUXURY HOMES 557 ROY STREET #125 SEATTLE, WA 98109 ARCHITECT + APPLICANT CITIZEN DESIGN 10 DRAVUS STREET SEATTLE, WA 98109 CONTACT: JACOB YOUNG TEL: 206.853.8055 EMAIL: JYOUNG@COLLABORATIVECO.COM CIVIL ENGINEER + SURVEYOR DAVIDO CONSULTING GROUP 15029 BOTHELL WAY NE #600 LAKE FOREST PARK, WA 98155 CONTACT: TIM GABELEIN, PE TEL: 206.523.0024 EMAIL: TIM@DCGENGR.COM STRUCTURAL ENGINEER \ TBD sk 0 5 10 20 _ 1 If = 10' LANDSCAPE ARCHITECT TBD GENERAL CONTRACTOR TBD DRAWING INDEX A1.1 CONCEPTUAL SITE PLAN A1.2 CONCEPTUAL SITE SECTIONS A1.3 VICINITY MAP A2.1 BUILDINGS A&B FLOOR PLANS A2.2 BUILDING C FLOOR PLANS A3.1 RENDERINGS A3.2 CHARACTER STUDY C01 CONCEPTUAL GRADING AND UTILITY PLAN 1 OF 1 SURVEY ON CITIZEN DESIGN z 0 W N z ' r W 0 z Q W D c a N H Ldz L0 0 Z %0 U W z %0 City of EDMONDS DESIGN REVIEW December 10, 2020 FOR PLANNING DEPT USE ONLY CONCEPTUAL SITE PLAN SCALE: AS NOTED Al Attachment Packet Pg. 15 IPLN2020-0L R 110 BUILDING C HT LIMIT: 106.0'± - 100 90 80 3UILDING C AVG GRADE: 76.0'±-1 70 BUILDING C LONGITUDINAL SECTION SCALE: 1" = 20' R 110 PHASE 1C HT LIMIT: 106.0'± - 100 90 80 PHASE 1C AVG GRADE: 76.0'±-4 70 BUILDING A R BUILDING B R BUILDING C - . 00 FFE:104.9'± ROOF: 101.0'± 00 FIFE: 0 FIFE: 92.0'± 0 CO N COMM. FFE: 84.4'± FIFE: 82.5'± b0=_FFE:74.0'±------- LONGITUDINAL SECTION SCALE: 1" = 20' R BUILDING A BUILDING B BUILDING A HT LIMIT: 113.3'± - 110 0 00 02 °' FFE: 104.0'± FFE: 104.9'± too C FFE: 95.01± FFE: 96.4'± 90 N (V � COMM. FFE: 83.0'± COMM. FFE: 84.4'± BUILDING A AVG GRADE: 83.3'± - - - - 80 LLINE OF COMMERCIAL 70 - FLOOR TRANSVERSE SECTION SCALE: 1" = 20' BUILDING C HT LIMIT: 106.0'± 10( 8( 3UILDING C AVG GRADE: 76.0'± 7( 4 TRANSVERSE SECTION � A1.2 % SCALE: 1" = 20' R k-4�,BUILDING A HT LIMIT: 113.3'+- BUILDING A AVG GRADE: 83.3'± GL BUILDING B HT LIMIT: 113.4'± BUILDING B AVG GRADE: 83.4'± BUILDING BHT LIMIT: 113.4'± BUILDING B AVG GRADE: 83.4'± so CITIZEN DESIGN Q U 05 O w N Z w O_ z F Q W c a z L0 O Z �p U w Z %0 City of EDMONDS DESIGN REVIEW December 10, 2020 Z O U N� L.L FOR PLANNING DEPT USE ONLY V J Z O CONCEPTUAL U SITE SECTIONS ry 0 SCALE: AS NOTED 0 10 20 40 ill =20' 0 ■ Z Attachmen Packet Pg. 16 PLN2020-0L 400 HOWELL WAY APARTMENTS PAR KVIEW TWIN CONDOMINIUM OLYMPIC VIEW APARTMENTS tt a w.nZye. I r M VICINITY MAP SCALE: N/A i �EDMONDS AUTOBODYSHOP TrQ.� �.. J _ a r-6 s. HAMBURGER HARRYS BUS STOP RESTAURANT 5TH AVE S & HOWELL WY N 7, _ , - .. — � ti �� •ram �. - o E1 Ads♦ ■ ■ t_OT - J w- 3 ti .Y � � is � F � F f•.=z;�'�" V 5 - HEMLOCK WAY e � Fill EDELWEISS APARTMENTS NORTH SEATTLE NATURAL MEDICINE EDMONDS MANE ATTRACTION BEAUTY SALON + RAYM0ND JAMES FINANCIAL SERVICES SHELLABARGER CREEK MINIATURES & MORE HOBBY STORE BARKADA RESTAURANT CITIZEN DESIGN Z 0 w vi Z w o Q w j � a N I- Z LLJ O 7 •o U L w-� City of EDMONDS DESIGN REVIEW December 10, 2020 Z O Illl— ry Illl— FOR PLANNING DEPT USE ONLY V J Z 0 VICINITY MAP U ry 0 SCALE: AS NOTED H O Z Attachmen PLN2020-01 Packet Pg. 17 61 '-0" 20'-4" 2.B.1.a M y�y O O 20'-4" 10'-9 1 /2" ? � 9'-3" 61 '-0" 20'-4" 20'-4" PHASE 1A (ELEVATOR): (3)3-STORY LIVE/WORK TH FOOTPRINT AREA: 1830± SF AVG (E) GRADE: 83.31± AGLA: 1735± SF (EA) WORK SUITE: 500± SF (EA) 0 0 co 0 0 0 o E0 0 Cl) O 61'-0" 20'-4" 14'-1 1 /2" 6'-6" 61'-0" 20'-4" 13'-3 1 /2" 7'-0 1 /2" 13'-3 1 /2" PHASE 1B: (3) 3-STORY LIVE/WORK TH FOOTPRINT AREA: 1830± SF AVG (E) GRADE: 83.4'± AGLA: 1220± SF (EA) WORK SUITE: 602± SF (EA) CITIZEN DESIGN Z O w City of EDMONDS DESIGN REVIEW December 10, 2020 FOR PLANNING DEPT USE ONLY FLOOR PLANS SCALE: AS NOTED BUILDING A FLOOR PLANS SCALE: 1 /8" = 1'-0" W BUILDING B FLOOR PLANS SCALE: 1 /8" = 1'-0" W -Attac men PLN2020-0LPacket Pg. 18 2.B.1.a 0 0 131'-8" 16'-5 1 /2" L-- 131'-8" 16-5 1 /2" 11 9'-5 1 /2" T-0" --I 131'-8 1 /2" 1" — 16'-5 1 /2" 10'-5" I WL I ji. 011, 1.10 1.10 ' 11'-91/2" 16-5 1 /2" 1 BUILDING C FLOOR PLANS IN A2.2 SCALE: 1 /8" = 1'-0" _ (8) 2 BEDROOM UNITS PHASE 1 C: (8) 3—STORY TH (INC. BSMT) FOOTPRINT AREA: 3960± SF AVG (E) GRADE: 78.3'± AGLA: 1320± SF (EA) GARAGE/BSMT: 495± SF (EA) CITIZEN DESIGN Z ry W O � Q W � n r a N H LLJ O Z �p U W Z %0 City of EDMONDS DESIGN REVIEW December 10, 2020 FOR PLANNING DEPT USE ONLY FLOOR PLANS SCALE: AS NOTED I -Attac men PLN2020-0LPacket Pg. 19 19W 9, ra 'Ar •44- . a a V Ji� 7--= 7 Mae a elo ;ej Wild Ix IL V- -mew Idi 4z- r Pf f Im 0 -4b ........... W mmm Le N.- ISM- mmm mmm '77 �m �� _ - mm mmm po m Tr m m m 0 n w 9, 9, 2.B.1.a PROMINENT CORNICE TOP — BASE — METAL CANOPIES GROUND LEVEL DETAILS PLINTH ORNAMENTAL LIGHTING DECORATIVE MEDALLION BULKHEAD PLANTER BOXES CITIZEN DESIGN Q �K 0 z 0 � o vw vi z ry w o � Q w j ^ � L> 1 a w ~ z 0 Z U W z �O City of EDMONDS DESIGN REVIEW December 10, 2020 FOR PLANNING DEPT USE ONLY CHARACTER STUDY SCALE: AS NOTED CHARACTER STUDY SCALE: NTS Attac men PLN2020-01 Packet Pg. 21 1 2 3 rd 5 A w B 20 10 0 20 40 SCALE IN FEET KEY NOTES: DETAIL/ KEY NOTE SHEET 0 REM EX UGP FROM SNOPUD VAULT - O2 CONNECT TO EX PRIMARY POWER - O3 PROPOSED BURIED PHONE LINE - 4O PROPOSED TRANSFORMER - O5 NEW WATER SERVICE TO BLDG - OREUSE EX WATER METER AND SERVICE IF SIZED APPROPRIATELY - WATER SERVICE ONEW CONNECTION TO MAIN - ONEW WATER METER - 0 NEW SEWER CONNECTION TO MAIN - NEW FIRE SERVICE CONNECTION 10 TO MAIN - 11 CONFIRM STORM LOCATION AND REMOVE OR RELOCATE AS - NECESSARY 12 TAX PARCEL BOUNDARY - REUSE EX WATER SERVICE IF 13 SIZED APPROPRIATELY - THE TWO TAX PARCELS WITHIN 14 "PARCEL A", (A SINGLE LOT) TO BE CONSOLODATED AS PART OF THIS - PROJECT 15 PROPOSED CB - 50'L x 15'W INFILTRATION FACILITY 16 (1.0' DEEP) PROVIDING 100% INFILTRATION OF PHASE 1C ROOF - RUNOFF 39.51 x 19'W INFILTRATION 17 FACILITY (1.0' DEEP) PROVIDING 100% INFILTRATION OF PHASE 1A & - 1 B ROOF RUNOFF 18 CONNECT TO EX CB - 19 PROPOSED SSSCO - 20 NEW FIRE SERVICE METER - 21 REMOVE EX DRIVEWAY APPROACH & REPLACE WITH SIDEWALK AND - CURB & GUTTER 22 PROPOSED CURB WALL - 23 PROPOSED TRENCH DRAIN - FIRE SERVICE CONNECTION GNEW G TO BLDG - REMOVE ALL EX TREES ON -SITE 25 (TYP) - 26 ROOF RUNOFF TO ROUTE TO INFILTRATION FACILITY - 27 PROPOSED SDCO - 6 PERFORATED PVC LAID FLAT 28 (TYP) - C 29 6" SD @ 2.00% MIN (TYP) _ EMERGENCY OVERFLOW FROM 30 INFILTRATION FACILITY TO CONNECT TO STORM SYSTEM IN _ ALLEY oz LEGEND: UI o U)q p N N � g CONCRETE o� 6 a w p ASPHALT ROADWAY Qpw ui �m J LANDSCAPE �LL LL Z F z PERMEABLE PAVEMENT O w SURFACING ON 1110. U � uj o = INFILTRATION FACILITY O w z -i oQ 2z ABBREVIATIONS: LS = LAND SURVEYOR < ° OHP = OVERHEAD POWER Zw X BLDG = BUILDING PL = PROPERTY LINE X W BM =BENCHMARK PVI = POINT OF VERTICAL w Co BOTS = BOTTOM OF STEP(S) INTERSECTION Q W CB =CATCH BASIN ROW = RIGHT OF WAY Lo CL =CENTERLINE SD = STORM DRAIN CW =CONCRETE WALK SDCO = STORM DRAIN CLEANOUT a = CO M DRN =FOOTING DRAIN SDFM = STORM DRAIN FORCE Co EG = EXISTING GRADE MAIN N o EL = ELEVATION SDMH = STORM DRAIN MANHOLE N ELEV = ELEVATION SS = SANITARY SEWER ESMT = EASEMENTyj SSMH = SANITARY SEWER Y EX = MANHOLE 5EXISTING < N FF = FINISHED FLOOR SSS =SANITARY SIDE SEWER ' p FG = FINISHED GRADE SSSCO = SANITARY SIDE SEWER z Co w J JW> 8 FL =FLOW LINE CLEANOUT C) ate.. G =GAS TOC = TOP OF CURB w m o HMA = HOT MIX ASPHALT TOPS = TOP OF STEP(S) w ID = INNER DIAMETER TYP =TYPICAL Z o o IE = INVERT ELEVATION W = WATER J � LF = LINEAL FEET WDF = WOOD FENCE i l-O U Q Q A m B D w E I I I I I I I W D z \w I NOTE: LEGAL DESCRIPTION OVERLAPS T INTO RIGHT OF WAY OF 4TH STREET PARKVIEW TWIN, A CONDOMINIUM 517 4TH AVE S F PARK PLACE EDMONDS, A CONDO 400 HOWELL WAY G L "o' 4-I / 'TS I I � L / 15 L - % I 0 \ H CB RIM =72.98 4" PVC W IE=72.18 4" PVC N IE=72.18 4 err rr/"hGT � is wil Co Co U i 19 1 SSMH RIM =62.75 _ s8o\ 15 F- 25 W CTR C PAN -57.7` _ _ \\ / s Bsa 38.63' - _ - \ 131.37' \ ■ ■ 30 N89°54'04"W - - - - - - - - _ - - N89°54'04"W - `- \ \ \ ASPHALT A LEY \ \d 1 S H�Ry = Z1.00 mVERLAP b CB RIM =62.60 s \ C ANN-63.08 o � SSMH SS o Cits�fdC ��'� ' SS �\ SS �S S� �S � 18 \ S ASS � S � SS 04. o 10" CONSi�lE=60.70 KASEMENT 760310 239 1 sn 1 1 SD SD / SDDD $- 9 SD ' s SD SD S89°54'04"E �� / SEE EXCEPTION / S89'54'04"E I 38.63' i I - i - - - _ 261.37' � 29 % FOURTH STREET APARTMENTS LLC CB - 531 4TH AVE S d cn CB RIM =69.29 1 1 6" CON N IE=67.04 ONE BALLARD LI 610 5TH AVE S GP !LUGP 27 � F C W- .. UGP PHASE 1B LEVEL 1 FF 84.40 I 23 15 0 27 R I UTI -r 22 �T �S I I S - SD 30 I 3 1 D PK REAL PR PERTY LLC 622 5TH AVE S CONCEPTUAL DRAINAGE & UTILITY PLAN SCALE: 1 " = 20' C D E F G H °p dQ z SS S,,;--' 4 0 I w i NX � os 6. M SH C -_-j CB RIM =84.18 8" PVC W IE=82.68 6" PVC N IE=82.78 a SS CB RIM =84.79 8" PVC W IE=82.89 CB RIM =84.39 8" PVC W IE=82.89 SSMH RIM=85.68 CTR CHANN IE=80.48 SDMH RIM =86.94 18" CON S IE=86.34 18" CONC N IE=82.14 GENERAL NOTES: K � z Y W Q W W J J HLu 2 Lu¢C� d d Q 0 06 W (D (.0 (D CD w�v� �N W (V W WDm� W W Co= S O W W W ~ Q U � ZM Z"t °d00ZU) Z (�❑ (�❑ Wz O Lu Lu z _j z 0 m H F- H W Z ZZ U LZ wIZ OWw li w2 wv�Qw U)00 Co oQ�0U zv zv �w>>� 03: 03 o�Woz v)w v)w wW=zo ��~-D ww W W UI--mOm 06 Q 0 0 0 2 W W Lu z0 Co 1 H J00Q cm cm Q Q Lu o 0 1-- N N Q Lo L ❑ N N 0 o Wa z a a J4 Lo Lo 00 rn Lu Q z � E o (0 N - y d O O N O Q) ri m O CDN N Co O O Ln Ln 0 m O W O M-P N O N 0 0 O = N N Lo Cif J d w m to d i3] c aD 2 a m c a� .N m Y 110 \�PMIN J. 70 a CoP EL A c O 54904 v RFGISTER�� ss/ONAL c 1= 0 CL U) d a M Lo z 0 0 o J N O N a Lo J E Q wLLI � m z 3: Cli w ^ (J) 0 w(n ILL,J w0 Q w 0 Q Q w 0 Z w W Lo Q I- �L0 00 ^^ w U z O U 1. ALL STORMWATER TO BE INFILTRATED ON -SITE. WATER QUALITY TREATMENT TO BE PROVIDED BY NATIVE SOILS w w MEETING SOIL PHYSICAL AND CHEMICAL SUITABILITY z 0 0-1 PROPERTIES FOR TREATMENT OR ENGINEERED SOILS LAYER O a IN ACCORDANCE WITH SSC-6 VOLUME III, CHAPTER 3, SECTION PROJ. MANAGER: Bi 3.3.7 OF THE 2014 STORMWATER MANAGEMENT MANUAL FOR DESIGNED BY: iv WESTERN WASHINGTON. DRAWN BY: RB 2. ALL UNITS WILL BE EQUIPPED WITH A NFPA 13D CHECKED BY: Bi FLOW -THROUGH FIRE SPRINKLER SYSTEM. SCALE: AS SHOWN REV. SHEET 1 12/9/2020 A OF 2 APPROVAL FOR CONSTRUCTION SHEET NUMBER CITY OF EDMONDS DATE: c ol BY: CITY ENGINEERING DIVISION K Packet Pg. 22 PLN2020-0 2.B.1.a 0 0 ') i 0 V) W i o N Ld w Ld L w co :2 — x = o E o_ w i4j .e �] 4f = I ,ya o o p> 0 w ��2 c-o'ooLvLj)VD) w z�FPzM fD X i J N IL X NORTHEAST QOF. THE NORTHEAST QUARTER ■ LEGAL DESCRIPTION. SECTION 26, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M. ORDER NIO, 500026739,S D 026739SDATEDEAPRIL 28,T201 COMMITMENT, CITY OF EDMONDS, COUNTY OF SNOHOMIS, H STATE OF WASHINGTON Parcel A: Beginning at a point 30 feet West and 132 feet South of the Northeast corner of the South half of the Northeast Quarter of the Northeast Quarter of the V, Northeast Quarter of Section 26, Township 27 North, Range 3 East, W_M-; thence running West 130 feet; L8CON ,98 " thence South 132 feet; E=72.18 thence East 130 feet; E-72.1 thence North 132 feet to the Point of Beginning. = Parcel B: Beginning of a point 30 feet West and 264 feet South of the Northeast corner PARK PLACE EDMONDS, A CONDO ONE BALLARD LL ' of the South half of the Northeast Quarter of the Northeast Quarter of the 610 5TH AVE S Northeast Quarter of Section 26, Township 27 North, Range 3 East, W.M.; 400 HOWELL WAY thence South 20 feet, more or less, to the North line of Lot 12, Block 2, City 0— o-- asE WAL o Park Addition to Edmonds, according to the Plat thereof recorded in Volume 9 N89'54'04"W i of Plats, page 10, records of Snohomish County, Washington; Q ONE STORY BUILDING I € thence West along the North line of Lots 12 and 1, said Block 2 and said line li 614 5TH AVE. S. _ " rR extended for 300 feet; thence North 20 feet, more or less, to the South line of TFT FFE=84.05' the North 264 feet of said South half of the Northeast Quarter of the Northeast ° ° W Quarter of the Northeast Quarter of said Section 26; L.•,.... thence East along said South line for 300 feet to the Point of Beginning. o in_ in .... �nSituate in e County o Snohomish, State o Washington. I the C ty f S h h St t f W 'ngt SCHEDULE B SPECIAL EXCEPTIONS I g I uP i ?, 11:rz__ CB RIM``, 82.22 I i i I i o CB RIM =84.1$ 1. Easement(s) for the purpose(s) shown below and rights incidental thereto, I i 10 CON ,W IE=180.42 i E � 8" PVC W IE=82.68 as granted in a document: j f 4" CONC E IE=;80.62 I to 6" PVC N IE=82.78 o Granted to: Public Utility District No. 1 of Snohomish County j Purpose: Underground electric transmission and/or distribution system ASPHALT PARKING 5v Recording Date: April 30, 1971 SD ° j sn so SD Recording No.: 2194686 f Affects: Parcel A GRASS I A The exact location and extent of said easement is not disclosed of record. PARCEL /`1 2, Easement(s) for the purpose(s) shown below and rights incidental thereto, I o B — as granted in a document: C RIM — 4.79 c I $ 8" PVC W IE=82.89 z Purpose. Ingress and egress pro I ! POST Recording Date: March 10, 1976. o iQ o Z Recording No.: 7603100239 W O N r I i m Affects: Portion of Parcel 8 NO ASPHALT"" o NOTE: ° WA 3. Rights of the public, if any, in and to that portion of Parcel B which lies within 4th Street. 0 0 CON.C:"" LK N o CB RIM =84.39 LEGAL DESCRIPTION OVERLAPS ,� o 4. Easement contained in amended and restated Declaration for Parkview Twin INTO RIGHT OF WAY OF 4TH STREET up 3 8 PVC W IE=82.89 Condominium recorded under recording no. 200512080249 reciting that easement �, U? over parcel B is an exclusive easement. %Q� \ w 5. Payment of the real estate excise tax, if required. The Land is situated within 2 STORY CONC. BLOCK BUILDING w the boundaries of the City of Edmonds. Present rate of real estate excise tax as of the date herein is 1.78%. 616 5TH AVE. S. PARKVIEW TWIN, A CONDOMINIUM C RIM =69.54 D Any conveyance document must be accompanied by the official Washington State Excise 517 4TH AVE S FFE=85.26 MAIN I 6" CON S IE=67.84 FFE=76.59' ALLEY Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the Etime of the recording of the conveyance documents. SSMH RIM =6 .Z5 d 6 ' 6. General and special taxes and charges, payable February 15, delinquent if first half unpaid CTR HA N=.5 .70 �n SSMH RIM=85.68 on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not 6 include interest and penalties): 38.63'" 131.37 CTR CHANN IE— .48 p J ' clud e s N89'54'04"W N89'54'04" o Year: x Account .. 326-001-009-00 Levy Code: 00210 $0 API-IALT ALLEY", Q Ye 20i5 Tax Accou No 270 SSMH RIM = 69.68 Assessed Value —Land: S351,100.00 Assessed Value —Improvements: $79,900.00 o N OVERLAP o CB RIM=62.6.0._. _. ss ` CTR CHA N=6 PARCEL B v i� s 0 CID o ss 3'08 ss ss ss ss ` 7. General and Special Taxes: Billed: S4,738.22 Paid: $0.00 Unpaid: $4,738.22 0 0 p s SDMH RIM •= 86.94 s�o" cnN(: F IF=60.7� EASEMENT 760 �100239,: -SD- o c� 18" CON S IE-86.34 Affects: Portion of Parcel A S89'54'04"E SEE EXCEPTION 4 S89°54'04"E I 18' CONC N IE=82.14 General and special taxes and charges, payable February 15, delinquent if first half 38.63' 261.37' UP E unpaid on May 1, second half delinquent 'sf unpaid on November 1 of the tax year (amounts do not include interest and penalties): PK REAL PROPERTY LLC I Year: 2015 Tax Account No.: 270326-001-029-00 Levy Code: 00210 Assessed Value —Land: 488 200.00 Assessed Value —Improvements: 135 800.00 FOURTH STREET APARTMENTS LLC -- -- 622 5TH AVE S � � � p � 531 4TH AVE S a General and Special Taxes: Billed: $6,859.98 Paid: S0.00 Unpaid: $6,859.98 Affects: Remainder of Parcel A CB RIM =69.29 � . _..�_..' 6" CON N IE=67.04 S. General and special taxes and charges, payable February 15, delinquent if first 6" ON I W IE 7.04 half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year 10"8" CONC S IE-66.69 (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 270326-001-023-00 Levy Code: 00210 Assessed Value --•Land: $44,800.00 Assessed Value —Improvements: $0.00 General and Special Taxes: Billed: 492.51 Paid: 0.00 Unpaid: 492.51 Affects: Parcel B NOTES. 9. Liability, if any, for personal property taxes pursuant to RCW 84.56.070 wherein no sale can be made without prepayment of said tax, including advance tax. For HORIZONTAL DATUM: ASSUMED CARDINAL BEARING NORTH FOR THE CENTERLINE OF further information, please call the Snohomish County Treasurer's Office at (425)388-3307. LEGEND 3RD AVENUE SOUTH. 10. A tax lien for the amount shown and any other amounts due, in favor of the D4 WATER VALVE VERTICAL DATUM: NAVD 88. HELD SNOHOMISH COUNTY MONUMENT #2066 FORA United States of America, assessed by the District Director of Internal Revenue. -� HYDRANT PUBLISHED ELEVATION OF 79.226 FEET. BENCHMARK IS 2" IRON PIPE WITH ® WATER METER LEAD/TACK IN CASE 140 FEET MORE OR LESS SOUTH OF THE INTERSECTION OF Taxpayer: William P. Brust, owner of record Brust Development Company, L.L.C. QS Q❑ MANHOLES (SS/SD) WALNUT STREET AND 5TH AVENUE SOUTH. Amount: $1,333,265.83 Recording Date: December 14, 2010 ❑ CB Recording No.: 201012140477 POWER/UTILITY POLE CENTER LINES SITE AREA: PARCEL A= 17,160 SQ. FT. OR 0.39 ACRES AND PARCEL B= 5227 SO. PROPERTY LINES FT. OR 0.12 ACRES WITH AN ADDITIONAL 773 SO, FT. BY LEGAL DESCRIPTION THAT Any unrecorded leaseholds, right of vendors and holders of security interests on GUY ANCHOR RIGHT—OF—WAY LINES FALLS IN 4TH AVENUE SOUTH personal property installed upon the Land and rights of tenants to remove trade ❑E POWER TRANSFORMER — — LOT LINES fixtures at the expiration of the terms. ©� POWER/TELEPHONE VAULT DITCH LINE ALL DISTANCES SHOWN ARE GROUND DISTANCES UNLESS OTHERWISE NOTED. —►--►— FLOW LINE M GPM POWER METER w WATER LINE THE LOCATION AND DESCRIPTION OF ALL SURVEY MARKERS SHOWN HEREON ARE ❑ TELEPHONE/TV RISER ss SANITARY SEWER LINE BASED ON FIELD OBSERVATIONS TAKEN IN JULY ,2015, UNLESS OTHERWISE ID GAS VALVE 5D STORM DRAIN LINE INDICATED. GAS ❑O NE GAS METER UP UNDERGROUND POWER LINES WORK PERFORMED IN CONJUNCTION WITH THIS SURVEY UTILIZED THE FOLLOWING SURVEYORS CERTIFICATION. STREET LIGHT UT UNDERGROUND TELEPHONE LINES EQUIPMENT AND PROCEDURES: (A) 1" TRIMBLE S6 SERIES ELECTRONIC TOTAL TO HOME STREET BANK AND CHICAGO TITLE INSURANCE COMPANY: ❑�❑ LUMINAIRE UTV UNDERGROUND CABLE TV LINES STATION, MAINTAINED TO THE MANUFACTURER'S SPECIFICATIONS PER W.A.C. X SPOT ELEVATION UFO UNDERGROUND FIBER OPTIC LINES 332-130-100. (B) FIELD TRAVERSE, EXCEEDING REQUIREMENTS SET FORTH IN THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE n SIGN P OVERHEAD POWER LINES W.A.C. 332-130-090. MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REQUIREMENTS FOR o MAILBOX OHL OVERHEAD UTILITY LINES ALTA/ACSM LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, —0-0-0-0-0— CHAIN LINK FENCE THIS TOPOGRAPHIC SURVEY DRAWING ACCURATELY PRESENTS SURFACE FEATURES AND INCLUDES ITEMS 2, 4, 7(61), 8, 9, 11(A), 13, 14, 16, AND 18 OF TABLE A THEREOF. ROCKERY — x — x x x x — WIRE FENCE LOCATED DURING THE COURSE OF THIS SURVEY. UNDERGROUND UTILITIES SHOWN M HEREON ARE BASED SOLELY UPON INFORMATION PROVIDED BY OTHERS AND PACE 1� CONIFEROUS TREE 0 d 0 WOOD FENCE THE FIELD WORK AS COMP TED ON AUGUST 4, 2015. ENGINEERS, INC. DOES NOT ACCEPT RESPONSIBILITY OR ASSUME LIABILITY FOR GRAPHIC SCALE THEIR ACCURACY OR COMPLETENESS. CONTRACTOR/ENGINEERS SHALL VERIFY DA F A R AP.v/� ________ DECIDUOUS TREE EXACT SIZE AND LOCATION PRIOR TO CONSTRUCTION. —� 2D D 20 4D CALL FOR LOCATE: UTILITY LOCATION SERVICE: 811 I FOUND CASED MONUMENT SITE PARKING: THE SITE HAS 15 PARKING STALLS. SETH D. O'HAR PLS CERTIFICATE NUMBER 38985 SET MAGNETIC NAIL W/ WASHER ( IN FEET NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION OR o BUILDING ADDITIONS WITHIN RECENT MONTHS. 38985 SET 5/8" IRON REBAR W/1 inch = 20 ft.rsr��' PLASTIC CAP STAMPED L.S. NO OBSERVABLE EVIDENCE OF SITE USE AS A SOLID WASTE DUMP, SUMP OR ION ..L #------------ SANITARY LANDFILL. AL LAIC UNLESS OTHERWISE STATED. $ s� PORTION OF: NE 1 /4, NE 1 /4, SECTION 26, T. 27 N., R. 3 E., W.M. 11255 Kirkland Way, Suite 300 DATE 7/17/2015 PROJECT N0. CAD/CALC SDO Kirkland, WA98033 5TH AND HOWELL WAY SCALE 1"=20' A.L.T.A. / ACSM LAND TITLE SURVEY DRAWN p.425,827.2014 f.425-827,5043 SURVEY TEAM PG FOR 15451 EDMONDS, WASHINGTON PLAT CHK SDO Civil Structural Planning Survey FIELD BOOK 696 HOME STREET BANK OF SYM REVISION DATE BY APP'D An Engineering Services Company paceengrs.com DWG FILE 15451—ALTA.DWG SHEET R_ Attachment 3 " 2 0"0-0 Packet Pg. 23 P L 2.B.1.a Applying the Design Guidelines When designing projects and issuing permits for new developments, applicants and City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower -intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site's zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that — examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. Page 1 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 24 2.B.1.a Considering the Site Edmond's Land Use Code sets specific, prescriptive rules that are applied uniformly for each land use zone throughout the city. There is little room in the Code's development standards to account for unique site conditions or neighborhood contexts. A project architect can read the Code requirements and theoretically design a building without ever visiting the site. However, to produce good compatible design, it is critical that the project's design team examine the site and its surrounding, identify the key design features and determine how the proposed project can address the guidelines' objectives. Because they rely on the project's context to help shape the project, the guidelines encourage an active viewing of the site and its surroundings. For a proposal located on a street with a consistent and distinctive architectural character, the architectural elements of the building may be key to helping the building fit the neighborhood. On other sites with few attractive neighboring buildings, the placement of open space and treatment of pedestrian areas may be the most important concerns. The applicant and the project reviewers should consider the following questions and similar ones related to context when looking at the site: ■ What are the key aspects of the streetscape? (The street's layout and visual character) ■ Are there opportunities to encourage human activity and neighborhood interaction, while promoting residents' privacy and physical security? ■ How can vehicle access have the least effect on the pedestrian environment and on the visual quality of the site? ■ Are there any special site planning opportunities resulting from the site's configuration, natural features, topography etc.? ■ What are the most important contextual concerns for pedestrians? How could the sidewalk environment be improved? ■ Does the street have characteristic landscape features, plant materials, that could be incorporated into the design? ■ Are there any special landscaping opportunities such as steep topography, significant trees, greenbelt, natural area, park or boulevard that should be addressed in the design? ■ Do neighboring buildings have distinctive architectural style, site configuration, architectural concept? Page 2 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 25 2.B.1.a Design Guidelines Checklist This checklist is intended as a summary of the issues addressed by the guidelines. It is not meant to be a regulatory device or a substitute for the language and examples found in the guidelines themselves. Rather, it is a tool for assisting the determination about which guidelines are the most applicable on a particular site. A. Site Planning N/A Lower Priority Higher Priority 1. Reinforce existing site characteristics ❑ ❑ ❑ 2. Reinforce existing streetscape characteristics ❑ ❑ ❑ 3. Entry clearly identifiable from the street ❑ ❑ ❑ 4. Encourage human activity on street ❑ ❑ ❑ 5. Minimize intrusion into privacy on adjacent sites ❑ ❑ ❑ 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects) ❑ ❑ ❑ 7. Maximize open space opportunity on site (residential projects) ❑ ❑ ❑ 8. Minimize parking and auto impacts on pedestrians and adjoining property ❑ ❑ ❑ 9. Discourage parking in street front ❑ ❑ ❑ 10. Orient building to corner and parking away from corner on public street fronts (corner lots) ❑ ❑ ❑ B. Bulk and Scale N/A Lower Higher Priority Priority 1. provide sensitive transitions to nearby, less- ❑ ❑ ❑ intensive zones Page 3 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 26 2.B.1.a C. Architectural Elements and Materials N/A Lower Priority Higher Priority 1. Complement positive existing character and/or respond to nearby historic structures ❑ ❑ ❑ 2. Unified architectural concept ❑ ❑ ❑ 3. Use human scale and human activity ❑ ❑ ❑ 4. Use durable, attractive and well -detailed finish materials ❑ ❑ ❑ 5. Minimize garage entrances ❑ ❑ ❑ D. Pedestrian Environment N/A Lower Priority Higher Priority 1. Provide convenient, attractive and protected pedestrian entry ❑ ❑ ❑ 2. Avoid blank walls ❑ ❑ ❑ 3. Minimize height of retaining walls ❑ ❑ ❑ 4. Minimize visual and physical intrusion of parking lots on pedestrian areas ❑ ❑ ❑ 5. Minimize visual impact of parking structures ❑ ❑ ❑ 6. Screen dumpsters, utility and service areas ❑ ❑ ❑ 7. Consider personal safety ❑ ❑ ❑ E. Landscaping N/A Lower Higher Priority Priority 1. Reinforce existing landscape character of ❑ ❑ ❑ neighborhood 2. Landscape to enhance the building or site ❑ ❑ ❑ 3. Landscape to take advantage of special site ❑ ❑ ❑ conditions Page 4 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 27 2.B.1.a A-1: Responding to Site Characteristics The siting of buildings should respond to specific site conditions and opportunities such as non -rectangular lots, location on prominent intersections, unusual topography, significant vegetation and other natural features. Explanations and Examples Site characteristics to consider in project design include: 1) Topography • Reflect, rather than obscure, natural topography. For instance, buildings should be designed to "step up" hillsides to accommodate significant changes in elevation. • Where neighboring buildings have responded to similar topographic conditions in their sites in a consistent and positive way, consider similar treatment for the new structure. • Designing the building in relation to topography may help to reduce the visibility of parking garages. 2) Environmental constraints • Site buildings to avoid or lessen the impact of development on environmentally critical areas such as steep slopes, wetlands and stream corridors. 3) Solar orientation • The design of a structure and its massing on the site can enhance solar exposure for the project and minimize shadow impacts on adjacent structures and public areas. 4) Existing vegetation • Careful siting of buildings can enable significant or important trees or other vegetation to be preserved. 5) Existing structures on the site Where a new structure shares a site with an existing structure or is a major addition to an existing structure, designing the new structure to be compatible with the original structure will help it fit in. A-2: Streetscape Compatibility The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way. Explanation and Examples The character of a neighborhood is often defined by the experience of traveling along its streets. We often perceive streets within neighborhoods as individual spaces or "rooms." How buildings face and are set back from the street determine the character and proportion of this room. Page 5 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 28 2.B.1.a A-3: Entrances Visible from the Street Entries should be clearly identifiable and visible from the street. Explanation and Examples Entries that are visible from the street make a project more approachable and create a sense of association among neighbors. A-4: Human Activity New development should be sited and designed to encourage human activity on the street. Explanation and Examples Livelier street edges make for safer streets. Ground floor shops and market spaces providing services needed by residents can attract market activity to the street and increase safety through informal surveillance. Entrances, porches, awnings, balconies, decks, seating and other elements can promote use of the street front and provide places for neighborly interaction. Siting decisions should consider the importance of these features in a particular context and allow for their incorporation. Also, architectural elements and details can add to the interest and excitement of buildings and spaces. Elements from the following list should be incorporated into all projects. Projects in pedestrian oriented areas of the City should include an even greater number of these details due to the scale of the buildings and the proximity of the people that will experience them. ■ Lighting or hanging baskets supported by ornamental brackets ■ Belt courses ■ Plinths for columns ■ Kickplate for storefront window ■ Projecting sills ■ Tilework ■ Transom or clerestory windows ■ Planter box ■ Variations in applied ornament, materials, colors or trim. ■ An element not listed here, as approved, that meets the intent. Page 6 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 29 2.B.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" N c m c� a c 0 Q. a� m a M LO 0 0 0 N O N Z J d c m E U r Q Page 7 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 30 2.B.1.a window, if it exists. Awnings on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Non-structural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high - gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Structural Awnings should be designed to incorporate natural light. Artificial lighting should only be used at night. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged which result in a coordinated design while minimizing the size of individual signs. Blade or projecting signs which include decorative frames, brackets or other design elements are encouraged. This type of detail is consistent with the design elements mentioned above that enhance the interest of the area. Use graphics or symbols to reduce the need to have large expanses of lettering. Signage in the "Arts Center Corridor" defined in the Comprehensive Plan is required to include decorative sign frames or brackets in its design. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register or the Edmonds Register of Historic Places A-5: Respect for Adjacent Sites Buildings should respect adjacent properties by being located on their sites to minimize disruption of the privacy and outdoor activities of residents in adjacent buildings. Explanation and Examples One consideration is the views from upper stories of new buildings into adjacent houses or yards, especially in less intensive zones. This problem can be addressed in several ways. ■ Reduce the number of windows and decks on the proposed building overlooking the neighbors. ■ Step back the upper floors or increase the side or rear setback so that window areas are farther from the property line. ■ Take advantage of site design which might reduce impacts, for example by using adjacent ground floor area for an entry court. ■ Minimize windows to living spaces which might infringe on the privacy of adjacent residents, but consider comfort of residents in the new building. ■ Stagger windows to not align with adjacent windows. Page 8 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 31 2.B.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. -%6ae5•f ,-1YFX A era fIQEA /N Page 9 of 22 Revised by ADB 3/1 /06 Atta PLN2 Packet Pg. 32 2.B.1.a ii) For corner parcels, access should be off the secondary street rather than the primary street. iii) Share the driveway with an adjacent property. This can be a driveway with two-way traffic. iv) A driveway serving a single project is the least preferred option. Drive -through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, espresso stands, etc., should comply with the following: i) Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. ii) Drive -through speakers shall not be audible off -site. iii) The entrance and exit from the drive -through shall be internal to the site, not a separate entrance and/or exit to or from the street. A-9: Location of Parking on Commercial Street Fronts Parking on a commercial street front should be minimized and where possible should be located behind a building. Explanation and Examples Parking located along a commercial street front where pedestrian traffic is desirable lessens the attractiveness of the area to pedestrians and compromises the safety of pedestrians along the street. A-10: Corner Lots Building on corner lots should be oriented to the corner and public street fronts. Parking and automobile access should be located away from corners. Explanation and Examples Corner lots offer unique opportunities because of their visibility and access from two streets. (above and below) Corner lot treatments. Page 10 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 33 2.B.1.a B-1: Bulk, and Scale Compatibility Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to near -by, less intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived bulk, and scale between anticipated development potential of the adjacent zones. Explanation and Examples For projects undergoing Design Review, the analysis and��_ _ mitigation of bulk and scale impacts will be accomplished through the Design Review process. Careful siting and design treatment based on the technique described in this and other design guidelines will help to mitigate some bulk and scale impacts; in other cases, actual reduction in the bulk and scale of a project may be necessary to adequately mitigate impacts. Design Review should not result in significant reductions in a project's actual bulk and scale. Bulk and scale mitigation may be required in two general circumstances: 1. Projects on or near the edge of a less intensive zone. A substantial incompatibility in scale may result from different development standards in the two zones and may be compounded by physical factors such a s large development sites, slopes or lot orientation. 2. Projects proposed on sites with unusual physical characteristics such as large lot size, or unusual shape, or topography where buildings may appear substantially greater in bulk and scale than that generally anticipated for the area. Factors to consider in analyzing potential bulk and scale impacts include: • distance from the edge of a less intensive zone ■ differences in development standards between abutting zones (allowable building width, lot coverage, etc.) ■ effect of site size and shape • bulk and scale relationships resulting from lot orientation (e.g. back lot line to back lot line vs. back lot line to side lot line) • type and amount of separation between lots in the different zones (e.g. separation by only a property line, by an alley or street, or by other physical features such as grade changes). Page 11 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 34 2.B.1.a In some cases, careful siting and design treatment may be sufficient to achieve reasonable transition and mitigation of bulk and scale impacts. Some techniques for achieving compatibility are as follows: ■ use of architectural style, details (such as roof lines or fenestration), color or materials that derive from the less intensive zone. (See also Guideline C-1: Architectural Context.) ■ creative use of landscaping or other screening ■ location of features on -site to facilitate transition, such as locating required open space on the zone edge so the building us farther from the lower intensity zone. ■ treating topographic conditions in ways that minimize impacts on neighboring development, such as by using a rockery rather than a retaining wall to give a more human scale to a project, or stepping a project down a hillside. ■ in a mixed -use project, siting the more compatible use near the zone edge. In some cases, reductions in the actual bulk and scale of the proposed structure may be necessary in order to mitigate adverse impacts and achieve an acceptable level of compatibility. Some techniques which can be used in these cases include: ■ articulating the building's facades vertically or horizontally in intervals that conform to existing structures or platting pattern. ■ increasing building setbacks from the zone edge at ground level ■ reducing the bulk of the building's upper floors • limiting the length of, or otherwise modifying, facades • reducing the height of the structure ■ reducing the number or size of accessory structures. C-1: Architectural Context New buildings proposed for existing neighborhoods with a well-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. Explanation and Examples Paying attention to architectural characteristics of surrounding buildings, especially historic buildings, can help new buildings be more compatible with their neighbors, especially if a consistent pattern is already established by similar: ■ building articulation • building scale and proportion ■ or complementary architectural style ■ or complementary roof forms • building details and fenestration patterns • or complementary materials Even where there is no consistent architectural pattern, building design and massing can be used to complement certain physical conditions of existing development. In some cases, the existing context is not so well-defined, or may be undesirable. In such cases, a new project can become a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. Page 12 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 35 2.B.1.a In most cases, especially in the downtown commercial area, Buildings shall convey a visually distinct 'base' and 'top'. Abase' can be emphasized by a different masonry pattern, more architectural detail, visible 'plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Architectural Features Below are several methods that can help integrate new buildings into the surrounding architectural context, using compatible: ■ architectural features ■ fenestration patterns, and ■ building proportions. Building Articulation Below are several methods in which buildings may be articulated to create intervals which reflect and promote compatibility with their surroundings: ■ modulating the facade by stepping back or extending forward a portion of the facade ■ repeating the window patterns at an interval that equals the articulation interval • providing a porch, patio, deck or covered entry for each interval ■ providing a balcony or bay window for each interval ■ changing the roofline by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval ■ changing the materials with a change in the building plane • providing a lighting fixture, trellis, tree or other landscape feature with each interval C-2: Architectural Concept and Consistency Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roofline or top of the structure should be clearly distinguished from its facade walls. Explanation and Examples This guideline focuses on the important design consideration of organizing the many architectural elements of a building into a unified whole, so that details and features can be seen to relate to the structure and not appear as add-ons. The other objective of this guideline is to promote buildings whose form is derived from its function. Buildings which present few or no clues through their design as to what purpose they serve are often awkward architectural neighbors. For example, use of expansive blank walls, extensive use of metal or glass siding, or extremely large or small windows in a residential project may create architectural confusion 0 0 M E Itop middle base r d N a CO) LO 0 0 6 N 0 N Z J d c m E M U M r Q Page 13 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 36 2.B.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 alternating brick patterns) ■ treatment of siding (such as wood siding combined with shingles to differentiate floors) ■ articulation of columns ■ sculpture or art work ■ architectural lighting ■ detailed grilles and railings ■ special trim details and moldings ■ a trellis or arbor top base inlay, paving stones, or 1 E a Page 14 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 37 2.B.1.a C-3: Human Scale The design of new buildings should incorporate architectural features, elements and details to achieve a good human scale. Explanation and Examples The term "human scale" generally refers to the use of human -proportioned architectural features and site design elements clearly oriented to human activity. A building has a good human scale if its details, elements and materials allow people to feel comfortable using and approaching it. Features that give a building human scale also encourage human activity. The following are some of the building elements that may be used to achieve better human scale: ■ pedestrian -oriented open space such as a courtyard, garden, patio, or other unified landscaped areas ■ bay windows extending out from the building face that reflect an internal space such as a room or alcove ■ individual windows in upper stories that o are approximately the size and proportion of a traditional window o include a trim or molding that appears substantial from the sidewalk o are separated from adjacent windows by a vertical element ■ windows grouped together to form larger areas of glazing can have a human scale if individual window units are separated by moldings or jambs ■ windows with small multiple panes of glass ■ window patterns, building articulation and other treatments that help to identify individual residential units in a multi -family building ■ upper story setbacks ■ a porch or covered entry ■ pedestrian weather protection in the form of canopies, awnings, arcades or other elements wide enough to protect at least one person ■ visible chimneys C-4: Exterior Finish Materials Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. Explanation and Examples The selection and use of exterior materials is a key ingredient in determining how a building will look. Some materials, by their nature, can give a sense of permanence or can provide texture or scale that helps new buildings fit better in their surroundings. Page 15 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 38 2.B.1.a Materials typical to the northwest include: ■ clear or painted wood siding ■ shingles ■ brick • stone ■ ceramic and terra-cotta tile Many other exterior building materials may be appropriate in multifamily and commercial neighborhoods as long as the materials are appropriately detailed and finished, for instance, to take account of the northwest's climate or be compatible with nearby structures. Some materials, such as mirrored glass, may be more difficult to integrate into residential or neighborhood commercial settings. D-1: Pedestrian Open Spaces and Entrance Convenient and attractive access to the building's entry should be provided. To ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian -oriented open space should be considered. Explanation and Examples If a building is set back from the sidewalk, the space between the building and public right-of-way may be conducive to pedestrian or resident activity. In business districts where pedestrian activity is desired, the primary function of any open space between commercial buildings and the sidewalk is to provide visual and physical access into the building and perhaps also to provide a space for additional outdoor activities such as vending, resting, sitting or dining. Street fronts can also feature art work, street furniture and landscaping that invite customers or enhance the building's setting. Where a commercial or mixed -use building is set back from the sidewalk a sufficient distance, pedestrian enhancements should be considered in the resulting street front Examples of desirable features to include: ■ visual and pedestrian access (including barrier -free access) into the site from the public sidewalk ■ walking surfaces of attractive pavers • pedestrian -scaled site lighting ■ areas for vendors in commercial areas • landscaping that screens undesirable elements or that enhances the space and architecture • signage which identifies uses and shops clearly but which is scaled to the pedestrian • site furniture, artwork or amenities such as fountains, benches, pergolas, kiosks, etc. Examples of features to avoid are: asphalt or gravel pavement adjacent unscreened parking lots adjacent chain -link fences Page 16 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 39 2.B.1.a ■ adjacent blank walls without appropriate screening The following treatment of entrances can provide emphasis and interest: ■ special detailing or architectural features such as ornamental glazing, railings and balustrades, awnings, canopies, decorative pavement, decorative lighting, seats, architectural molding, planter boxes, trellises, artwork signs, or other elements near the doorway. • visible signage identifying building address ■ Higher bay(s) ■ Recessed entry (recessed at least 3 feet) • Forecourt D-2: Blank Walls — See pages 8-9 from guidelines blank walls Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest. Explanation and Examples A wall may be considered "large" if it has a blank surface substantially greater in size than similar walls of neighboring buildings. The following examples are possible methods for treating blank walls: • installing vertical trellis in front of the wall with climbing vines or plants materials ■ setting the wall back and providing a landscaped or raised planter bed in front of the wall, including plant materials that could grow to obscure or screen the wall's surface ■ providing art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface • employing small setbacks, indentations, or other means of breaking up the wall's surface • providing special lighting, a canopy, horizontal trellis or other pedestrian -oriented features that break up the size of the blank wall's surface and add visual interest ■ An architectural element not listed above, as approved, that meets the intent D-3: Retaining Walls lighting fixture opaque glass medallion windows projecting cornice masonry belt course metal canopy -- recess # plinth Blank walls shall be treated with architectural elements to provide visual interest. Retaining walls near a public sidewalk that extend higher than eye level should be avoided where possible. Where higher retaining walls are unavoidable, they should be designed to reduce their impact on pedestrian comfort and to increase the visual interest along the streetscapes. r d N t a M LO O 0 0 N O N Z J fl c m M U a r Q Page 17 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 40 2.B.1.a Explanation and Examples The following are examples of methods to treat retaining walls: ■ any of the techniques or features listed under blank walls above ■ terracing and landscaping the retaining walls ■ substituting a stone wall, rockery, modular masonry, or special material ■ locating hanging plant materials below or above the wall D-4: Design of Parking Lots Near Sidewalks Parking lots near sidewalks should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. Explanation and Examples The following examples illustrate some considerations to address in highly visible parking lots: Treatment of parking area perimeter the edges of parking lots pavement adjacent to landscaped areas and other pavement can be unsightly and difficult to maintain. Providing a curb at the perimeter of parking areas can alleviate these problems. Security lighting ■ provide the appropriate levels of lighting to create adequate visibility at night. Evenly distributed lighting increases security, and glare -free lighting reduces impacts on nearby property. Encroachment of cars onto the sidewalk without wheel stops or a low wall, parked cars can hang over sidewalks. One technique to protect landscaped and pedestrian areas from encroachment by parked cars is to provide a wide wheel stop about two feet from the sidewalk. Another technique is to widen a sidewalk or planting bed basically "building in" a wheel stop into the sidewalk or planting bed. This is more durable than wheel stops, does not catch debris and reduces tripping hazards. Signs and equipment • reduce sign clutter by painting markings on the pavement or by consolidating signs. Provide storage that is out of view from the sidewalk and adjacent properties for moveable or temporary equipment like sawhorses or barrels. Screening of parking screening of parking areas need not be uniform along the property frontage. Variety in the type and relative amount of screening may be appropriate. screen walls constructed of durable, attractive materials need not extend above waist level. Screen walls across a street or adjacent to a residential zone could also include landscaping or a trellis or grillwork with climbing vines. screening can be designed to provide clear visibility into parking areas to promote personal safety. Page 18 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 41 2.B.1.a D-5: Visual Impacts of Parking Structures The visibility of all at -grade parking structures or accessory parking garages should be minimized. The parking portion of a structure should be architecturally compatible with the rest of the structure" and streetscape. Open parking spaces and carports should be IIII,, % r ■; screened from the street and adjacent properties. Explanation and Examples The following examples illustrate various methods of improving thehit appearance of at -grade parking structures: ■ incorporating pedestrian -oriented uses at street level can reduce the visual impact of parking structures in commercial areas. Sometimes a depth of only 10 feet along the front of the building is enough to provide space for newsstands, ticket booths, flower shops and other viable uses. ■ setting the parking structure back from the sidewalk and installing dense landscaping ■ incorporating any of the blank wall treatments listed in Guideline D-2 ■ visually integrating the parking structure with adjacent buildings ■ continuing a frieze, cornice, canopy, overhang, trellis or other devices at the top of the parking level ■ incorporating into the parking structure a well -lit pedestrian walkway, stairway or ramp from the sidewalk to the upper level of the building ■ setting back a portion of the parking structure to allow for the retention of an existing significant tree ■ using a portion of the top of the larking level as an outdoor deck, patio or garden with a rail, bench or other guard device around the perimeter D-6: Screening of Dumpsters, Utilities, and Service Areas Building sites should locate service elements like trash dumpsters, loading docks and mechanical equipment away from the street front where possible while maintaining access to utilities. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front, they should be situated and screened from view and should not be located in the pedestrian right-of-way. Explanation and Examples Unsightly service elements can detract from the compatibility of new projects and create hazards for pedestrians and autos. The following examples illustrate considerations to address in locating and screening service areas and utilities: ■ plan the feature in a less visible location on the site ■ screen it to be less visible. For example, a utility meter can be located behind a screen wall so that it is not visible from the building entrance. ■ use durable materials that complement the building ■ incorporate landscaping to make the screen more effective ■ locate the opening to the area away from the sidewalk. Page 19 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 42 2.B.1.a ■ incorporate roof wells, utility rooms or other features to accommodate utility and mechanical equipment needs. D-7: Personal Safety and Security Project design should consider opportunities for enhancing personal safety and security in the environment under review. Explanation and Examples k Project design should be reviewed for its contribution to enhancing ' the real and perceived feeling of personal safety and security within the environment under review. To do this, the question needs to be answered: do the design elements detract from or do _ they reinforce feelings of security of the residents, workers, shoppers and visitors who enter the area? } Techniques that can help promote safety include the following: 4i ■ providing adequate lighting ■ retaining clear lines of site ■ use of semi -transparent security screening, rather than opaque walls, where appropriate ■ avoiding blank, windowless walls that attract graffiti and that do not permit residents or workers to observe the street ■ use of landscaping that maintains visibility, such as short shrubs and pruning trees, so there are no branches below head height ■ creative use of ornamental grille as fencing or over ground floor windows in some locations ■ absence of structures that provide hiding places for criminal activity ■ design of parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park there and for occupants of nearby buildings ■ clear directional signage ■ encouraging "eyes on the street" through placement of windows, balconies and street -level uses ■ ensuring natural surveillance of children's play areas. E-1: Landscaping to Reinforce Design Continuity with Adjacent Sites Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape. Explanation and Examples Several ways to reinforce the landscape design character of the local neighborhood are listed below: Street Trees If a street has a uniform planting of street trees, or a distinctive species, plant street trees that match the planting pattern or species. Page 20 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 43 2.B.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 3/1/06 Atta PLN2 Packet Pg. 44 2.B.1.a Barrier -free Access Where wheelchair ramps must be provided on a street front, the ramp structure might include a planting strip on the sidewalk side of the elevated portions of the ramp. Steep Topography Special plantings or erosion control measures may be necessary to prevent site destabilization or to enhance the visual qualities of the site in connection with a neighborhood improvement program. Boulevards Incorporate landscaping which reflects and reinforces . Greenbelt or Other Natural Setting ■ Minimize the removal of significant trees. ■ Replace trees that were removed with new trees. ■ Emphasize naturalizing or native landscape materials. ■ Retain natural greenbelt vegetation that contributes to greenbelt preservation. ■ Select colors that are more appropriate to the natural setting. On -site Vegetation Retain significant vegetation where possible. Use new plantings similar to vegetation removed during construction, when that vegetation as distinctive. Page 22 of 22 Revised by ADB 3/1/06 Atta PLN2 Packet Pg. 45 2/18/2021 Print Preview 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 https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 46 2/18/2021 Print Preview 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]. 16.43.020 Uses. A. Table 16.43-1. Permitted Uses BD1 BD1 GFSF�� BD2 BD3 BD4 BD5 Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X Financial A X Advising A X Mortgage A X Banks (without tellers) A X Accounting A X Counseling A X Architecture A X Engineering A X Advertising A X Insurance A X Fitness related business (yoga/pilates/gym/fitness club) A X Service uses A A(2) A A A A Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 47 2/18/2021 Print Preview 2.B.1.a BD1 Permitted Uses BD1 GFSF�� BD2 BD3 BD4 BD5 Retail sales requiring intensive outdoor display or storage X X X X X X 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 Enclosed fabrication or assembly areas associated with A A A A A A 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 Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only C X A A A X nonflammable and nonexplosive cleaning agents Printing, publishing and binding establishments C X A A A C Public markets licensed pursuant to provisions in Chapter A A A A A A 4.90 ECCt Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) - must be located on second floor A X A A A A or behind first 45 feet from sidewalk or rights -of -way 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 A X A A A A ECDC 17.100.050(G) through (R) Local public facilities, subject to the requirements of ECDC C C C C A C 17.100.050 Neighborhood parks, natural open spaces, and community A A A A A A parks with an adopted master plan subject to the requirements of ECDC 17.100.070 Off-street parking and loading areas to serve a permitted B X B B B B use Commuter parking lots in conjunction with a facility B X B B B X otherwise permitted in this zone 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 m U) c� a a� c �L m x U a 3 a� a� c T .y d m Y L a m c 'a N c m E c� Q c L O Q a� r d t IL CO) LO 0 0 0 N O N z J a c m E U a r Q https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 48 2/18/2021 Print Preview 2.B.1.a Permitted Uses BD1 BD1 GFSF�� BD2 BD3 BD4 BD5 Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use X X X C X X Day-care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums X X C C A X Medical uses, e.g., A X Physicians A X Dental A X Optometrist (without retail) A X Physical therapy (without retail) A X Counseling A X Other similar medical services A X Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C C C C C Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 ECC X X D D D D A = Permitted primary use B = Permitted secondary use C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 49 2/18/2021 Print Preview X = Not permitted NOTES: (1) BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights-of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. (2) Services - by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; 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. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 50 2/18/2021 Print Preview A. Table 16.43-2. Minimum Height of Ground Floor Minimum Minimum Minimum within the Sub Minimum Lot Minimum Street Side Rear Maximum Designated District Area Lot Width Setback Setback' Setback' Heightz Street Front4 BD15 0 0 0 0 0 30' 15' BD25 0 0 0 0 0 30' 12' BD35 0 0 0 0 0 30' 12' BD43,5 0 0 0 0 0 30' 12' BD55 0 0 0 0 0 25' 12' 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). a N r+ 3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building C E 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. L 0 a� 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located Cn r within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor a� o above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is M not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including LO g coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall -to- o wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a J ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in a this example. E 5 Site development standards for single-family dwellings are the same as those specified for the RS- U Q 6 zone. Map 16.43-1: Designated Street Front for BD Zones Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 51 2/18/2021 Print Preview 2.B.1.a I� Designated Street Front r ff 00. ■OTTU '. i us _ MAPLE ST Of 7 — I _.i I 17 B w w AL-aER ST X i i HOyYELL WAY i+7 7 ERBEN D11 I� Figure 16.43-1: Ground Floor Height Measurement N C d t a L O Q V/ r d N R t IL CO) LO O O O N O N Z J C d L v R r r Q Attar" https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 52 2/18/2021 Print Preview 2.B.1.a 77 1 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. Attar" https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 53 2/18/2021 Print Preview 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 (B)(2) of this section, the elevation of the ground floor and associated entry shall be within seven inches of the grade level of the adjoining sidewalk. "Grade" shall be as measured at the entry location. Portions of the ground floor outside the designated street front of the building need not comply with the access requirements specified in this section. S. 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 (B)(7) of this section. As a second option, if more residential space is provided so that the ground floor does not meet the commercial use requirements described in subsection (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. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 54 2/18/2021 Print Preview 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: i. At least one building entry shall face 4th Avenue. ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level. iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household. The live/work space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2: BD5 Development Building at right (foreground) shows landscaping located between building and street. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 55 2/18/2021 Print Preview EEi] Building at left (background) shows commercial space integrated with residential uses, and the entry oriented tot e street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (13)(1) through (9) of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permitted secondary use. b. The restrictions on the location of residential uses shall not apply when a single-family use is the only permitted primary use located on the property. c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor commercial use requirement within the designated street front (e.g., when the first 45 feet of a building are within a designated street front in the BD1 zone, parking may not be located within that 45 feet). e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as measured from the street front of the building be less than 30 feet. f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured perpendicular to the street consist only of commercial uses and permitted secondary uses, then permitted multiple -family residential unit(s) may be located behind the commercial uses. g. Recodified as ECDC 22.43.050(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). Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 56 2/18/2021 Print Preview 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 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 BIDS zones. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 57 2/18/2021 Print Preview 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). Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 58 2/18/2021 Print Preview Figw'e 16_43-5= Ru(lding Size, Width and Open Space 2.B.1.a Example., ■ Building is on four lots. each 300 20 feet_ ■ Buil-ling width is 120 Feet. Open space is FegUired due to building width, and due to lot area. Opera Space provided exceeds the 5% of lol area requirement. ------- tol Lino& Qodcling Area I_30'-G"--� r---------------TT------------------------------ T---------------ti 1 1 ■ 1 1 i 1 i 1 F , • 1 1 1 a 1 1 1 ■ 1 � 1 1 a 1 1 + 1 ■ 1 1 Total Lot Area = 14,400 sq. ft. 1 1 1 1 1 1 + + i 1 i 1 F + + { Building Foelprini ' 13,650 sq. ft. 1 . 1 Open Space required � 720 sq. ft; ! 1 1 1 1 1 + � i i i ► 1 1 1 + i 1 • 1 a ` $uilding Width parallel to SlreeVROW ' 120+-D„ i 1 1 i 1 i 1 i i 1 1 F F ' Open Space + + 1 750 sq. ft. ! 1 ■ 1 + , 0 ;n 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 Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 59 2/18/2021 Print Preview recorded with Snohomish County protecting the exterior of the historic building and ensuring that 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; Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 60 2/18/2021 Print Preview 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. 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]. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 61 2/18/2021 Print Preview Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Sections: 22.43.000 Applicability. 22.43.010 Massing and articulation. 22.43.020 Orientation to street. 22.43.030 Ground level details. 22.43.040 Awnings/canopies and signage. 22.43.050 Transparency at street level. 22.43.060 Treating blank walls. 22.43.070 Building HVAC equipment. 22.43.000 Applicability. The design standards in this chapter apply to all development within the BD1, BD2, BD3, and BD4 downtown zones, except for multifamily buildings in the BD4 zone. [Ord. 3918 § 2 (Att. 2), 2013; Ord 3697 § 2, 20081. 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. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 62 2/18/2021 Print Preview Buildings should convey a distinct base and top. to rM bay C 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. Attar" https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 63 2/18/2021 Print Preview 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); b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Buildings shall be oriented to the street. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 64 2/18/2021 Print Preview 2.B.1.a --MMEM1pp� Entrances shall be given visually distinct expression. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.030 Ground level details. A. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. B. Standards. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; 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; Attar" https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 65 2/18/2021 Print Preview j. An element not listed here, as approved, that meets the intent. 2.B.1.a 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. WW10Ac 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. Attar" https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 66 2/18/2021 Print Preview 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. Open -sided nonstructural awning with front valance. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 67 2/18/2021 Print Preview 2.B.1.a Open -sided structural canopy. J 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. 8. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in Chapter 20.60 ECDC. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). 10. Use graphics or symbols to reduce the need to have large expanses of lettering. 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. Attar" https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 68 2/18/2021 Print Preview 2.B.1.a Retractable and open -sided awnings allow signage to be visible. https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl Atta N2 Packet Pg. 69 2/18/2021 Print Preview 2.B.1.a [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. A. Intent. To provide visual connection between activities inside and outside the building. B. Standards. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. Atta Packet P 70 https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl g• 2/18/2021 Print Preview 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Ground level facades of buildings should have transparent windows between two to 10 feet 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 (B)(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. Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 71 2/18/2021 Print Preview B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. *" fifwe gpaQua glass btA aoum mera� �anopy� - Egafrk Waft MJ be Nated wNh afoVsctural 0MVIAds 10 pmwida visudB rfVomsf. c a� E Q L 0 a a� U) r d N R t IL CO) LO O O O N O N Z J d C d E L V R r r Q Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 72 2/18/2021 Print Preview 2.B.1.a Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.070 Building HVAC equipment. A. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. B. Standards. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building, 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]. https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl Attar" PLN2 Packet Pg. 73 2/18/2021 Print Preview d N ca t a r Q Atta https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2 Packet Pg. 74 2.B.1.a Urban Design General. The man-made environment is an expression of human culture and reflects, in physical form, the social values of the members of the community. The manner in which the man-made elements are integrated into the natural environment helps create the community's special characteristics and contribute to the quality of life in Edmonds. The beauty and variety of the natural surroundings in Edmonds and the historical development of the City have combined to create an interesting and visually attractive community. Views, especially views from public corridors and public places, are an important community asset. However, unsightly development — of poor quality or design — does exist in the City. Aging buildings in some parts of the City can create an aesthetic problem if they are not maintained. Retaining historic buildings can positively reinforce the character of an area such as downtown. The strip type of development along Highway 99 has often resulted in economic underdevelopment of private properties that end up being aesthetically displeasing. Although utility wires are placed underground where new development takes place, overhead wires still exist in most of the older parts of the City where they interfere with views and create visual blight. Commercial signs contribute to the color and variety of community life as well as providing an important function but they may also create discordant and unsightly conditions where they are excessive or of poor design. Street landscaping has been utilized in the past on a limited basis. However, in many areas, parking lots, access roads, streets and buildings can be better integrated with the landscape. Urban Design Goals & Policies The general design objectives provided with this goal are intended to provide general guidance, while the subsequent design objectives (Goals B, C and D) for specific locations or situations are intended to supplement the general objectives and add more guidance for those specific situations. 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") General Design Goal A. Design goals and objectives are intended to provide a set of tools for the City to use to guide future development to result in high quality, well -designed, and sensitive projects that reflect the values of the citizens of Edmonds. The goals and related objectives contained in this section are intended to: • improve the physical appearance and character of Edmonds, • improve retail and pedestrian circulation options, Community Culture and Urban Design 122 Atta PLN2 Packet Pg. 75 2.B.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 Atta PLN2 Packet Pg. 76 2.B.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 Atta PLN2 Packet Pg. 77 2.B.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 Atta PLN2 Packet Pg. 78 2.B.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. IM Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the �1 ' visual attributes of the development and encourage outdoor interaction. hi the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing beach areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that 4�r 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 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 fagades should respect and echo historic patterns along downtown pedestrian streets. Community Culture and Urban Design 126 Atta PLN2 Packet Pg. 79 2.B.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 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 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 Atta PLN2 Packet Pg. 80 2.B.1.a of EDA, CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Pine Park 614 is a proposal for three buildings and site improvements at 614 and 616 5th Ave. Six live/work units would be contained in two buildings adjacent to 5th Avenue (Buildings A and B) while an eight -unit building would be behind the live/work buildings and face west (Building Q. Drive aisles west of the buildings would load from the private alley south of the site. To accommodate the new project, the existing improvements on the site will be removed. Proponent: Jacob Young Location of proposal, including street address if any: 614 & 616 5th Avenue South and adjacent private alley (Tax ID #: 27032600100900, 27032600102900 & 27032600102300) Lead agency: City of Edmonds The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) 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. The City of Edmonds 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. There is no comment period for this DNS. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the 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 February 23, 2021. Project Planner: Mike Clugston, Senior Planner (michael.clugston@edmondswa.gov) Responsible Official: Rob Chave, Planning Manager (rob.chave@edmondswa.gov) Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date: February 9, 2021 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 March 2, 2021. 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 February 9, 2021, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit@ecy.wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. Page 1 of 2 SEPA DETERMINATION PLN2020-0053 Attar" 2i4i2I.SEPA - PLN2 Packet Pg. 81 2.B.1.a Information on this development application can be obtained online at http://edmondswa.gov/public-notices- text/development-notices.html under the development notice for application number PLN2020-0053, by emailing the listed City contacts, or by calling the City of Edmonds at 425-771-0220. Distribution List: This DNS and SEPA checklist were distributed to the following: ❑X Applicant ❑X Dept. of Ecology ❑ City of Everett ❑X Parties of Record ❑ Dept. of Ecology - Shorelands ❑ City of Lynnwood ❑ Dept. of Natural Resources ❑ City of Mountlake Terrace ❑ US Army Corps of Engineers ❑ Dept. of Commerce ❑ City of Mukilteo ❑ US Fish and Wildlife ❑ WSDOT ❑ City of Shoreline ❑ WSDOT— Ferries ❑ Town of Woodway ❑X Puget Sound Energy ❑ Dept. of Fish & Wildlife ❑X Snohomish PUD ❑ Dept. of Health — Drinking Water ❑ Snohomish Co. Public Works ❑X Olympic View Water & Sewer ❑X Dept. of Arch. & Historic Pres. ❑ Snohomish Co. PDS ❑ Alderwood Water District ❑ Dept. of Parks and Rec. Commission ❑ Snohomish Co. Health Dist. ❑ Edmonds School District ❑ Port of Edmonds ❑X Puget Sound Clean Air Agency ❑ King County - Transit ❑X South County Fire ❑ Puget Sound Regional Council ❑ King County— Environ. Planning ❑ Swedish Hospital ❑ Puget Sound Partnership ❑ Community Transit ❑X Tulalip Tribe ❑ Other pc: File No. PLN2020-0053 SEPA Notebook Page 2 of 2 SEPA DETERMINATION PLN2020-0053 Atta 2i4i2I.SEPA - PLN2 Packet Pg. 82 OF EDAf O #P%1 2.B.1.a Purpose of Checklist. CITY OF EDMONDS ENVIRONMENTAL 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 B) which they determine do not contribute meaningfully to the analysis of the proposed nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Pine Park 614 2. Name of applicant: 3. Address and phone number of applicant and contact person: 10 Dravus Street Seattle, WA 98109 206.535.7908 4. Date checklist prepared: December 10, 2020 5. Agency requesting checklist: City of Edmonds Revised on 9116116 SEPA Checklist.doc Atta Pqge 1 of 25 PLN2 Packet Pg. 83 2.B.1.a 6. VA 8. 9. Proposed timing or schedule (including phasing, if applicable): It is anticipated that this project will be constructed starting in the summer of2022. Phased construction is not anticipated at this time. (STAFF Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No (STAFF COMMENTS) List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Phase 1 Environmental Site Assessment and a Hazardous Building Materials Survey for the subiect properties were completed by a prior owner. No additional studies are proposed as part of this project. (STAFF COMMENTS) Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. A land use code amendment has been proposed which would permit unit lot subdivsions in the subject parcel's zone. The proposed project includes townhouses, and it is possible that a ULS would be pursued if this amendment is approved by the City. (STAFF COMMENTS) c m E t .r Q c c� 0 a m c� t a M u� 0 0 0 N 0 N Z J IL c d E z c� a Revised on 9119116 SEPA Checklist.doc Atta e 2 of 25 PLN2 Packet Pg. 84 2.B.1.a 10. List any government approvals or permits that will be needed for your proposal, if known. The project will require district -based design review, a boundary line adjustment, a demolition permit, a right-of-way construction permit and several building permits in addition to environmental review. (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 project consists of three buildings containing a total of 14 townhouses. Two buildings would be located adjacent to the 5' Avenue S rikht-of-way with the third building located toward the rear (west) of the subject. The two easterly buildings would contain, in agzregate, six live/work townhouses. Each live/work townhouse would contain a commercial suite on the at -grade story with two residential stories above. Parking for the live/work townhouses would be located behind them and accessed via a drive aisle connected to the private alley south of the subiect. The westerly building would contain ei hhtt purely residential townhouses, each containing three stories. Parking for these units would be located in private ages on the lowest story. This parking would be accessed via a drive aisle near the westerly_property line and connected to the private alley south of the subiect. d c 'a (STAFF COMMENTS) E t .r Q c c� 0 a 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 y to this checklist. The project site consists of two legal parcels identified by the Snohomish County Assessor as APN 270326-001-009-00 M and APN 270326-001-029-00. These parcels are located on the west side of 5' Avenue S near its intersection with c Howell Way. The proiect's address is 614-616 Yh Aveue S. c N O N Z J IL (STAFF COMMENTS) c d E z c� a Revised on 9119116 SEPA Checklist.doc Atta e 3 0 25 PLN2 Packet Pg. 85 2.B.1.a TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: The site contains both steep and flat terrain. Please refer to the topographic survey for details. (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? The steepest slope is an apj2arently artificial embankment located near the center of the subiect. This embankment supports the existing parking lot and appears to have a maximum slope of 88%, more or less. (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. Per the project geotechnical report, the subject is generally underlain by "medium dense to very dense silty sand with varyingproportions of silt and gravel. " (Zipper Geo Associates, p. 3) The report also notes that the native soils are covered by a fill laver of varying thickness. (STAFF COMMENTS) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. The geotechnical report describes no such soils on the subiect, and City GIS does not show any known landslide events in the immediate vicinity. a Revised on 9119116 SEPA Checklist.doc Atta Pqge 4 of 25 PLN2 Packet Pg. 86 2.B.1.a e. f. 9. h. (STAFF COMMENTS) Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Grading activities are expected to affect the entire subject (17.160 s to vag de rg ees. Approximately 450 cyf excavation will be required to construct the westerly building. Additional excavation may also be required to reach structurally competent soils beneath the easterly buildings, though the amount of excavation needed in this area cannot be predicted at this time. If structural, fill is needed, it will be imported from a vendor. Excavated native soils are to be used for non-structural fill. The drive aisle between the buildings is to be regraded. It is anticipated that the cut and fill volumes for this work will be approximately equal. The westerly drive aisle is expected to require relatively little rg ading though some will be needed to prepare it for pavement installation. (STAFF COMMENTS) Could erosion occur as a result of clearing, construction, or use? If so, generally describe. While erosion is always a possibility during construction, it is not anticipated that this project will result in greater risks for erosion that are typical. a (STAFF COMMENTS) v c m E About what percent of the site will be covered with impervious surfaces after project construction (for t um example, asphalt or buildings)? Q Approximately 95%. c� 0 a m (STAFF COMMENTS) m c� t Proposed measures to reduce or control erosion, or other impacts to the earth, if any: a Best mana em�ent practices (BMPs) will be employed to mitigate the risk and will be selected at a later date. M c 0 N O N Z J (STAFF COMMENTS) a c d E z c� a Revised on 9119116 SEPA Checklist.doc Atta Pqge 5 of 25 PLN2 Packet Pg. 87 2.B.1.a 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. Construction emissions will include those generated by construction equipment, particularly during the earthwork phase. Dust may be generated during earthwork if it takes place duringthe dry season. Construction emissions are expected to taper oe(' in later phases. The completed project is not anticipated to generate significant emissions due to its primarily residential nature. (STAFF COMMENTS) b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. No significant odor or emission sources are known in the vicinity. (STAFF COMMENTS) C. Proposed measures to reduce or control emissions or other impacts to the air, if any: During construction, best management practices will be used to help reduce the amount of dust and other emissions generated. BMP selection will take place at a later date. As a primarily residential development, siznificant long-term emissions and odors are not anticipated. No mitigation measures are expected to be necessary. (STAFF COMMENTS) 3. WATER a. Surface: (1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. (STAFF C a Revised on 9119116 SEPA Checklist.doc Atta Pqge 6 of 25 PLN2 Packet Pg. 88 2.B.1.a (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. (STAFF COMMENTS) (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. (STAFF COMMENTS) (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? if so, note location on the site plan. No. (STAFF COMMENTS) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. (STAFF COMMENTS) w c m E t .r Q c c� 0 a N m c� t a M O O O N O N Z J IL c d E z c� a Revised on 9119116 SEPA Checklist.doc Atta Pqge 7 of 25 PLN2 Packet Pg. 89 2.B.1.a b. C. Ground: (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. (STAFF COMMENTS) (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. (STAFF COMMENTS) 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. Stormwater runoff will be generated by the proposed buildings and drive aisles. This water will be collected via inlets and/or catch basins and routed to an infiltration gallery, detention system or other Stormwater infrastructure. Overflows are anticipated to be discharged to the public storm main. The design of these systems will be developed as part of the proiect's civil construction permit. No discharge to open waters is anticipated. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. (STAFF COMMENTS) Revised on 9119116 SEPA Checklist.doc Atta Pqge 8 of 25 PLN2 Packet Pg. 90 2.B.1.a (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Approximately 60% of the subject is currently developed with impervious surfaces. Per the site survey, it appears that runoff from the existing parking lot is collected by an inlet and conveyed to the public storm main in 5' Avenue S. The existing structures appear to discharge their runoff via downspouts. It is unclear whether the downspouts are connected to the public storm drain. As discussed in Item 3.c.1, the proposed improvements may utilitize infiltration to keep stormwater on site or detention to slow its entry into the public storm drain. These ,features will reduce the site's impact on public storm infrastructure, helping mitigate the increased impervious area. No direct impacts on nearby offsite drainage patterns are (STAFF COMMENTS) d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: As noted in Item 3.c.1, the protect is expected to include infiltration, detention or another onsite storm drainage facility for this purpose. (STAFF COMMENTS) 4. Plants a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other: (3) street trees and (2) others. Species unknown. evergreen tree: fir, cedar, pine, other: X shrubs Various types of shrubs were observed, though species are unknonw a this time. X grass Portions of the subject near the westerly boundary line pasture crop or grain Orchards, vineyards or other permanent crops wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: (STAFF COMMENTS) a Revised on 9119116 SEPA Checklist.doc Atta Pqge 9 of 25 PLN2 Packet Pg. 91 2.B.1.a b. C. d. e. What kind and amount of vegetation will be removed or altered? Most or all onsite vegetation will be removed during construction. (STAFF COMMENTS) List threatened or endangered species known to be on or near the site. None known. (STAFF COMMENTS) Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: A landscape bud er is proposed along the westerly boundary line. It is anticipated that these plantings will be selected for their compatibility with local conditions, helping ensure survival and reducing the necessiU for long- term irrigation. Street trees and frontage plantings will also be provided as required by City standards. (STAFF COMMENTS) List all noxious weeds and invasive species known to be on or near the site. None known. (STAFF COMMENTS) Revised on 9119116 SEPA Checklist.doc Atta ' P e 10 0 25 PLN2 Packet Pg. 92 2.B.1.a 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: None observed. birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. None known. (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. The site is not known to be part of a migration route. (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: None proposed. (STAFF COMMENTS) a Revised on 9119116 SEPA Checklist.doc Atta ' P e 11 0 25 PLN2 Packet Pg. 93 2.B.1.a e. List any invasive animal species known to be on or near the site. (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 will primarily rely upon electrical energy. Naturalgas may be used for cooking and water heating. A final determination on the use of natural gas will be made as part of the building permit documents. (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The nronosed improvements are most likelv to affect the use of solar energv by the northerlv neighboring parcel. As relevant zoning permits zero -lot -line development, shading_of the southerly_ portions of this lot will occur in the vicinity of the proposed buildings. However, the northerly portions of the neighboring lot will likely be unaffected due to the low height limit. It is likely that careful siting of solar facilities on the northerly neighboring lot will allow future projects to take advantage ofsolar energy despite the shading produced by this proiect. For example, it may be possible to locate future solar facilities on rooftops, raising them out of the shaded area. The westerly neighboring parcel may also experience some shading during the morning hours. However, the neighboring parcel has placed a parking lot in its easterly portions. Thus, shading produced by this proiect is likely to ,fall on the parking lot rather than the south -facing roof planes of the existing buildings on the nei hag lot. These roof planes are likely the best location for future solar facilities on the neighboring lot; thus, the impacts of the current proiect are minor. The easterly neighboring parcels are on the opposite side of 5t1i Avenue S, a 60 ft wide right-of-way. This distance appears to be sufficient to avoid any shading of those parcels. (STAFF COMMENTS) C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The proiect will be designed to the 2018 Washington State Energy Code, which includes numerous energy conservation requirements. Specific compliance measures will be determined as part of the building permit (STAFF COMMENTS) Revised on 9119116 SEPA Checklist.doc Atta ' P e 12 0 25 PLN2 Packet Pg. 94 2.B.1.a 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. The project includes primarily residential ,floor area with some commercial space. While any combustible construction presents a degree otfire risk, it is expected that this proiect will not involve any unusual hazards. No use of hazardous materials is anticipated. Any existing hazardous materials discovered during demolition will be disposed of according to standard practices. (STAFF (1) Describe any known or possible contamination at the site from present or past uses. A hazardous materials survey of the subiect discovered several asbestos-bearink materials in both existing structures. Lead -based paint was also found. A Phase I Environmental Site Assessment determined that a dry cleaner was historically located at 622 Srh Avenue S, and it is possible that the subiect has been contaminated by this facility. The ESA also found small quantities of chlorinated solvents stored in the (STAFF COMMENTS) (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. Per the site survey, a natural gas main is located in the Srh Avenue S right-of-way approximately 12 ftfrom the subject's easterly boundary line. (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. As noted in Item 7.a.1, small quantities of chlorinated solvents were found in the existing structures. Revised on 9119116 SEPA Checklist.doc Atta ' P e 13 0 25 PLN2 Packet Pg. 95 2.B.1.a b. (STAFF COMMENTS) (4) Describe special emergency services that might be required. None anticipated. (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: Existing hazardous materials will be disposed of according to standard practices. No unusual measures are expected to be necessary at this time. (STAFF COMMENTS) Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? 5`h Avenue S is a busy arterial, resulting in traffic noise. The northerly and southerly neighboring parcels contains several restaurants, possibly resulting in additional noise concerns. Other nearby parcels are residential in character and unlikely to generate significant noise. (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 hours noise would come from the site. Short-term noise is to be expected throughout construction during standard work hours (lam to 6pm Monday -Friday and 10am to 6pm Saturday). No significant long-term noise is anticipated in this primarily (STAFF COMMENTS) c m E t Q c 0 a m m c� t a M O O O N O N Z J IL c d z c� a Revised on 9119116 SEPA Checklist.doc Atta ' P e 14 0 25 PLN2 Packet Pg. 96 2.B.1.a (3) Proposed measures to reduce or control noise impacts, if any: Short-term impacts will be mitigated through limiting work hours to those permitted by City ordinance. Long-term mitigation is not anticipated to be necessary. (STAFF COMMENTS) 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The subiect is currently developed with two low-rise commercial buildings and a shared parking lot. The existing buildings are presently vacant but have been recently occupied as office space and an ice cream parlor. No impacts on nearby or adjacent land uses are anticipated. (STAFF COMMENTS) b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? The subiect has been developed with nonfarm and nonforest uses for several decades. The proposal retains this nonfarm, nonforest character. (STAFF COMMENTS) (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. Revised on 9119116 SEPA Checklist.doc Atta ' P e 15 0 25 PLN2 Packet Pg. 97 2.B.1.a (STAFF COMMENTS) C. Describe any structures on the site. Two low-rise, CMU masonry structures are present on the subiect. The northerly structure is a sin leg�sto building most recently occupied by an ice cream parlor. The southerly structure contains one above -grade story and one basement. It was most recently occupied by several office uses. (STAFF COMMENTS) d. Will any structures be demolished? If so, what? Both existing structures will be demolished. (STAFF COMMENTS) e. What is the current zoning classification of the site? BD-3 (STAFF COMMENTS) f. What is the current comprehensive plan designation of the site? Downtown Convenience c� t a M O O O (STAFF COMMENTS) c N Z J IL c d g. If applicable, what is the current shoreline master plan designation of the site? z Not applicable. v a Revised on 9119116 SEPA Checklist.doc P ' e 16 0 25 Atta PLN2 Packet Pg. 98 2.B.1.a h. j• k. (STAFF COMMENTS) Has any part of the site been classified critical area by the city? If so, specify. The entire subiect is shown to be wart of seismic hazard area in Edmonds' GIS. The steeply -slowed area near the middle of the subject is also shown as a landslide hazard and severe erosion hazard in the GIS. (STAFF COMMENTS) Approximately how many people would reside or work in the completed project? A proximately 42 people Q per townhouse). (STAFF COMMENTS) Y L IL Approximately how many people would the completed project displace? None. The subiect is not currently developed with residential uses. 'a c m (STAFF COMMENTS) E .r Q c c� Proposed measures to avoid or reduce displacement impacts, if any: o No displacement. CL rn (STAFF COMMENTS) y c� t a M O O Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if N any: N Z The proiect proposes primarily residential uses, and existing residences are located to the east and west of the a subiect. Commercial uses are located to the north and south, and provision of live/work units along 5' Avenue S w continues this pattern of commercial uses ad iacent to the arterial. d E z (STAFF COMMENTS) c� a Revised on 9119116 SEPA Checklist.doc Atta ' P e 17 0 25 PLN2 Packet Pg. 99 2.B.1.a In. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: Not applicable in this location. (STAFF COMMENTS) 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Fourteen units are proposed. These are likely to be middle -to -high income housing. (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. None. (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: None needed as no units will be removed. (STAFF COMMENTS) 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? The structures are restricted to a maximum of 30 ft above average trade. Exterior materials have not vet been selected but may include brick, fiber cement panel, metal and glass. c m E t Q c c� 0 a m m c� t a M O O O N O N Z J a c d E z c� a Revised on 9119116 SEPA Checklist.doc Atta ' P e 18 0 25 PLN2 Packet Pg. 100 2.B.1.a (STAFF COMMENTS) b. What views in the immediate vicinity would be altered or obstructed? Views from the parcels on the opposite side of 5' Avenue S will be altered by the construction of the new buildings. As the affected parcels are located above the subiect, this is partially mitigated by existing topography. (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: The project is subiect to district -based design review, and aesthetic impacts will be considered during that process. (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? b. C. The proposal includes expanses of glazing on the east and west facades of all buildings. Interior lighting thus could spill onto the sidewalk and the parking lot on the westerly neighboringparcel. As a primarily residential project, this is most likely to occur during morning and evening hours. Light will also be produced by vehicles entering and leaving the subiect. (STAFF COMMENTS) Could light or glare from the finished project be a safety hazard or interfere with views? Safety hazards due to light or glare are not anticipated. Impacts to views are expected to be minor due to the small scale of the project and lack of pole -mounted lighting. Its primarily residential nature also results in minimal 24-hr lighting. While it is anticipated that the 5`h Avenue S sidewalk will be lit throughout the night, much of the subiect will be darkened once residents zo to bed. (STAFF COMMENTS) What existing off -site sources of light or glare may affect your proposal? Street lighting in the 5t1i Avenue S right-of-way may affect the interior environment of the easterly buildings. c m E t M Q c M V- 0 a m M m M t a M u� 0 0 0 N 0 N Z J IL c d E z c� a Revised on 9119116 SEPA Checklist.doc Atta ' P e 19 0 25 PLN2 Packet Pg. 101 2.B.1.a (STAFF COMMENTS) d. Proposed measures to reduce or control light and glare impacts, if any: Parking is located between and behind the buildings, reducingits is impacts on nei hb�oringparcels and the ri hh of -way. The proposed landscape bue(fer along the westerlyproperty boundary_ further reduces the impact of ligh on the westerly nei h�gparcel. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The subiect is two blocks from Edmonds City Park. It is also adjacent to several eating and drinking establishments. The subiect is approximately Y2 mile from downtown Edmonds and the various recreational opportunities there. (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No. (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Roof decks are proposed on the westerly building to provide a passive, onsite recreation opportunity. The project is also required to contribute parks impact fees, helpinggate any effects of increased demand on Edmonds City Park to the west. (STAFF COMMENTS) a Revised on 9119116 SEPA Checklist.doc Atta ' P e 20 0 25 PLN2 Packet Pg. 102 2.B.1.a 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. Both existing structures are over 45 years old. They have not been included in preservation registers. (STAFF COMMENTS) b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. C. d. Per the WISAARD database, there is a high to very high risk of encountering archaeological artifacts in the general vicinity. The database also notes that the area is considered a Tribal Area of Interest for the Tulalifl, Swinomish, Suquamish, Snogualmie, Sauk Suittle Tribe, Samish Indian Nation and Muckleshoot peoples. No archaeological studies of the subiect parcel are known to have been conducted, and no evidence of cultural resources has been observed. (STAFF COMMENTS) a Describe the methods used to assess the potential impacts to cultural and historic resources on or near the c E project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. .r The WISAARD and Edmonds Re ist�er of Historic Places databases have been consulted c c� 0 a m (STAFF COMMENTS) m c� t a Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. In Please include plans for the above and any permits that may be required. o None anticipated. 0 c N Z J IL c d E (STAFF COMMENTS) a Revised on 9119116 SEPA Checklist.doc Atta ' P e 21 0 25 PLN2 Packet Pg. 103 2.B.1.a 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. The subiect is served by 5`h Avenue S. It is also served by a privately -owned alley. (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? Yes, the subiect is served by Community Transit via Sah Avenue S. The nearest stop is located at the intersection of 5`h Avenue S and Howell Way. m (STAFF COMMENTS) Y L IL a� c 'a C. How many additional parking spaces would the completed project or nonproject proposal have? How N many would the project or proposal eliminate? m The proposal includes a total of 20 new parking spaces. The existing parking lot contains 15 spaces and is to be E removed. Thus, the proposal results in a net ainot the spaces. .r Q c (STAFF COMMENTS) 0 0 Q. m rn 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). a During the pre -application conference. City staff indicated that the project will be required to construct frontage In improvements on the west side of the 5th Avenue S right-of-way. These improvements include sidewalk, planter o strip and street trees, driveway access to the private alley, curb and nutter. N 0 N Z J IL (STAFF COMMENTS) d E z v c� a Revised on 9119116 SEPA Checklist.doc Atta ' P e 22 0 25 PLN2 Packet Pg. 104 2.B.1.a e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. (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? Per the ITE Manual, midrise multi amily development in a general urban or suburban context generates approximately 0.44 trips per unit. Also per this manual, small office spaces (such as those provided in the live/work units) typically generate 2.45 trips per 1000 sf gross floor area. Using these values, the project is expected to generate approximately 14.3 trips per day. No truck traffic is anticipated due to the primarily residential nature of the proiect. (STAFF COMMENTS) L IL a� c g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products a on roads or streets in the area? If so, generally describe. w Not anticipated in this urban area. E z n M .r Q c c� 0 (STAFF COMMENTS)CL m h. Proposed measures to reduce or control transportation impacts, if any: w c� t In addition to the frontage improvements discussed above, the project is required to provide transportation impact a fees. Thise undin_ may be used by the City as necessary to mitigatepacts to the transportation network. 0 0 0 N 0 N Z J IL (STAFF COMMENTS) d E z c� a Revised on 9119116 SEPA Checklist.doc Atta ' P e 23 0 25 PLN2 Packet Pg. 105 2.B.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. The proiect increases the number of residential units on the sub'el ct, generating a corresponding increase in the need for public services. As the proiect is relatively small, the impact is expected to be minor. (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: Not anticipated to be necessary for this small-scale proiect. (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 listed utilities are already available to the subiect. (STAFF COMMENTS) 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. Electricitv: Snohomish PUD. Underground connections from a common vault are anticipated. Natural Gas:Puget Sound Enemy. New service lines will be needed. Water: City of Edmonds. New service lines will be needed. Refuse Service: Sound Disposal. Collection area(s) to be designed at a later date. Communications: Various purveyors. It is anticipated that telephone, cable and Internet will be provided. Sanitary Sewer: City of Edmonds. New side sewers will likely be needed. Storm Drainage: City ofEdmonds. New onsite drainage improvements are proposed with overflow to the main. a Revised on 9119116 SEPA Checklist.doc Atta P =e 24 0 25 PLN2 Packet Pg. 106 2.B.1.a (STAFF COMMENTS) C. SIGNATURE I declare under penalty of .< jury law110 that the above answers are true and correct to the best of my knowledge. I understand that the lead agency is re ing on them make its decision. 12.10.2020 Date Submitted Revised on 9119116 SEPA Checklist.doc Atta ' P e 25 0 25 PLN2 Packet Pg. 107 2.B.1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING and SEPA THRESHOLD DETERMINATION PROJECT DESCRIPTION: Pine Park 614 is a proposal for three buildings and site improvements at 614 and 616 5th Ave. Six live/work units would be contained in two buildings adjacent to 5th Avenue (Buildings A and B) while an eight -unit building would be behind the live/work buildings and face west (Building C). Drive aisles west of the buildings would load from the private alley south of the site. To accommodate the new project, the existing improvements on the site will be removed. The project site is zoned Downtown Convenience Commercial (BD3). District -based design review projects that require a SEPA determination are Type III -A decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). PROJECT LOCATION: 614 & 616 5th Avenue South and adjacent private alley (Tax ID #: 27032600100900, 27032600102900 & 27032600102300) NAME OF APPLICANT: Jacob Young FILE NO.: PLN2020-0053 REQUESTED PERMITS: District -based design review, SEPA determination COMMENTS ON PROPOSAL DUE: March 3, 2021 PUBLIC HEARING INFORMATION: Due to COVID-19, Phase 1 of the two-phase virtual public hearing will be held by the Architectural Design Board on March 3, 2021 at 7 p.m. Join the Zoom meeting at: https://zoom.us/i/95360544929?pwd=ZmdOREFORkE3RkRaeVdBRmpkNUxMZz09 Or via phone by dialing 253-215-8782 Meeting ID: 953 6054 4929 Password: 818962 The hearing will be continued to a date certain for Phase 2 of the public hearing during the March 3 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. Information on this development application can be found at http://edmondswa.gov/public-notices-text/development-notices.html under the development notice for application number PLN2020-0053, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the Atta PLN2 Packet Pg. 108 2.B.1.a application number for all inquiries. A copy of the staff report will be available at least seven days prior to the hearing. SEPA DETERMINATION: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340 for the above project. DATE OF ISSUANCE: February 9, 2021 SEPA COMMENTS DUE: Comments regarding the SEPA determination are due February 23, 2021. 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 March 2, 2021 by 4:00 p.m. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 ri . /1 BUILDING C VIEWED FROM WEST uxe me BUILDING A VIEWED FROM EAST s uc 1— n PROJECT VIEWED FROM SOUTH �nc.,�cR.rts n POJECT VIEWED FROM SOUTH a BUILDINGS A & B VIEWED FROM NORTHEAST BUILDINGS A 8 6 VIEWED FROM EAST E xtb �[• MS Packet Pg. 109 I 2.B.1.a I City P.P RK. DEPT of Edmonds Adjacent Property Owner List 1_5 N 4 5 6C3 4<1a 4',3 5 n Q --ti '- = 50, t 530 Sul 611 40$ 409 r o 4 502 504 �` t— —tiL,. PINE S T 0 ul - �V 417 t4nA v DR 53 I 40i 550 = ! 52 5 _1 538 5 ; - -- — - ----- i ��- 533 stz `.7e 541.E �qa 510 - —T--- -- --- i « )54 in)5 I r u . 3i$ I i1 511 `r-IS V1 51'y — 517 --—`— V'F="O 'r,6 to ` W 5; e W �— LL 0 27 M53, 134 _7 539 5-1 535 srl ( HEMLOCK WAY 545 5=5 65: 65a t t I 6%I _ ERBEl�ti7� 515 r 9ix1 651 703 70_ 7i,3 rriirivivav"a v: „ 719 710 52i r Sd9 i56 902 906 /IS / / a 525 529 r 1. 9-l] 721 ytt 305 a r it1 51, 527 s 6I1 -. PINEST 1: 3,031 ----_ --= 0 252.60 50S.2 Feet 376.2 This ma is a user generated static output from an Internet ma 4, 514 P g P Aping site and is fo 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 Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIOP Legend Notes 300' Property Owner Addresses for PLN2020-0053 0 ynnw°o a d IounUak. N 7eRace LL .N m 0 r a d C d t V C O O a 0) R d N 10 t a M 141) O O N O N Z J a r•+ c m C1 W, Q J Packet Pg. 110 2.B.1.a 00409600200200 533 EDMONDS LLC 23520 WOODWAY PARK RD, EDMONDS, WA 98020 00477300000500 BAKKEN JAN 0 516 HOMELAND DR, EDMONDS, WA 98020-4026 00906500030000 BC 300 LLC PO BOX 1044, EDMONDS, WA 98020 27032600102300 BK INVESTMENT GROUP LLC 557 ROY ST STE 125, SEATTLE, WA 98109 00906500040200 BRADLEY DRAKE R 654 5TH AVE S UNIT 402, EDMONDS, WA 98020 00409600101904 CHALMERS GINA LIVING TRUST 318 HOWELL WAY, EDMONDS, WA 98020-4118 00720000110700 CHAN MAN HOI 4380 E MARSHALL COURT, GILBERT, AZ 85297 00906500040400 DAHLSTROM TIMOTHY & MURPHY DONNA 654 5TH AVE S UNIT 404, EDMONDS, WA 98020-3617 00409600101500 DOWD-TIMONEN PATRICIA TRUST 534 4TH AVE S, EDMONDS, WA 98020-4110 27032500210500 APPLE TWO LLC 14227 EVERGREEN WAY, STANWOOD, WA 98292 00880600010100 BANKSTON JOHN K & SHERILYN M 400 HOWELL WAY UNIT 101, EDMONDS, WA 98020 00720000000400 BEDDALL BRADLEY 19515 27TH N W, SEATTLE, WA 98177 00409600101903 BOZE TIMOTHY A & TAM R 314 HOWELL WAY, EDMONDS, WA 98020-4118 00409600100300 BURKCAROL 515 3RD AVE S, EDMONDS, WA 98020 00906500010300 CHAN DAVID & NAKAGAWA JANE 1758 43RD AVE, SAN FRANCISCO, CA 94122 27032500215300 COLUMBIA CITY PARTNERS LLC 4201 6TH AVE S, SEATTLE, WA 98108 00477300001501 DAWSON WES C 539 HOMELAND DR, EDMONDS, WA 98020-4026 00409600101400 DRULLINGER MARK A 544 4TH AVE S, EDMONDS, WA 98020-4110 00649300200100 00872700051400 FAIRCHILD FAMILY REVOCABLE LIVING FARMER JAMES R & PATRICIA W TRUST 514 4TH AVE S, 519 4TH AVE S UNIT A, EDMONDS, WA 98020-4110 EDMONDS, WA 98020-4138 00720000120800 ARCHER KEVIN W & KIMBERLY D 630 5TH AVE S UNIT 208, EDMONDS, WA 98020-3453 27032500207900 BARRETT STEVEN P 510 HOLLY DR, EDMONDS, WA 98020 00720000301900 BIGLER LINDA 25449 S KINGSTON RD NE, KINGSTON, WA 98346 00843900030400 BRADBURY WARREN E 504 HOLLY DR, UNIT 304 EDMONDS, WA 98020 00880600020100 CARROLL WENDY 400 HOWELL WAY #201, EDMONDS, WA 98020 00906500020400 CHAN DAVID C & NAKAGAWA JANE R 654 5TH AVE S UNIT 204, EDMONDS, WA 98020-3619 27032500210400 CURTIS CHESTER B & DOLORES B PO BOX 1087, EDMONDS, WA 98020 00477300001800 DOLAN MICHAEL W & MARY K 515 HOMELAND DR, EDMONDS, WA 98020-4026 27032600102500 EDMONDS CENTER LP 403 HOWELL WAY, EDMONDS, WA 98020 00843900020100 FIRMANI LINDA 504 HOLLY DR, UNIT 201 EDMONDS, WA 98020 Atte PLN2 Packet Pg. 111 2.B.1.a 00409600200100 FOURTH STREET APARTMENTS LLC 624 ELM PL, EDMONDS, WA 98020-4646 00872700051800 GRIGNON DIANE H 518 4TH AVE S, EDMONDS, WA 98020-4110 00880600020200 HAYTEMA PIETER D & NORMA J 400 HOWELL WAY UNIT 202, EDMONDS, WA 98020-4190 00906500040100 HOFFMAN SHERRY R 654 5TH AVE S U NIT 401, EDMONDS, WA 98020-3617 00477300001702 HUDLOW KARMEN L 523 HOMELAND DR, EDMONDS, WA 98020 00649300100200 JOCHIMSEN LAVERE E & KATHRYN C 517 4TH AVE S UNIT B, EDMONDS, WA 98020-4137 00720000120500 KIRK MARY ELLEN 630 5TH AVE S UNIT 205, EDMONDS, WA 98020-3453 00843900030300 KWAK KUM TRUST 504 HOLLY DR, UNIT 303 EDMONDS, WA 98020 00720000120100 LANIGAN BILLIE THON 630 5TH AVE S UNIT 201, EDMONDS, WA 98020 00720000120300 LEESE WAYNE PSC 477 BOX 29, FPO AP, 96306 00720000110100 FRANCIS ROGER A 630 5TH AVE S # 101, EDMONDS, WA 98020 00720000120400 HAMMRICH GREGORY F 630-5TH AVE S # 204, EDMONDS, WA 98020 00720000120200 FUREY DANIEL J & ANNE M 116 CLALLAM BAY ST, SEQUIM, WA 98382 00880600010200 HANLEY ROBERT S & BETTY J 400 HOWELL WAY UNIT 102, EDMONDS, WA 98020-4190 00906500020300 00720000110500 HEINS LANE REVOKABLE FAMILY TRUST HEVERAN JANET 654 5TH AVE S UNIT 203, 630 5TH AVE S UNIT 105, EDMONDS, WA 98020-3619 EDMONDS, WA 98020 00409600101901 00720000110300 HOGGINS DALE E & DONNA L HUDDLESTON JEAN MARIE 21826 95TH AVE W, 630 FIFTH AVE S UNIT 103, EDMONDS, WA 98020 EDMONDS, WA 98020 00720000120600 00649300100300 HUGHES DAVID & BELINDA JERMULOWSKE JEFFREY S/WHEELER 630 5TH AVE S UNIT 206, ALISHA K EDMONDS, WA 98020-3453 517 4TH AVENUE SOUTH #C, EDMONDS, WA 98020 00477300000600 00409600100900 KETTEL RICHARD G & SARA E KILLIN JONATHAN & SELENA 524 HOMELAND DR, 543 3RD AVE S, EDMONDS, WA 98020 EDMONDS, WA 98020-4103 00906500020200 00880600010300 KRUEGER JOHN & JEAN REVOCABLE KURTH RLT TRUST 400 HOWELL WAY UNIT 103, 654 5TH AVE S UNIT 202, EDMONDS, WA 98020-4190 EDMONDS, WA 98020-3619 00906500040300 00409600200400 LALLY ANN M LANG JACK A 654 5TH AVE S UNIT 403, 5414TH AVE S, EDMONDS, WA 98020-3617 EDMONDS, WA 98020-4189 00409600101300 00409600100800 LARSON GREGG & DARCIE LARSON HELMA A 554 4TH AVE S, 541 3RD AVE S, EDMONDS, WA 98020-4110 EDMONDS, WA 98020-4103 00649300100100 00409600101200 LORAH SHANNON R & EDWARD LORETTE ALLAN R & SALLY B 517 4TH AVE S UNIT A, 558 4TH AVE S, EDMONDS, WA 98020 EDMONDS, WA 98020-4110 Packet Pg. 112 2.B.1.a 00880600020300 00843900030200 LYLE THEODORE & HUMPHREYS-LYLE LYONS JOHN A L & CAROL S JOAN P TR 19828 47TH AVE NE, 400 HOWELL WAY UNIT 203, LAKE FOREST PARK, WA 98155 EDMONDS, WA 98020-4190 00477300000300 MARZANO MICHIAH J & ANTHONY 510 HOMELAND DR, EDMONDS, WA 98020-4026 00843900020200 MCKAY GRETA / LIGHTFOOT LINDA 504 HOLLY DR, UNIT 202 EDMONDS, WA 98020 27032500208000 MT OLYMPUS HOLDINGS LLC 533 5TH AVE S, EDMONDS, WA 98020 00409600200500 PAULSON GILLIAN 547 4TH AVE S, EDMONDS, WA 98020-4189 00906500020100 PERRY PAMELA ELIZABETH 654 5TH AVE S UNIT 201, EDMONDS, WA 98020 00409600101100 PICKETT RONALD 654 4TH AVE S, EDMONDS, WA 98020-7226 00477300000100 POOLE CECELIA A 537 5TH AVE S, EDMONDS, WA 98020-3458 00409600100102 RAMM GARY/RAMM CHARLENE 5011 19TH AVENUE NE, SEATTLE, WA 98105 00906500010100 MATTHEWS SUSAN R 14111 55TH AVE W, EDMONDS, WA 98026 00409600100400 MAHONEY SUSAN A 5213RD AVE S, EDMONDS, WA 98026 00720000110800 MCINTYRE JESSAMYN A 630 5TH AVE S UNIT 108, EDMONDS, WA 98020-3448 00649300200200 00409600101600 MIZE LISA M TTEE MT BAKER ASSOCIATES LP 7001 SEAVIEW AVE NW UNIT 160-808, PO BOX 1329, SEATTLE, WA 98117 EDMONDS, WA 98020 27032600100300 OLYMPIC & SOUND VIEW LLC 12625 4TH AVE W STE 200, EVERETT, WA 98204 27032600100800 PAYNE R G 8827 29TH AVE NW, SEATTLE, WA 98117 27032500218300 PETERSON JEFFREY J & MCKIMMIE HEATHERL 527 HEMLOCK WAY, EDMONDS, WA 98020 00409600201200 PK REAL PROPERTY LLC 2724 98TH AVE NE, BELLEVUE, WA 98004 00477300000200 POWER LEE A & MELANIE L 511 HOMELAND DR, EDMONDS, WA 98020-4026 00477300000400 RICHARD RITA 609 5TH AVE S, EDMONDS, WA 98020-3452 00843900030100 00906500010200 SCHIPPERS JOHAN M & ANTONETTHA G SCOTT LAMAR & CATHY L 504 HOLLY DR UNIT 301, 8745 GREENWOOD AVE N APT 315, EDMONDS, WA 98020-3498 SEATTLE, WA 98103 00720000110200 PAINE SUSAN 1005 5TH AVE S UNIT 102, EDMONDS, WA 98020 00649300100400 PEDERSON NANCY CHERMAK 517 4TH AVE S UNIT D, EDMONDS, WA 98020-4137 00409600101700 PHIPPS THOMAS E & GAYLE M 22929 108TH AVE W, EDMONDS, WA 98020-5189 00409600200300 PNT PROPERTIES LLC 9792 EDMONDS WAY #225, EDMONDS, WA 98020 00409600100101 PUGSLEY KEVIN & KORYNN 308 HOWELL WAY, EDMONDS, WA 98020 27032500215200 RODRIGUES ADLER F & MERCEDES F 521 HEMLOCK WAY, EDMONDS, WA 98020 27032500218400 SHAPPACHER THOMAS & MELISSA A 539 HEMLOCK WAY, EDMONDS, WA 98020 Atta PLN2 Packet Pg. 113 2.B.1.a 00649300200300 00409600100500 SIMPSON JEAN H SPARKS ALAN J 519 4TH AVE S UNIT C, 527 3RD AVE S, EDMONDS, WA 98020-4138 EDMONDS, WA 98020 00409600100600 00720000110600 STOULIL RYAN COREY STRAUSS LAURA PO BOX 841, 630 5TH AVE S UNIT 106, EDMONDS, WA 98020 EDMONDS, WA 98020 00906500040500 00843900010000 SWINDLER KATHRYN E TOBY1 LLC 654 5TH AVE S UNIT 405, PO BOX 13393, EDMONDS, WA 98020-3617 MILL CREEK, WA 98082 00720000100100 00649300200400 VANDER LINDEN JOY M WILKENING ROBERT 630 5TH AVE S #1A, 519 4TH AVE S UNIT D, EDMONDS, WA 98020 EDMONDS, WA 98020 00409600200600 00720000120700 WILSON LINDA M ZEILE LOUISE A 555 4TH AVE S, PO BOX 15620, EDMONDS, WA 98020 SEATTLE, WA 98115 00409600100700 STEINLE PAMELA 112 ST ANDREWS PL, TULLAHOMA, TN 37388 00906S00040600 SURPRENANT VALERIE A & LEWIS DAVID R 654 5TH AVE S UNIT 406, EDMONDS, WA 98020 27032500208200 URSINO DANIEL A 17814 73RD PL W, EDMONDS, WA 98026-5520 00720000110400 WILLIAMS BENJAMIN 630 5TH AVE S 104, EDMONDS, WA 98020 Attar' PLN2 Packet Pg. 114 2.B.1.a File No.: PLN2020-0053 Applicant: Jacob Young Pine Park 614 District based design review, Notice of Hearing and SEPA Threshold Determination DECLARATION OF MAILING On the 9th day of February, 2021 the attached Notice of application and virtual public hearing as prescribed by Ordinance to property owners within 300 feet of the site that is the subject of this application. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 9th day of February, 2021 at Edmonds, Washington. Signed: 41' Atta PLN2 Packet Pg. 115 2.B.1.a FILE NO.: PLN2020-0053 Applicant: Pine Park 614 (Jacob Young) DECLARATION OF POSTING On the 9th day of February, 2021, the attached Notice of Public Hearing and SEPA Determination was posted at the subject property, City Hall, and Public Safety buildings. It was not posted at the Edmonds Public Library because it is still closed due to the COVID-19 pandemic. I, Michael Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 9th day of February, 2021, at Edmonds, Washington. Signed: (BFP747893.DOC;1\00006.900000\ ) Atta PLN2 Packet Pg. 116 2.B.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH919435 PLN2020-0053 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 02/09/2021 and ending on 02/09/2021 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such public ion is $91.0 q___I IV Subscribed and sworn bef a me on this v/ day of Notary Public in and for the State of Washington. City of Edmonds -LEGAL ADS 114101416 MICI IELLE MARTIN y Linda Phillips Natery Public Stateof VVaOingtoo MyAppomtmentExpjr" agrn aZl AAAAAnas_. Atta PLN2 Packet Pg. 117 2.B.1.a w Ckissified Proof City of Edmonds NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION PROJECT DESCRIPTION: Pine Park 614 Is a proposal for three buildings and site Improvements at 614 and 616 51h Ave. Six live/work units would be contained in two buildings adjacent to 5th Avenue (Buildings A and B) while an eight -unit building would be behind the INetwork buildings and face west (Building C). Drive alsles west of the buildings would load from the private alley south of the site. To accommodate the new project, the ezlsting Improvements on the site will be removed. The project site is zoned Downtown Convenience Commercial (BD3). District -based design review projects that require a SEPA determination are Type Ill -A decisions, which require a two- phase public hearing and decision by the Architectural Design Board (ADS), PROJECT LOCATION: 614 & 616 5th Avenue South and adjacent 2ftvate alley (Tax 10 p: 27032600100900, 27032600102900 & NAME OF APPLICANT: Jacob Young FILE NO.: PLN2020-0053 REQUESTED PERMITS: District -based design review, $EPA determination COMMENTS ON PROPOSAL DUE: March 3, 2021 PUBLIC HEARING INFORMATION: Due to COVID-19, Phase 1 of the two-phase virtual public hearing will be held by the Architectural Design Board on March 3, 2021 at 7 p.m. Join the Zoom meeting at: https://zoom.us/j/953605449297pwd=ZmdOR E FORkE3RkR aeV dBRmpkNUxMZz09 Or via phone by dialing 253-215-8782 Meeting ID: 953 6054 4929 Password,818962 The hearing will be continued to a date certain for Phase 2 of the public hearing during the March 3 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 lime 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. Information on this development application can be found at http://edmondswa.gov/public-nollces-texgdeve lopme nt- notices.hlml under the development notice for application number PLN2020.0053, by smelling the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all Inquiries. A copy of the staff report will be available at least seven days prior to the hearing. SEPA DETERMINATION: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340 for the above project. DATE OF ISSUANCE: February 9, 2021 SEPA COMMENTS DUE: Comments regarding the SEPA 'determination are due February 23, 2021. 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 March 2, 2021 by 4:00 p.m. Only parties of record as defined in ECDC 20.06,020 have standing to initiate an administretive aal. CITY CONTACT: Mike Clugston, AICPppe , Sernor m ich a el. c luggsto n@ a dmondswa.go 425-77111220 Published: February 9. 2021. EOH919435 Proofed by Sheppard, Dicy, 02/09/2021 11:36:14 am Page: 2 Attar" PLN2 Packet Pg. 118 2.B.1.a CITY OF EDMONDS NOTICE OF APPLICATION `/IC. 18`J\J PROJECT DESCRIPTION: Pine Park 614 is a proposal for three buildings and site improvements at 614 and 616 5`h Ave. Six live/work units would be contained in two buildings adjacent to 5th Avenue (Buildings A and B) while an eight -unit building would be behind the live/work buildings and face west (Building C). A drive aisle would be in between the buildings which would load from the private alley south of the site. To accommodate the new project, the existing improvements on the site will be removed. The project site is zoned Downtown Convenience Commercial (BD3). District -based design review projects that require a SEPA determination like this are Type III -A decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). A separate notice of the public hearing will be issued once a hearing date has been selected. PROJECT LOCATION: 614 & 616 51h Avenue South and adjacent private alley (Tax ID #: 27032600100900, 27032600102900 & 27032600102300) NAME OF APPLICANT: Jacob Young FILE NO.: PLN2020-0053 DATE OF APPLICATION: December 21, 2020 DATE OF COMPLETENESS: January 11, 2021 DATE OF NOTICE: January 25, 2021 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED Building permits PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA checklist, critical area checklist, traffic impact analysis COMMENTS ON PROPOSAL DUE: February 8, 2021 CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 Atta PLN2 Packet Pg. 119 2.B.1.a a� c �L _U 3 a 3 m m _ a� a� 0 v co Y L cc a. 4) 'a d E s Q 1= 0 a d ea cn d 0 0 s a M LO O O O N Co N Z J d a+ _ G1 E t 0 m Q Atta PLN2 Packet Pg. 120 ;. City of Edmonds Adjacent Property Owner List • t r" N N 4.1 —.LJ WALNUT ST LU _ r ajs a A. 4' 412 -410 40e -F09 � 416 I ,. 424 - u)4 T 745 J o — 5=� 40 3ci u3 550 93C4t71 ----- 434 4J. 51E 571 540 533 5•r 53l 554 ,4t>n iI 511 - 5;t _ _ 564 1517UJ O:tI�ID vt _ 5834�.. 5:l"1' 5 n- r a �` - M 5`3 I 734— I 5 _ 121 539 f— I Zru, 9� 544 a-- HEMJ — -- - =LOrK l�X 551 S59 W 5-1 5=5 65; 555 65; 1 2 631 61 4 tf&EN-DR J T I 515 T T — 960 703 712 7i-3 aEMiLtvi-V' i ' iai 9U- 710 -----d 51XI S70 !y, 549 `-5" 902 908 71' �• 715 716 - — 558 916 P,4kN5 7.7 P 525 529 91) DEPT 7tl 0 91S ------- - 30 u. N ;;; 51, 527 o ui —_-� �-- PINE S7 --- — -- 1: 3,031 /1 N ,Z r' - 4. C, fJ 0 252.60 505.2 Feet 376.2 This ma is a user generated static output from an Internet mapping site and is fo 4,514 p B p pp B 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 © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION I 2.B.1.a I V ynnwoo � 7 a bipunflrki �/ ��MMP LL .N d 0 M a m N C d t v O CL ram+ d N a M O O O N O N Z J a C m Notes V 300' Property Owner Addresses for Q PLN2020-0053 II j Packet Pg. 121 1 lke Avery Tem®J 00409600200200 533 EDMONDS LLC 23520 WOODWAY PARK RD, EDMONDS, WA 98020 00477300000500 BAKKEN JAN 0 516 HOMELAND DR, EDMONDS, WA 98020-4026 00906500030000 BC 300 LLC PO BOX 1044, EDMONDS, WA 98020 27032600102300 BK INVESTMENT GROUP LLC 557 ROY ST STE 125, SEATTLE, WA 98109 00906500040200 BRADLEY DRAKE R 654 5TH AVE S UNIT 402, EDMONDS, WA 98020 00409600101904 CHALMERS GINA LIVING TRUST 318 HOWELL WAY, EDMONDS, WA 98020-4118 00720000110700 CHAN MAN HOI 4380 E MARSHALL COURT, GILBERT, AZ 85297 00906500040400 DAHLSTROM TIMOTHY & MURPHY D 654 5TH AVE S UNIT 404, EDMONDS, WA 98020-3617 00409600101500 DOWD-TIMONEN PATRICIA TRUST 534 4TH AVE S, EDMONDS, WA 98020-4110 27032500210500 APPLE TWO LLC 14227 EVERGREEN WAY, STANWOOD, WA 98292 00880600010100 BANKSTON JOHN K & SHERILYN M 400 HOWELL WAY UNIT 101, EDMONDS, WA 98020 00720000000400 BEDDALL BRADLEY 19515 27TH N W, SEATTLE, WA 98177 00409600101903 BOZE TIMOTHY A & TAM R 314 HOWELL WAY, EDMONDS, WA 98020-4118 00409600100300 BURKCAROL 515 3RD AVE S, EDMONDS, WA 98020 00906500010300 CHAN DAVID & NAKAGAWA JANE 1758 43RD AVE, SAN FRANCISCO, CA 94122 270325-00215300 COLUMBIA CITY PARTNERS LLC 4201 6TH AVE S, SEATTLE, WA 98108 00477300001501 DAWSON WES C 539 HOMELAND DR, EDMONDS, WA 98020-4026 00409600101400 DRULLINGER MARK 544 4TH AVE S, EDMONDS, WA 98020-4110 00720000120800 ARCHER KEVIN W & KIMBERLY D 630 5TH AVE S UNIT 208, EDMONDS, WA 99020-3453 27032500207900 BARRETT STEVEN P 510 HOLLY DR, EDMONDS, WA 98020 00720000301900 BIGLER LINDA 25449 S KINGSTON RD NE, KINGSTON, WA 98346 00843900030400 BRADBURY WARREN E 504 HOLLY DR, UNIT 304 EDMONDS, WA 98020 00880600020100 CARROLL WENDY 400 HOWELL WAY #201, EDMONDS, WA 98020 00906500020400 CHAN DAVID C & NAKAGAWA JANE R 654 5TH AVE S UNIT 204, EDMONDS, WA 98020-3619 27032500210400 CURTIS CHESTER B & DOLORES B PO BOX 1087, EDMONDS, WA 98020 00477300001800 DOLAN MICHAEL W & MARY K 515 HOMELAND DR, EDMONDS, WA 98020-4026 27032600102500 EDMONDS CENTER LP 403 HOWELL WAY, ,EDMONDS, WA 98020 00649300200100 00872700051400 00843900020100 FAIRCHILD FAMILY REVOCABLE L TRUST FARMER JAMES R & PATRICIA W FIRMANI LINDA 519 4TH AVE S UNIT A, 514 4TH AVE S, 504 HOLLY DR, UNIT 201 EDMONDS, WA 98020-4138 EDMONDS, WA 98020-4110 EDMONDS, WA 98020 EtigUettes d'adresse Easy Peel Repliez a la hachure afin de reveler le reborcl Pop-up i IM r� Allen a a%iPrv.ca/aabarits ! utili , •I 2.B.1.a 00409600200100 FOURTH STREET APARTMENTS LLC 624 ELM PL, EDMONDS, WA 98020-4646 00872700051800 GRIGNON DIANE H 518 4TH AVE S, EDMONDS, WA 98020-4110 00880600020200 HAYTEMA PIETER D & NORMA J 400 HOWELL WAY UNIT 202, EDMONDS, WA 98020-4190 00906500040100 HOFFMAN SHERRY R 654 5TH AVE S UNIT 401, EDMONDS, WA 98020-3617 00477300001702 HUDLOW KARMEN L 523 HOMELAND DR, EDMONDS, WA 98020 b0649300100200 JOCHIMSEN LAVERE E & KATHRYN C 517 4TH AVE S UNIT B, EDMONDS, WA 98020-4137 00720000120500 KIRK MARY ELLEN 630 5TH AVE S UNIT 205, EDM0NDS, WA 98020-3453 00843900030300 KWAK KUM TRUST 504 HOLLY DR, UNIT 303 EDMONDS, WA 98020 00720000120100 LANIGAN BILLIE THON 630 5TH AVE S UNIT 201, EDMONDS, WA 98020 00720000120300 LEESE WAYN-E PSC 477 BOX 29, FPO AP, 96306 00720000110100 FRANCIS ROGER A 630 5TH AVE S # 101, EDMONDS, WA 98020 00720000120400 HAMMRICH GREGORY F 630-5TH AVE S # 204, EDMONDS, WA 98020 00720000120200 FUREY DANIELJ & ANNE M 116 CLALLAM BAY ST, SEQUIM, WA 98382 00880600010200 HANLEY ROBERT S & BETTY J 400 HOWELL WAY UNIT 102, EDMONDS, WA 98020-4190 00906500020300 00720000110500 HEINS LANE REVOKABLE FAMILY TRUST HEVERAN JANET 654 5TH AVE S UNIT 203, 630 5TH AVE S UNIT 105, EDMONDS, WA 98020-3619 EDMONDS, WA 98020 00409600101901 NOGGINS DALE E & DONNA L 21826 95TH AVE W, EDMONDS, WA 98020 00720000120600 HUGHES DAVID & BELINDA 630 5TH AVE S UNIT 206, EDMONDS, WA 98020-3453 00477300000600 KETTEL RICHARD G & SARA E 524 HOMELAND DR, EDMONDS, WA 98020 009065000202GO KRUEGER JOHN & JEAN REVOCABLE TRUST 654 5TH AVE S UNIT 202, EDMONDS, WA 98020-3619 00906500040300 LALLY ANN M 654 5TH AVE S UNIT 403, EDMONDS, WA 98020-3617 .00409600101300 _ __ LARSON GREGG & DARCIE 554 4TH AVE S, EDMONDS, WA 98020-4110 00649300100100 LORAH SHANNON R & EDWARD 517 4TH AVE S U NIT A, EDMONDS, WA 98020 00720000110300 HUDDLESTON JEAN MARIE 630 FIFTH AVE S UNIT 103, EDMONDS, WA 98020 00649300100300 1ERMULOWSKE JEFFREY S/WHEELER ALISHA K 517 4TH AVENUE SOUTH #C, EDMONDS, WA 98020 00409600100900 KILLIN JONATHAN & SELENA 543 3RD AVE S, EDMONDS, WA 98020-4103 00880600010300 KURTH RLT 400 HOWELL WAY UNIT 103, EDMONDS, WA 98020-4190 00409600200400 LANG JACK A 5414TH AVE S, EDMONDS, WA 98020-4189 00409600100800 LARSON HELMA A 541 3RD AVE S, EDMONDS, WA 98020-4103 00409600101200 LORETTE ALLAN R & SALLY B 558 4TH AVE S, EDMONDS, WA 98020-4110 091S 01 PI(iU)Jl%IbAV of)P3 cln-dud Jscxixn o1 Jwl FA101P t,, I)LL)asajrjCILUOj/LUOU"/�.0AL? slagej ssaaPPV laad ASL'3 i all )S (I O} OE ME 19 2.B.1.a 00880600020300 00843900030200 LYLE THEODORE & HUMPHREYS-LYLE LYONS JOHN A L & CAROL S JOAN P TR 19828 47TH AVE NE, 400 HOWELL WAY UNIT 203, LAKE FOREST PARK, WA 98155 EDMONDS, WA 98020-4190 00477300000300 MARZANO MICHIAH J & ANTHONY 510 HOMELAND DR, EDMONDS, WA 98020-4026 00843900020200 MCKAY GRETA / LIGHTFOOT LINDA 504 HOLLY DR, UNIT 202 EDMONDS, WA 98020 27032500208000 MT OLYMPUS HOLDINGS LLC 533 5TH AVE S, EDMONDS, WA 98020 00409600200500 PAULSON GILLIAN 547 4TH AVE S, EDMONDS, WA 98020-4189 00906500020100 PERRY PAMELA ELIZABETH 654 5TH AVE S UNIT 201, EDMONDS, WA 98020 00409600101100-- PICKETT RONALD 654 4TH AVE S, EDMONDS, WA 98020-7226 00477-300000100 POOLE CECELIA A 537 5TH AVE S, EDMONDS, WA 98020-3458 00409600100102 RAMM GARY/RAMM CHARLENE 5011 19TH AVENUE NE, SEATTLE, WA 98105 00906500010100 MATTHEWS SUSAN R 14111 55TH AVE W, EDMONDS, WA 98026 00409600100400 MAHONEY SUSAN A 5213RD AVE S, EDMONDS, WA 98026 00720000110800 MCINTYRE JESSAMYN A 630 5TH AVE S UNIT 108, EDMONDS, WA 98020-3448 00649300200200 00409600101600 MIZE LISA M TTEE MT BAKER ASSOCIATES LP 7001 SEAVIEW AVE NW UNIT 160-808, PO BOX 1329, SEATTLE, WA 98117 EDMONDS, WA 98020 27032600100300 OLYMPIC & SOUND VIEW LLC 12625 4TH AVE W STE 200, EVERETT, WA 98204 27032600100800 PAYNE R G 8827 29TH AVE NW, SEATTLE, WA 98117 27032500218300 PETERSON JEFFREY J & MCKIMMIE HEATHER L 527 HEMLOCK WAY, EDMONDS, WA 98020 00409600201200 PK REAL PROPERTY LLC 2724 98TH AVE NE, BELLEVUE, WA 98004 00477300000200- POWER LEE A & MELANIE L 511 HOMELAND DR, EDMONDS, WA 98020-4026 00477300000400 RICHARD RITA 609 5TH AVE S, EDMONDS, WA 98020-3452 00843900030100 00906500010200 SCHIPPERS JOHAN M & ANTONETTHA G SCOTT LAMAR & CATHY L 504 HOLLY DR UNIT 301, 8745 GREENWOOD AVE N APT 315, EDMONDS, WA 98020-3498 SEATTLE, WA 98103 00720000110200 PAINE SUSAN 1005 5TH AVE S UNIT 102, EDMONDS, WA 98020 00649300100400 PEDERSON NANCY CHERMAK 517 4TH AVE S U NIT D, EDMONDS, WA 98020-4137 00409600101700 PHIPPS THOMAS E & GAYLE M 22929 108TH AVE W, EDMONDS, WA 98020-5189 00409600200300 PNT PROPERTIES LLC 9792 EDMONDS WAY #225, EDMONDS, WA 98020 004096001001-01 PUGSLEY KEVIN & KORYNN 308 HOWELL WAY, EDMONDS, WA 98020 27032500215200 RODRIGUES ADLER F & MERCEDES F 521 HEMLOCK WAY, EDMONDS, WA 98020 27032500218400 SHAPPACHER THOMAS & MELISSA A 539 HEMLOCK WAY, EDMONDS, WA 98020 1091, 01PIdu1,11 AI:JAV osfl I o6P3 do-d0,{ osodx) of cuuj 6u01P pu.)fl sajelduloj/ul0:)'AJ@ne 0109 ; sloclel ssaippV load [(se3Packet .g 2.B.1.a 00649300200300 00409600100500 SIMPSON JEAN H SPARKS ALAN J 519 4TH AVE S UNIT C, 527 3RD AVE S, EDMONDS, WA 98020-4138 EDMONDS, WA 98020 00409600100600 00720000110600 STOULIL RYAN COREY STRAUSS LAURA PO BOX 841, 630 5TH AVE S UNIT 106, EDMONDS, WA 98020 EDMONDS, WA 98020 00906500040500 00843900010000 SWINDLER KATHRYN E TOBY1 LLC 654 5TH AVE S UNIT 405, PO BOX 13393, EDMONDS, WA 98020-3617 MILL CREEK, WA 98082 00720000100100 00649300200400 VANDER LINDEN JOY M WILKENING ROBERT 630 5TH AVE S #1A, 519 4TH AVE S UNIT D, EDMONDS, WA 98020 EDMONDS, WA 98020 00409600200600 00720000120700 WILSON LINDA M ZEILE LOUISE A 555 4TH AVE S, PO BOX 15620, EDMONDS, WA 98020 SEATTLE, WA 98115 00409600100700 STEINLE PAMELA 112 ST ANDREWS PL, TULLAHOMA, TN 37388 00906500040600 SURPRENANT VALERIE A & LEW►S DAVID R 654 5TH AVE S UNIT 406, EDMONDS, WA-98020 - 27032500208200 URSINO DANIEL A 17814 73RD PL W, EDMONDS, WA 98026-5520 00720000110400 WILLIAMS BENJAMIN 630 5TH AVE S 104, EDMONDS, WA 98020 • Packet Pg. 125 2.B.1.a FILE NO.: PLN2020-0053 Applicant: Pine Park 614 (Jacob Young) DECLARATION OF POSTING On the 25th day of January, 2021, the attached Notice of Application was posted at the subject property, City Hall, and Public Safety buildings. It was not posted at the Edmonds Public Library because it is still closed due to the COVID- 19 pandemic. I, Michael Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 25th day of January, 2021, at Edmonds, Washington. Signed: lad {13PP747893.DOC;1\00006.900000\ } Attarl- PLN21 Packet Pg. 126 2.B.1.a File No.: PLN2020-0053 Applicant: Pine Park 614 Jacob Young Notice of Application DECLARATION OF MAILING On the 25th day of January, 2021, the attached Notice of application and virtual public hearing as prescribed by Ordinance to property owners within 300 feet of the site that is the subject of this application. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 25th day of January 2021 at Edmonds, Washington. VVl Signed: Q 5- Attarl- PLN2 Packet Pg. 127 2.B.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH918262 PLN2020-0053 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 01/25/2021 and ending on 01/25/2021 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee r such publication is $50. Subscribed and sworn efore me on this day of 1 Notary Public in and for the State of Washington. City of Edmonds -LEGAL ADS 114101416 MICHELLE MARTIN Atta PLN2 Packet Pg. 128 2.B.1.a Ciassified Proof CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: Pine Park 614 is a proposal for three buildings and site improvements at 614 and 616 5th Ave. Six livelwork units would be contained in two buildings adjacent to 51h Avenue (Buildings A and B) while an eight -unit building would be behind the (Network buildings and face west (Building C). A drive aisle would be in between the buildings which would bad from the private alley south of the site. To accommodate the new project, the existing improvements on the site will be removed. The project site is zoned Downtown Convenience Commercial (BD3). District -based design review pprojects that require a SEPA determination like this are Type III- A decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). A separate notice of the public hearing will be issued once a hearing date has been selected. PROJECT LOCATION: 614 & 616 5th Avenue South and adjacent private alley (Tax ID #: 27032600100900, 27032600102900 & 27032600102300) NAME OF APPLICANT: Jacob Young FILE NO.: PLN2020-0053 DATE OF APPLICATION: December 21, 2020 DATE OF COMPLETENESS: January 11, 2021 DATE OF NOTICE: January 25, 2021 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED PERMITS: Building permits REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA checklist, critical area checklist, traffic Impact analysis COMMENTS ON PROPOSAL DUE: February 8, 2021 CITY CONTACT: Mike Clugston, AICP, Senior Planner micha el. c lugston@e dmo ndswa. go v 425-771-02g0 Published: January 25, 2021. EDH918262 Proofed by Sheppard, Dicy, 0 1/26/202103:36:15 pm Page: 2 Atta PLN2 Packet Pg. 129 2.B.1.a SOUTH COUNTY FIRE 12425 Meridian Ave S., Everett WA 98208 tel (425) 551-1200 • fax (425) 551-1249 www.southsnofire.org Cities of Brier, Edmonds and Mountlake Terrace Department of Fire Prevention Fire Comments DATE: 12/28/2020 JOB NAME/ADDRESS: Pine Park 614 614 — 616 5t" Ave S. Edmonds, WA CONTACTS: Citizen Design Jacob Young 206-853-8055 jyoung(a�collaborativeco.com FIRE COMMENTS: 1. Noted 13D fire sprinklers in all units. 2. Need 20 feet wide 13 foot 6-inch-high clear access in drive isle. 3. Turning radii will adhere to South County Fire standards, 25 inside 45 outside turning radii and show on drawings. 4. Drive isle will be signed, stripped or both with "NO PARKING FIRE LANE". 5. All vaults will adhere to South County Fire standard of a minimum of HS20. (To achieve 75,000# point load) 6. Separate permits for 13D Fire Sprinkler systems 7. Building addressing 12 "numbering on contrasting background". Suite identification is 6-inch numbers or letters beside the door in a contrasting color. Thank you, Karl Fitterer CF1, FPE Assistant Fire Marshal Fire Prevention Services 121 5th Ave N Edmonds, WA 98020 0: (425)771-0213 VM: (425)551-1980 kfitterer(cD-southsnofire.org SERVING SOUTH SNOHOMISH COUNTY • BRIER • EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE Page 1 of 1 Attac PLN2 Packet Pg. 130 2.B.1.a MORANDUM Date: January 22, 2021 To: Mike Clugston, Senior Planner From: JoAnne Zulauf, Engineering Technician Zachary Richardson, Stormwater Engineer Bertrand Hauss, Transportation Engineer Subject: PLN2020-0053 —Design Review Pine Park 614-616 5tn Ave S The comments provided below are based upon review of the application and documents submitted for the subject application. Additional information is requested from the applicant at this time. Please ask the applicant to respond to the following. Utility Engineer Review: The following comments are provided by the City Utility Engineer, Mike Delila. Please contact Mike directly at 425-771-0220 or by email at mike. delilla@edmondswa.gov with any specific questions you may have regarding his comments. Please submit the following information. 1. To determine whether existing water and sewer systems provide sufficient capacity for the proposed development, the applicant will need to submit a request for Water -Sewer Availability determination. To request a Water and Sewer availability determination, please email Engineeringpermits@edmondswa.gov with the address(s) to start the process. 2. The utility engineer has sent the subject proposal out to a consultant to determine what upgrades (if any) would be needed within the City's system. It is unlikely that any upgrade is necessary in this case but you will receive the determination within the next two weeks to confirm that or outline the upgrade that would be needed. No action is needed at this time. General Engineering Review: The following comments are provided by the Engineering Technician, JoAnne Zulauf. Please contact at Joanne.zulauaedmondswa.gov with any specific questions you may have regarding these comments. Page 1 1 Attac PLN2 Packet Pg. 131 2.B.1.a Please make the following revisions to the plans. 1. Frontage Improvements and Access: a) Call out the width of the drive aisles on site. Two way drive aisles shall be a minimum of 24 ft in width. b) Parking stalls shall be 8.5 x 16.5. If you can demonstrate that sufficient parking area is available to provide all required parking spaces at the full width dimensions, then if desired, a maximum of fifty percent of the total required parking spaces may be sized at reduced width per the parking space dimensions, 8 x 16.5. See ECDC 18.95.020 for full requirements. c) Provide a plan showing frontage improvements along 5ffi Ave S to determine if there are conflicts, or other issues barring feasibility: i. 7-10 foot wide sidewalks required (width determined by available ROW). ii. Proposed power pole relocations. Work with PUD to determine new locations. iii. Show location of street trees with 3' x 3' tree grates along the curb to ensure adequate spacing from utilities, etc. iv. Show flower pole on plan. Relocating if necessary. 2. Trash and Recycling; show how trash and recycling will be handled on the site. Please contact Sound Disposal, 425-778-2404, for requirements. Stormwater Engineer Review: No further action necessary for design review approval. Stormwater items to address prior to building, permit submittal: No soils report or Geotech report was received therefore no verification of sizing of system, etc. Infiltration is shown at less than typical setbacks (west building may even have footings in the infiltration area). Confirm that Geotech has reviewed the plans and submit extra documentation to show that the design is acceptable. Also, the first two stretches of connecting pipe are only 8" so the capacity will need to be checked though depending on infiltration rates may not be an issue. Transportation Engineer Review: No further action necessary for design review approval. A Traffic Impact Analysis Worksheet was provided indicating the project would create less than 25 peak -hour trips; therefore, a traffic study is not required. Specific mitigation fees will be further reviewed during the building permit phase of the project. Page 1 2 Attac PLN2 Packet Pg. 132 2.B.1.a From: Cluaston, Michael To: ed lorah Subject: RE: Questions for review re: 614-616 5th Ave South project Date: Monday, February 8, 2021 11:20:10 AM Hi Ed, Thank you for the comments. As I mentioned in the other thread, you are now a party of record to this project. I've inserted responses below to the best of my ability — your concerns will be added to the record and others more knowledgeable than myself will be able to better respond going forward. If you have any further questions, please let me know. Mike Michael Clugston, AICP Senior Planner City of Edmonds 425-771-0220 x 1330 michael. cl uaston (@ ed mondswa. aov CITY HALL IS CURRENTLY CLOSED TO THE PUBLIC Services will continue to be provided by email, phone and by appointment as necessary. Apply for a Building Permit or Critical Area Determination at: https://mybuildingpermit.com/ For planning permit inquiries, email: plan ningpermits(@edmondswa.gov For all other permit inquiries, email: devserv.adminl@edmondswa.gov Handouts, codes, plans, and Web GIS: http://www.edmondswci.00vlhandouts.html From: ed lorah <mswedlorah@gmail.com> Sent: Friday, February 5, 2021 7:47 AM To: Clugston, Michael<Michael.Clugston@edmondswa.gov> Subject: Questions for review re: 614-616 5th Ave South project Hi Mike - Our Parkview Twin HOA Board met last night (seven of eight owners were present) to review and discuss the proposed development for 614-616 5th Ave South. Here are the main questions and concerns that we defined. 1. Drainage. We believe from reviewing the plans that grey water and sewage will connect to a Attac PLN2 Packet Pg. 133 2.B.1.a system beneath the existing alley on the south boundary of our property and the new development, and run down to 4th Ave South. We also understand that the alley will be paved as part of the project. Our concerns have to do specifically with ground flow from rain water. Right now we have a green belt behind our property that absorbs much of the water cascading down from the ridge and streets above us. In heavy rainstorms the alley acts as a conduit for the water not absorbed by the (current) vacant lot. We are concerned that the destruction of the green belt and the paving of the entire parcel of land behind us may result in direct runoff into our parking lots and homes. Has the city conducted a hydrology survey regarding these concerns? The project must be designed to manage all of its stormwater onsite. During design review, the City's Stormwater Engineer will review the project to determine whether it is feasible from that perspective. Assuming it is, at the building permit phase, the Engineer would review the civil improvement plans to ensure compliance with the Stormwater code in Chapter 18.30 of the Edmonds Community Development Code. 2. In addition to the onsite parking planned for the development will there be room for guest parking, or will visitors find on -street parking? Will the city allow vehicles to be parked in the alley? Presently, Barkada, our neighborhood restaurant, has delivery vehicles making short stops to offload. We recently had aid cars come to our condo and they require access 24/7. Would the city install "No Parking" signage? As proposed, each of the residential units in the west building would have one off-street space as required by code. Each of the six live -work units would have two off-street spaces (one required for the 'live' use plus one required for the 'work' use). No other guest parking is required or proposed onsite so any further parking would be on the street. The need for parking signage will be evaluated by the Engineering Division and Fire District. 3. What are the plans for exterior outside lighting? Will there be exterior lights on garages, stairways, etc;? Are there limits to the number of lights allowed and restrictions on brightness at night? This is a big question as the eight town house will be facing our bedroom windows at Parkview. Looking at the current renderings, it appears there are small wall sconces around the buildings but further information about that can be obtained for the 2nd phase of the design review hearing. 4. What is the estimated timeframe for completion of the project once begun? According to the information provided by the applicant, they anticipate starting construction in the summer of 2022. How long the construction process takes depends on many factors but 12 months is probably a reasonable ballpark. S. Is this project intended as a "condo complex" with an HOA or will it be private owners, each responsible for his/her own unit? The applicant would like to use the City's unit lot subdivision process to create individually -owned Attac PLN2 Packet Pg. 134 2.B.1.a lots for each of the 14 units. The unit lot process is similar to doing condos in that each unit lot is separately owned and maintained and then there is an HOA to manage jointly -owned elements. The code currently does not allow that process to be used in the Downtown Business zones, however, so the applicant has applied for a separate code amendment to add the Downtown Business zones to where the unit lot process could be used. The process has been used successfully in other areas of Edmonds so it would stand to reason that it could work in the BD zones as well. The Planning Board will start to look at the proposed code change this Wednesday and will eventually hold a public hearing on the topic and then forward it to the City Council for their review. If the Council did not approve the code change, the Pine Park project could be rentals or more likely made into condos. Thanks. We are planning to attend the public hearings and will undoubtedly have more questions as things move ahead. Sincerely, Ed Lorah for Parkview Twin Condominiums 517-519 4th Ave South Edmonds WA 98020 Attac PLN2 Packet Pg. 135 2.B.1.a Clugston, Michael From: Paul McCulloh <paulmcculloh@gmail.com> Sent: Thursday, February 11, 2021 3:16 PM To: Clugston, Michael Subject: Re: Comment on File No PLN2020-0053 Hi Mike, Thank you for your quick and comprehensive reply to my question, as well as for the attached project files. Looks like Edmonds is in good hands. I look forward to watching the project progress. Regards, Paul On Tue, Feb 9, 2021, 8:09 AM Clugston, Michael<Michael.Clugston@edmondswa.gov> wrote: Hi Paul, N Thank you for the comment. You are a party of record to this application and will receive a copy of the eventual decision and have the right to appeal should you find that necessary. Notice for the public hearing for the project will E be issued today with the first phase of the hearing on Zoom on March 3. a c L Onsite parking would be provided for the residential and commercial uses in accordance with the Edmonds Community Q. Development Code. Each of the eight units in the west building would have one stall per unit while each of the six units in the two eastern buildings would have two stalls — one for the 'live' use and one for 'work' use (see Sheet 1 of the attached). No guest parking is required by the code and none would be provided so other visitors to the site would have to use the on -street spaces during their visits. r If you have any other questions or concerns, please let me know. Mike Michael Clugston, AICP Senior Planner Attac PLN2 Packet Pg. 136 2.B.1.a City of Edmonds 425-771-0220 x 1330 michael.clugston@edmondswa.gov CITY HALL IS CURRENTLY CLOSED TO THE PUBLIC Services will continue to be provided by email, phone and by appointment as necessary. Apply for a Building Permit or Critical Area Determination at: https://mybuildingpermit.com/ For planning permit inquiries, email: planningpermits@edmondswa.gov For all other permit inquiries, email: devserv.admin@edmondswa.gov Handouts, codes, plans, and Web GIS: http://www.edmondswa.aovlhandouts.html From: Paul McCulloh <paulmcculloh@gmail.com> Sent: Monday, February 8, 2021 2:45 PM To: Clugston, Michael<Michael.Clugston@edmondswa.gov> Subject: Comment on File No PLN2020-0053 Hello Mr. Clugston, I am a resident of 630 5th Avenue South, the property nearly adjacent to the proposed building site for the above - referenced file number. In addition to being adjacent to the project site, our building makes use of the private alley south of the site, which would also be used by the proposed buildings. The project description that we received does not make mention of parking, or local impact on parking, in connection with this proposed project. I am hopeful that the City of Edmonds is requiring new buildings to have on -property ground level or below -ground parking. As I'm sure you are aware, during normal working times parking along this portion of Fifth Avenue is generally full during working hours. The impact to the area of an additional 10 to 20 cars requiring street parking would be, at the least, detrimental. Attac PLN2 Packet Pg. 137 2.B.1.a I am making this comment before the end of the comment due date so that it can be on file for this project. In addition, if you would be so kind as to let me know the current status of parking for this project, I would very much appreciate it. Thank you for your time and consideration. Best regards, Paul McCulloh 206-291-7822 Attac PLN2 Packet Pg. 138 .,,r. 1�14V PERMITTING & DEVELOPMENT ENGINEERING DIVISION 121 5th Avenue N P: 425.771.0220 www.edmondswa.gov Name of Proposed Project: Owner/Applicant Name APPENDIX 2.B.1.a Page 1 of 2 Transportation Impact Analysis Worksheet Applicant Contact Person: Name Street/Mailing Address Street/Mailing Address City State Zip City Telephone: Telephone: Traffic Engineer who prepared the Traffic Impact Analysis (if applicable): Firm Name Telephone: 1. PROJECT DESCRIPTION a. Location - Street address: Contact Name E-mail: State Zip (Attach a vicinity map and site plan.) b. Specify existing land use: c. Specify proposed type and size of development: (# of residential units and/or square footage of building) d. Date construction will begin and be completed: e. Define proposed access locations: c m E c� a c L 0 Q a� r m a M 0 0 0 N 0 N Z J d C m E U a r r Q Attac PLN2 Packet Pg. 139 2.B.1.a APPENDIX A Page 2 of 2 f. Define proposed sight distance at site egress locations: 2. MITIGATION RECOMMENDATIONS State recommended measures and fees required to mitigate project specific traffic impacts. Traffic impact fee shall be calculated from the attached Impact Fee Rate Tables and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations in ECDC 18.82.130. ❑ CHANGE IN USE Fee for prior use shall be based on fee established at the time the prior use was permitted. If the previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04), the 2004 ECDC 18.82.120 impact fee shall be used. Units in ITE Land Use Category Per Unit square feet, Fee Rate # of dwelling, vfp, etc. New Use $ X Prior Use $ X Fee New Use Fee: $ - I Prior Use Fee: $ 1 = $ t ❑ NEW DEVELOPMENT Units in ITE Land Use Category Per Unit square feet, Fee Rate # of dwelling, vfp, etc. New Use $ X ❑ OTHER MITIGATION FEE RECOMMENDATION: INDEPENDENT FEE CALCULATION: $240.00 + consultant fee $ TOTAL TRANSPORTATION IMPACT FEE $ City of Edmonds, Engineering Division Approval Date ' No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative. c m E a c c� 0 a cc rn as a M O O O N O N Z J IL c d E z a Attac PLN2 Packet Pg. 140 3.1 Architectural Design Board Agenda Item Meeting Date: 03/3/2021 Approval of Minutes Staff Lead: Mike Clugston Department: Architectural Design Board Prepared By: Michelle Martin Background/History N/A Staff Recommendation Approve draft minutes from February 3rd meeting Narrative Draft meeting minutes attached Attachments: ADB210203d Packet Pg. 141 3.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Webinar Meeting February 3, 2021 Chair Strauss called the meeting of the Architectural Design Board to order at 7:04 p.m., at the City Council Chambers, 250 - 5'' Avenue North, Edmonds, Washington. Board Members Present Board Members Absent Staff Present Lauri Strauss, Chair Joe Herr Mike Clugston, Senior Planner Bruce Owensby, Vice Chair Kemen Lien, Environmental Program Manager Kim Bayer N Maurine Jeude APPROVAL OF MINUTES 4- 0 BOARD MEMBER BAYER MOVED THAT THE MINUTES OF DECEMBER 2, 2020 BE APPROVED AS > PRESENTED. VICE CHAIR OWENSBY SECONDED THE MOTION, WHICH CARRIED Q. UNANIMOUSLY. Q- a APPROVAL OF AGENDA M BOARD MEMBER BAYER MOVED THAT THE AGENDA BE ACCEPTED AS PRESENTED. BOARD MEMBER JEUDE SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. REQUESTS FROM THE AUDIENCE: There were no audience comments during this part of the agenda. PUBLIC HEARING: PLN2020-0040 WOODWAY STATION: The applicant is proposing to demolish the existing structure that was formerly used as a convenience store and gas station and construct a new two-story, approximately 11,000 square foot commercial building. The project will also provide 22 parldng spaces and new landscaping. The site is zoned Neighborhood Business (BN). The proposed development is subject to the zoning standards in Edmonds Community Development Code (ECDC) 20.11. Chair Strauss reviewed the rules and procedures for the public hearing and then opened the hearing. She asked if any Board Member had engaged in communications with opponents or proponents regarding File Number PLN2020-0040 outside of the public hearing process, and all Board Members answered no. Next, she asked if any Board Members had a conflict of interest or believes that he/she could not hear and consider the application in a fair and objective manner, and all answered no. Lastly, she asked if any one in the audience objected to a Board Member's participation as a decision maker in the hearing, and there were no objections. Chair Strauss invited all those who wanted to testify in the hearing to affinn that their testimony would be the truth. She then invited staff to present the application. Mr. Lien explained that projects that require State Envirorunental Policy Act (SEPA) Review are a Type III -A Process, which is a decision by the Architectural Design Board (ADB) following a public hearing. The ADB's decision is Architectural Design Board Meeting Minutes of Virtual Meeting February 3, 2021 Pagel of 8 Packet Pg. 142 appealable to Superior Court. In order to approve the project, the Board must find it is consistent with the Design Standards in Edmonds Community Development Code (ECDC) 20.11.030, the Urban Design Chapter in the Comprehensive Plan, and the zoning ordinance. Mr. Lien advised that the application is for the Woodway Station Project, located at the corner of 238'' Street and 100'' Avenue W. The applicant is proposing an approximately 11,000-square-foot, 2-story office building, with 22 parking spaces and associated landscaping. The site is located within the Neighborhood Business (BN) Zone. He provided a zoning map, noting that the site is primarily surrounded by Single -Family (RS-8) Zoning. However, there are three parcels, including the subject site, that are zoned BN. He also provided an aerial view of the three BN-zoned properties, and advised that the subject site is currently being leased by Sound Disposal and is used for truck parking. Mr. Lien reported that all of the comments received to date regarding the project were from the 101' Avenue Neighborhood. They were primarily concerned about access. Currently, the site can be accessed from one location on 100'' Avenue Wand two locations on 238t1i Street. The access points will change with the proposed project. The existing building was constructed in the 1960s, as were most of the homes in the 101' Avenue Neighborhood. Mr. Lien further explained that the subject site is a corner lot, with street setbacks on three sides (100'f, 238' and 101S') The BN zone requires a 20-foot street setback, and the applicant is proposing a setback greater than 20 feet on 238t'' Street and 1001 Avenue W, and the setback is right at 20 feet on the 1011 Avenue W side. The BN zone does not require side setbacks unless adjacent to residentially (RS) zoned properties. Because the subject site is located adjacent 2 to property that is zoned R-8, a 15-foot, permanently landscaped setback would be required. He summarized that, as o proposed, the project is in compliance with the zoning setback requirements. 0 L Mr. Lien advised that the BN zone has a maximum height limit of 25 feet, and the proposed building would be 24'6". Q- a There will be an overrun for the associated elevator, which is allowed as an exception. Many of the comments received Q from neighboring property owners were related to the size and scale of the proposed building. While the 25-foot height limit in the BN zone is the same as the height limit in the RS-8 Zone, most of the homes on 101' Avenue W are single- N story. o Mr. Lien advised that the adjacent neighbors have voiced concern about parking. He said the parking requirements are outlined in ECDC 17.50. The project is being designed as an office building, and two parking standards could apply: professional offices that have on -site customer service (1 space per 400 square feet) and offices that do not provide on - site customer service (1 space per 800 square feet). The applicant is proposing 22 parking spaces, which is not enough to meet the requirement for a building that is entirely professional office uses with on -site customer service. However, the applicant could use a combination of the two different types of uses. For example, 21 spaces would be required if half of the building is used for offices with customer service and the other half without customer service. At this time, the applicant has not proposed a specific use for the building. Compliance with the parking standards will be verified as part of the Business License review. Provided that the uses are split 50150, the project would comply with the off-street parking requirements. Mr. Lien advised that the applicant is proposing Type IV landscaping along 100'' Avenue W and 238'' Street, and Type 1 landscaping along 101' Street to create a barrier between the residential and commercial uses. He said he is also proposing landscaping (evergreen species) along the western side to help screen the building from the residential properties. This was included as a condition in Staff s recommendation. A 6-foot fence will be provided along the property line. With 22 parking spaces, 385 square feet of Type V landscaping will be required (17.5 feet per parking space) and the applicant is proposing 562 square feet. Mr. Lien referred to the Staff Report, which provides a detailed analysis of how the project is consistent with all the design standards in the Comprehensive Plan and the ECDC. He specifically referred to the following standards: Architectural Design Board Meeting Minutes of Virtual Meeting February 3, 2021 Page 2 of 8 Packet Pg. 143 3.1.a A.1 — Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety. As mentioned earlier, there are currently three curb cuts; one on 100'' Avenue W and two on 238' Street. The driveway cut closest to 100th Avenue West will be removed, and there will be new sidewalks along 100"' Avenue W and 238"' Street. There will only be two access points to the project. There won't be any vehicular access to the property via 101' Avenue W, and the landscaping will extend all the way from the property to the edge of 101 ' Avenue W to help discourage spill -over parking. A.3 — Connections On- and Offske. 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. In this neighborhood, there are no other commercial areas that you would want to connect the subject parcel to. There will be a pedestrian connection from the walkway along 100' Avenue W. There will also be a pedestrian connection out the back part of the property. There is a transit stop just north of the site. • 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. The applicant is proposing a horizontal band across the front of the building, with large expanses of windows. There will also be some vertical elements with the staircases and colored entries. m r • A-17 — Wall Modulation. Variation in materials, decorative elements or other features should be employed to 2 support pedestrian scale environments and streetscapes, or to help break up large building masses to keep in o scale with the surrounding environment. The applicant is proposing some wall modulation with step ins and cantilevered portions of the building. o Q. a • A-16 — Roof Modulation. Use roof forms to help identify different programs or functional areas within the Q building and support differentiation of building form and massing. There isn't a lot of roof modulation, but there will be some indents. N • A-19 — Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. The applicant is proposing large expanses of windows on the primary facades of the building, with some smaller windows on the side and back. Mr. Lien referred to the public comments received to date, which were included in the Staff Report. The primary concerns were: Traffic. There was concern about the amount of traffic that would be produced by the proposed development. The traffic analysis that was prepared for the project and reviewed by the City's Traffic Engineer identified a total of 93 new trips per day, with 11 in the peak AM and PM hours. The intersection at 100' Avenue W and 238'' Street has a Level of Service (LOS) A, which is the highest level provided in the City's Transportation Plan, and the project would not change the LOS. Limiting the access points to 100' Avenue W and 238t' Street should also minimize traffic impact to 101' Avenue W. The site would no longer be accessible from 101st Avenue W. • Parldng. Earlier comments were provided to address this issue. • Use of the Site. There were comments that the site has been underused for years, and it is currently used for some neighborhood uses. However, that can't be part of the staff s analysis when reviewing the proposal. Construction Disruption. A pre -construction meeting will be held with the developer prior to start of construction and will include discussions to help minimize impacts to the neighborhood and ensure proper Architectural Design Board Meeting Minutes of Virtual Meeting February 3, 2021 Page 3 of 8 Packet Pg. 144 3.1.a coordination and communication with any street utility disturbances. There are also City regulations that restrict when construction can occur (lam to 6pm Monday through Friday and loam and 6pm on Saturday). Any activity that exceeds the noise level would not be permitted on Sundays or federal holidays. Scale of Building. Most of the structures in the neighborhood are single -story, single-family residences, and most were built in the late 1950s. He acknowledged that the project would be a newer building with a more modern style, but it would be consistent with the 25-foot height limit, which is the same height allowed in the single-family zones. As houses in the neighborhood are redeveloped, they would likely be rebuilt to the 25-foot height limit, as well. As proposed, the building would meet all of the design standards to help reduce its bulk and scale. Chair Strauss voiced concern that the trash would be serviced from 101' Avenue W. Mr. Lien said the plan was reviewed by the Engineering Department, and they work with the trash hauler to identify the best location for the trash enclosure. He noted that there were no public comments regarding this aspect of the proposal. Chair Strauss noted that the trash enclosure would be perpendicular to the street, which means the hauler may have to block the street to pick up the trash. Mr. Lien said the enclosure would meet the dimensional requirements. He commented that office uses are not typically associated with large amounts of trash, so the pick up would probably coincide with the normal neighborhood schedule. m r Mr. Lien concluded that staff finds the project is consistent with the Comprehensive Plan, policies of ECDC 20.10, the design criteria in ECDC 20.11.030 and the zoning regulations. Staff recommends approval with the conditions outlined o in the staff report. As mentioned earlier, one of the conditions would require that the trees on the west side of the building be evergreen species. Another would require that all mechanical equipment and other roof hardware must be L screened from the street view. Q- a a Carl Pirscher, CDA Pirscher Architects, said he has been working on the project for several years and has considered -Ma a number of different site plans. The current ownership is very interested in doing a quality project. The 11,000-square- N foot, 2-story building will be a Class A office building focusing primarily on the office market. The setback and parking requirements, as well as the limited access from 101' Avenue W became the determining factor for the building's m placement. Mr. Pirscher advised that the site is currently developed with a gas station and convenience store with a partial second - story office component that has been there for decades. The metal -framed building is not very attractive, and the proposal would remove it entirely. He reviewed the proposed project plans, specifically noting the following: • The primary access point for the new development will come from 1001 Avenue W. Traffic will either exit back onto 100' Avenue W or onto 23811' Street. • The applicant will provide new sidewalks along 100' Avenue W and street frontage and landscaping between the curb along 100' Avenue W and the property line. Sections of the sidewalk along 238' Street will also be replaced or improved. • The current asphalt edge on 101' Avenue W will be replaced with a continuous raised curb. Landscaping will be provided from the back of the curb to the face of the building, with the exception of just a few elements. • The trash enclosure will be fenced with a material that matches the other fencing that is part of the project, so the view from the street front will be similar. There will be a locking gate that is strictly devoted to handling the refuse from the office building. In his experience, office users are requiring significantly less refuse than was the case 10 years ago. The containers will likely be residential -style totes or very small dumpsters. The gates will be unlocked on removal day, and the dumpsters will be wheeled out for the collectors to pick up. • The traffic analysis was based on the proposed building's gross square footage and does not acknowledge the presence of the elevator shaft, stair areas, fire sprinkling room, electrical room, etc. While these elements are Architectural Design Board Meeting Minutes of virtual Meeting February 3, 2021 Page 4 of 8 Packet Pg. 145 3.1.a not traffic generators, the applicant will provide traffic mitigation fees of $100,000 based on the gross square footage of the building and not the net square footage. • There will be some small decks on the second floor on the western fagade. While the decks will provide a sense of modulation and an opportunity for fresh air, they will only extend 1.5 from the building. • The color scheme will be somewhat muted, with distinction at the entry point. Red metallic panels will be used to highlight and emphasize the presence of the entry on the eastern facade. • No signage is proposed at this time, but a separate application may follow. • The building's material will be veneer brick of a subdued grey color, with metal panels for the roof. The overhang on the south and east sides will be pronounced for both energy efficiency and to provide roof modulation. • The east and south lower elevation facades will be primarily storefront, and there will be columns on the east fagade with an overhang of the second floor to further modulate and give texture to the building elevation. • There will be a larger deck near the stairway on the south elevation to provide protection for people exiting the stairway and to provide more modulation to the building. • Landscaping of densely populated evergreens, shrubs and ground cover will be planted on the western facade, so the building will not be clearly viewed from the adjacent single-family properties. • A solid screen fence would be provided on the north and west sides of the property. Concerns were raised about N potential graffiti being applied to the fence, and he would be willing to work with City staff to address the issue if it is deemed a real problem in the area. With the recommendation to provide greater screening of evergreens, the image of the building will be significantly diminished by the growth that would be established by the required landscaping. 4- ° • There will be a slight overhang along the west and north facades to add modulation to the roofline. o • Cut-off style light fixtures will be used around the building, one at the main entry and another at the corner to Q. provide ambient light and reduce scale. There will be soffits lights at the first level window areas and probably Q some safety lights at the exit. All of the lights will be directional to avoid impacting the adjacent residential neighborhood. M Board Member Jeude asked if there will be a pedestrian pass -through next to the trash enclosure. Mr. Pirscher answered that there will be a pathway that is intended to provide access to the sprinkler room and allow access from the building to the trash enclosure. He said he believes this access is important for fire access, as well, but he could put a door directly into the trash enclosure to further restrict access to the street. He reminded them that the goal is for the trash enclosure is to have very little impact to the street. Board Member Jeude voiced concern that spill -over traffic from the development is bound to go onto 101' Avenue W. A pedestrian pass -through in this area might encourage people to use 101' Avenue W for parking. She asked if the pass - through will provide access to the front of the building, and Mr. Pirscher answered no. Vice Chair Owenby asked about the proposed fence material and Mr. Pirscher answered it would be vertical slats that are stained appropriately. He felt that vertical slats would be more well -received as they would be more residential in style. If the City is concerned about graffiti, he would be open to changing the material. Vice Chair Owensby asked if the applicant has considered modulating the fence with some recesses to capture more landscaping. Mr. Pirscher answered no, but said it is something they could explore to provide greater visual interest, particularly on 101' Avenue W. Vice Chair Owensby felt that modulating the fence would help break up the building and provide a more residential feel. Mr. Pirscher agreed that would be a good strategy. Board Member Bayer said she thinks the proposed design is great and will help lift a neighborhood that has been an eyesore for many years. She said she reviewed the public comments, and the applicant has done studies to adequately address the traffic concern. The applicant has also done a nice job of separating the project from 101' Avenue W to discourage spill -over parking. She asked where the evergreen trees that were recommended by staff as a condition of approval would be planted. Mr. Pirscher said the current landscape plan shows a fairly dense planting of evergreens, Architectural Design Board Meeting Minutes of Virtual Meeting February 3, 2021 Page 5 of 8 Packet Pg. 146 3.1.a shrubs and ground cover on the north side. The original application showed deciduous trees on the west side, and staff is recommending that these be replaced with evergreens. The applicant is happy to make that change and will likely treat the area with even more density of evergreens. Board Member Bayer agreed that the decks on the west facade help break up the building and provide a nice benefit for the people in the building, but there is concern about privacy. Planting evergreens, as recommended by staff, will help address this concern. Board Member Bayer asked for more information about how the decks on the west facade would be used. Mr. Pirscher said they will be about 5 feet wide and extend out 18 inches. They are somewhat ornamental, but a door will be provided. Board Member Bayer recalled that adjacent property owners have raised concerns about privacy. She asked if the applicant considered placing the decks on the north facade rather than the west facade. Mr. Pirscher commented that most of the building functions, such as restrooms will be on the north facade, so the balconies wouldn't be enjoyed to the same extent as they might be on the west side. In addition, the dense evergreen trees and other landscaping should help to address privacy concerns. Board Member Bayer said she loves the proposed colors and materials, particularly the red at the entry, and she understands that it would be difficult for the building to blend in with the existing commercial development in the area. Mr. Pirscher said the primarily building colors will be beige, blue and grey, with a splash of red at the entry. The red horizontal element will project out past the overhanging floor above to further emphasize the prime entry point. r Mr. Pirscher said he supports the Findings of Fact and Recommendations presented in the Staff Report. 4- 0 Chair Strauss asked if the applicant is going for a LEED rating. Mr. Pirscher said the project will meet the requirements of the recently updated Washington State Energy Code, but the applicant does not intend for the project to be LEED 0 certified at this time. The new energy code demands a lot more accountability in how walls, enclosures, HVAC systems a and lighting systems are addressed. He summarized that the new building will be significantly more efficient than a Q comparable building that was constructed last year. M Chair Strauss opened the public comment portion of the hearing. Judy Motree, Edmonds, voiced concern about traffic flow on 100' Avenue W and 238' Street and asked if both entries would allow for right and left turns into the subject site. Mr. Lien said he doesn't believe people would be able to cross traffic to turn into the subject property from 100'' Avenue W because there will be a curb. Christine Weir, Edmonds, said she is concerned about parking, particularly during construction. She asked where construction workers would park. Mr. Pirscher explained that City staff will meet with the applicant in a pre - construction meeting and impose standards for working hours, where parking can be established, etc. He said there won't be a lot of excavation required, so the construction site will be fairly easy to manage. In recent years, contractors have gotten very good at managing the flow of equipment, men and materials to construction sites. Ms. Weir asked if retail space would be provided in the building. If so, would it be open late at night and on weekends? Mr. Pirscher said the original traffic analysis was based on 50% retail and 50% office. However, the applicant does not anticipate any retail use at this time because it would require more on -site parking than could feasibly be provided on site. Board Member Bayer asked if retail uses would be allowed in the building at some point in the future. Mr. Lien answered that retail uses are allowed in the BN zone. However, the parking requirement would be greater than for an office use. If and when a business license application is submitted for a retail use, the City would review the application to make sure the parking requirement could be met. Ms. Weir asked if there would be sufficient sight distance for her to see adequately when she enters 238'' Street from 101 ' Avenue W. Mr. Lien answered that the Engineering Department would review the application during the Building Permit phase to make sure the fence and landscaping will not obstruct view. Architectural Design Board Meeting Minutes of virtual Meeting February 3, 2021 Page 6 of 8 Packet Pg. 147 3.1.a Board Member Bayer reiterated the privacy concerns on the west side of the property. While she doesn't disagree with the proposed decks, the applicant should make sure the landscaping offsets them so people cannot look directly onto the residential properties on 101' Avenue W. Chair Strauss closed the public comment portion of the hearing and invited the Board to begin its deliberations. Chair Strauss agreed that the corner has been dilapidated and blighted for a long time, and it will be nice to have a new development. She likes the building design, but she is also concerned about privacy on the western fagade. She said she is leaning towards supporting staff s recommendation. Vice Chair Owensby asked about the growing timeline for the vegetation that is planted on the western fagade. He questioned how long the adjacent property owners would have to wait for the landscaping to grow to sufficient size to screen the building. Mr. Lien said the landscaping requirements designate minimum planting size, and evergreen trees must be a minimum of 6 feet in height and deciduous trees must be a minimum of 1.5 to 2 inches in caliper at the time of planting. Vice Chair Owensby observed that it could take 15 years for the landscaping to reach a sufficient height to provide an adequate screen to address the privacy issue. Board Member Jeude pointed out that the privacy issue would be the same whether a person was standing inside looking out a window or standing out on a deck. Adding the evergreen trees will certainly help over time. Chair Strauss concurred. The applicant has agreed to plant evergreen rather than deciduous trees, which is good. 4- 0 CHAIR STRAUSS MOVED THAT THE ADOPT THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FIND THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE o L PLAN, POLICIES OF ECDC 20.10, THE DESIGN CRITERIA OF ECDC 20.11.030, AND ZONING 0. REGULATIONS. SHE FURTHER MOVED THAT THE BOARD APPROVE THE DESIGN OF THE Q PROPOSED OFFICE BUILDING WITH THE FOLLOWING CONDITIONS: a 1. THE APPLICANT MUST OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE AND IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH VARIOUS PROVISIONS CONTAINED IN THESE CODES. 2. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES AND LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND ENGINEERING PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE APPROVED BY STAFF AT THE TIME OF BUILDING PERMIT WITHOUT FURTHER DESIGN REVIEW BY THE BOARD AS LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT ORIGINALLY APPROVED. 3. TO PROVIDE MORE EFFECTIVE SCREEN FOR THE RESIDENTIAL NEIGHBORHOOD ON THE WEST SIDE OF THE DEVELOPMENT, THE PROPOSED TREES ON THE WEST SIDE OF THE BUILDING MUST BE EVERGREEN SPECIES. 4. MECHANICAL EQUIPMENT OR OTHER UTILITY HARDWARE ON THE ROOF, GROUNDS OR BUILDINGS SHALL BE SCREENED FROM VIEW FROM THE STREET LEVEL. VICE CHAIR OWENSBY SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: Board Member Bayer requested that staff share any noteworthy updates on past projects the Board has worked on. Mr. Lien responded that the Westgate Station and Main Street Projects are the two most recent projects the Board reviewed. Mr. Clugston said that no Development Permit application has been submitted for the Westgate Station Project yet. Architectural Design Board Meeting Minutes of Virtual Meeting February 3, 2021 Page 7 of 8 Packet Pg. 148 3.1.a Chair Strauss noted that redevelopment has been proposed on the old Baskin Robbins site on 5th Avenue South. Mr. Clugston said the goal is to present this project to the Board for the first of a two -phased public hearing in March. The applicant is currently proposing three buildings on the site. The two facing 5' Avenue would have six live -work units, and the other building would have eight residential units. Board Member Bayer asked if the Art Complex Project at 21 and Main Street is still proposed to be one story. Mr. Clugston said it will be primarily one story, with a few punch ups in the roof by main street. Mr. Lien said the project was originally reviewed by the ADB as a two-story building, but it was later reviewed and approved as a one-story building. Mr. Clugston said the project was approved as two buildings, but the building at the corner is being done first. Board Member Bayer asked what the uses would be. Mr. Clugston answered that the corner building would house art studios with a retail component, as well. The southern building will be eight residential units. Chair Strauss asked about the City's progress in filling the vacant positions on the Board. Mr. Lien recalled that the City has had a difficult time finding someone to fill the landscape architect position. He agreed to check to see if the positions have been advertised. Board Member Bayer asked where they are in the process of redefining the ADB's role. Mr. Clugston said the project is still on the longer -range plan, but other issues have taken precedence (Housing Commission Report, Tree Code, etc.). The pandemic also presented some additional challenges. Board Member Bayer asked what the Board could do to speed the discussion up. Mr. Clugston said he doesn't know of anything at this time. The City's priorities have changed for the time being. Based on the City Council's direction, the ADB may have a role in implementing some of the Housing o Commission's recommendations. 0 L ADJOURNMENT: a a The meeting was adjourned at 8:30 p.m. M Architectural Design Board Meeting Minutes of virtual Meeting February 3, 2021 Page 8 of 8 Packet Pg. 149