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2022-01-05 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, January 5, 2022 7:00 PM Virtual Online Meeting Remote Meeting Information Join Zoom Meeting at: https://zoom.us/s/95360544929?pwd=ZmdOREFORkE3RkRaeVdBRmpkNUxMZzO9 Meeting ID: 9536 0544 929. Password: 818962 Call into the meeting by dialing: 253-215-8782 A. Call to Order Attendee Name Present Absent Late Arrived B. Approval of Agenda 1. Generic Agenda Item (ID # 6027) Approval of Minutes Background/History N/A Staff Recommendation Approve minutes from December 1, 2021 Meeting. ATTACHMENTS: • ADB211201d (PDF) C. Approval of Minutes D. Board Discussion Items 1. Generic Agenda Item (ID # 6019) Fire Truck Display Building at Main Street Commons (PLN2021-0067) Background/History The ADB approved the design of the Main Street Commons project in 2019. Building permits were subsequently reviewed and approved by staff and the project is currently under construction at the southwest corner of 6th and Main. Staff Recommendation Architectural Design Board Page 1 Printed 1212912021 Remote Zoom Meeting Agenda January 5, 2022 Review the proposed design changes and provide any feedback to staff. ATTACHMENTS: • Attachment 1- Project Narrative (PDF) • Attachment 2 - Fire Truck Display plans (PDF) • Attachment 3 - Updated Site and Landscape Plans(PDF) • Attachment 5 - Rendering of Revised Gateway Performance Space (PDF) • Attachment 4 - Rendering of Fire Truck Display from 6th Ave (PDF) • Attachment 6 - Approved ADB Design Set (PLN2019-0024) (PDF) • Attachment 7 - Approved Landscape plan (PLN2019-0024) (PDF) E. Public Hearings 1. Generic Agenda Item (ID # 6023) Phase 1 Public Hearing - 611 Main Street 24-Unit Apartment Building (PLN2021-0066) Background/History N/A Staff Recommendation Provide guidance to the applicant on design review guidelines and continue to a date certain for Phase 2 of the public hearing. ATTACHMENTS: • PLN2021-0066 Phase 1 Staff Report with Attachments (PDF) F. Board Review Items Items requiring review and recommendation from the ADB. G. ADB Member Comments H. Adjournment I. Generic Agenda Items Architectural Design Board Page 2 Printed 1212912021 B.1 Architectural Design Board Agenda Item Meeting Date: 01/5/2022 Approval of Minutes Staff Lead: Mike Clugston Department: Development Services Prepared By: Michelle Martin Background/History N/A Staff Recommendation Approve minutes from December 1, 2021 Meeting. Narrative December 1st Draft minutes attached. Attachments: ADB211201d Packet Pg. 3 B.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Webinar Meeting December 1, 2021 Chair Strauss called the meeting of the Architectural Design Board to order at 7:02 p.m. via Zoom. Board Members Present Board Members Absent Lauri Strauss, Chair None Kim Bayer Joe Herr Alexa Brooks Maurine Jeude APPROVAL OF AGENDA Staff Present Eric Engmann, Senior Planner MOTION TO APPROVE THE AGENDA MADE BY BOARD MEMBER BAYER AND SECONDED BY BOARD MEMBER JEUDE. THE MOTION PASSED UNANIMOUSLY. APPROVAL OF MINUTES A. September 1, 2021 Minutes B. October 6, 2021 Minutes C. November 3, 2021 Minutes MOTION TO APPROVE ALL THREE SETS OF MINUTES AS PRESENTED MADE BY BOARD MEMBER JEUDE AND SECONDED BY BOARD MEMBER HERR. MOTION PASSED UNANIMOUSLY. PUBLIC HEARINGS None BOARD REVIEW ITEMS None BOARD DISCUSSION ITEMS Multifamily Design Standards Discussion Architectural Design Board Meeting Minutes of Virtual Meeting December 1, 2021 Pagel of 5 Packet Pg. 4 B.1.a Recap of October ADB Meeting: Mr. Engmann reviewed what was discussed at the October meeting and the Multifamily Design Standard Process planned for the rest of 2021 and 2022. He summarized what staff heard at the last meeting including prioritizing flexibility in standards, ensuring public engagement in the process, ADB involvement in specific standards, protection of the character and charm of Edmonds, possibly allowing the ADB to adjust standards, consideration of housing affordability, theme by type of housing, challenges with public concerns about zoning standards, how they like the criteria shown in staff report, and how downtown standards differentiate between portions of the building. Scoping/Framework Discussion on Zoning: Mr. Engmann explained that Multifamily Design Standards would apply in the RM zones which are generally located just outside of the downtown (BD) districts, near 196th Street close to Lynnwood, near Edmonds Woodway High School, and along Edmonds Way/Firdale Village. There are four multifamily categories with zoning standards which are based on the densities allowed. Compared to single-family zones, the multifamily N zones have reduced street setbacks, greater side setbacks, similar rear setbacks, similar height allowances with some exceptions, and greater lot coverage. In addition to RM zones, the Multifamily Design Standards could also apply to subdivision/unit lots that allow for "fee simple" ownership of lots. Community Business (BC) 4- which allows multifamily as part of mixed -use development already has its own design standards so it remains ° �a to be decided if that would be included as part of this discussion. Downtown (BD) zones allow multifamily as o a mixed -use development and have extensive design guidelines. Westgate Mixed Use (WMU) and General a Commercial (CG) zones allow multifamily as part of mixed -use development but also have their own extensive Q guidelines. Mr. Engmann solicited feedback on what would be included in the discussion on Multifamily Design M r Standards. Staff s recommendation is to focus almost exclusively on the Multifamily Zones (RM) which would N also take into effect the Subdivision/Unit Lots. Board Member Jeude asked if they would be including mixed -use zones. Mr. Engmann discussed challenges with doing this since those areas already have their own design standards. Chair Strauss liked the idea of just focusing on the Multifamily Zones. She agreed that the Westgate and Highway 99 codes were just recently done. The Downtown zone seems to be working well. Board Member Bayer agreed that the Multifamily Zone is where they should focus. The Unit Lot Subdivision is a big topic from a public standpoint, and she isn't sure they want to get involved in that right now. Board Member Brooks agreed and thought this would be the preference of the public as well. Board Member Bayer commented that one of the biggest concerns she has heard from citizens moving forward is lack of open space and green space. Mr. Engmann concurred and noted Council made it clear this needs to be considered. Board Member Herr also agreed with the proposed focus. Scoping/Framework Discussion on Development Components: The Multifamily Zones existing criteria contains some general guidance for Design Review. The Comp Plan design criteria are very broad, citywide goals, but don't specifically address the context or needs of this housing types. Massing and Articulation: Mr. Engmann reviewed the difference between massing and articulation. Articulation includes things added to the larger mass like extensions, balconies, and rooflines. These are generally easier to adjust or add than the massing. Architectural Design Board Meeting Minutes of Virtual Meeting December 1, 2021 Page 2 of 5 Packet Pg. 5 B.1.a • Board Member Herr spoke to the importance of focusing on flexibility with articulation because developers are limited on lot sizes and struggle to make the project feasible. The more the code can include something that allows for exceptions or variations the better. • Chair Strauss agreed and discussed how this played out in a project she worked on. Allowing articulations project into setbacks could make a big difference for the project. • Board Member Bayer commented that it needs to be a balance so there is not repetitiveness and big bulky structures. • Board Member Jeude agreed. She noted that pedestrian circulation is so much more interesting when the buildings have character. Mr. Engmann reviewed current Comp Plan policies related to massing and building form. Building Fagade: Building fagade treatment relates to how buildings are seen from the street and includes: the use of color and textures; window size, location, and placement; the use of eaves and cornices; and use of balconies and overhangs. Mr. Engmann reviewed Comp Plan policies related to building fagade. Entryways and Porches: Another aspect to consider is entryways and porches which are major components to provide a sense of place, pedestrian -level connection and neighborhood feel. Unless they are addressed in standards, doors and entries are often an afterthought. He commented on how this would play out with long, deep lots. For longer, inset developments there could be a requirement to have one entryway along the first unit which faces the street. This could change the character of the whole thing without affecting the massing. Chair Strauss agreed that this makes developments more inviting. Board Member Herr commented on development challenges with the missing middle housing. He spoke to the importance of thinking about the end user's experience in this process. Garage Placement: Garage, parking and driveway placement can be a design obstacle for wide, short lots along a street. Wider shorter lots can work to minimize garage clutter. Board Member Brooks commented that another downside to that is there is more pavement and less greenspace with the long driveway. Parking: The RM Zone already prohibits parking in the front setback. The location and layout of parking is a key factor. Driveway Placement: Narrow, longer lots can work to minimize the impact of a shared driveway. Another goal is to create a safe environment for pedestrians, cyclists, and cars. Chair Strauss commented on the fact that there are projects that meet the code, but still end up looking unattractive. Board Member Herr commented that the code is what they must work with even though it may not end up pleasing everyone aesthetically. The developers are trying to work with a budget and still meet the code. He stressed that they should not let too much of their personal opinions get in the way when they are writing a code. Board Member Bayer agreed with Chair Strauss that design standards should be written to be aesthetically pleasing to the public. Chair Strauss commented that the whole idea of the ADB is to make sure that projects look good. She suggested that taking all the elements of articulation together would result in a Architectural Design Board Meeting Minutes of Virtual Meeting December 1, 2021 Page 3 of 5 Packet Pg. 6 B.1.a better aesthetic. She does not want to be overly prescriptive, but she wants to bring out the best designs they can get for the community. Board Member Herr agreed but added that they can't make it so prescriptive that it can't be done and that they may not always like the outcome. Board Member Brooks commented that the ADB's responsibility is to provide form and function. An example of form and functionality is using different hardscapes so that a pedestrian knows where it is safe to walk, and it also provides a lot of character to the hardscaping. Mr. Engmann commented that the stakeholders for the projects are the government (staff, Council, the ADB), residents, and the developer. It is important to get opinions and feedback from all of them. As the code gets drafted, they can start to go through scenario testing to see how it will work out. He commented that one thing they might want to look at is allowing tandem parking. Chair Strauss commented that this recently came up with a project and because it wasn't allowed, they ended up with more paving and a weird design. She agreed they should discuss this more in the future. Open Space and Green Space: The amount of open and green space on a property adds to the feel of a specific neighborhood. Mr. Engmann commented on the difference between a standard versus a guideline when it comes N to this. Protection of existing natural resources such as trees, watersheds, wetlands, and slopes should be considered. They can also discuss how to maximize street side landscaping treatment. • Chair Strauss suggested requiring a distribution of the greenspace so it's not all off to one area while 4- everything else is paved. L • Board Member Bayer commented that this is where the issue with Unit Lot Subdivisions came about a because there was no requirement for green space or open space; it's just cement. Q • Board Member Herr asked if they would be differentiating between low-income housing and market rate housing. If not, it will be very difficult to get low-income housing. Chair Strauss commented that N if they are targeting low-income people, it would be unfair to say they don't need landscaping. Board N Member Herr agreed but stressed that overburdening a project with requirements for facades and c landscaping and whatnot might result in market rate rentals instead of low-income rentals. Chair Strauss a stated that a good architect could design a project that looks good but is still affordable. • Board Member Brooks commented that the courtyard style of multifamily homes makes sense because r they can have a greenspace in the center that can be common ground for everyone. M • Chair Strauss suggested using open space and green space as an incentive for allowing an extra story Q on a building. Mr. Engmann noted that this is done in the RMEW district. • Board Member Brooks said she has seen great examples of green space parking with pavers and plantings. Mr. Engmann noted that there is always a question of whether that would count for green space. Chair Strauss commented that maybe it could count for 50%. Mr. Engmann reviewed existing Comp Plan policies related to open space and green space. Setbacks and Stepbacks: Setbacks involve the distance (usually from a property line) that something can be built. Stepbacks usually involve further recessing or pushing back an addition portion or feature. Stepbacks are usually done for larger buildings or to break up the massing of a building. Based on the limited height and similar setbacks to RS (Single -Family Zones), additional setbacks or stepbacks may not be needed. Architectural Design Board Meeting Minutes of virtual Meeting December 1, 2021 Page 4 of 5 Packet Pg. 7 B.1.a Chair Strauss commented that this might come into play if they use open space as an incentive for allowing another floor. She thought there was also something like this in the Westgate zone that related to access to the sun. However, if they are only talking about two and three-story buildings it might not be an issue. Other Components: These elements focus on how the buildings interact with the public realm (street) to create a welcoming, visually pleasant, and safe environment. These can include walkways and pathways, utility, and mechanical equipment placement, fencing (limits) along street in front setbacks, and lighting elements. Next steps include a meeting with the Planning Board on December 8. Staff will then finalize the outreach and engagement plan. After that the scope will be narrowed and discuss assessing community preferences. Mr. Engmann reminded everyone to check out and share the news about the code updates page on the website at www.edmondswa.gov/codeiMdates. ELECTION OF OFFICERS FOR 2022 Chair Strauss stated she would like to step down and nominated Board Member Bayer as Chair. Board Member N Bayer accepted the nomination. Board Member Herr noted that he would be moving at some point in 2022 so a replacement would be needed 4- 0 0 for his position. 0 Board Member Jeude nominated Board Member Brooks who accepted the nomination. Q- a a THERE WAS UNANIMOUS CONSENT TO ELECT HIM BAYER AS CHAIR AND ALEXA r BROOKS AS VICE CHAIR. N ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: None ADJOURNMENT: The meeting was adjourned at 8:42 p.m. Architectural Design Board Meeting Minutes of virtual Meeting December 1, 2021 Page 5 of 5 Packet Pg. 8 D.1 Architectural Design Board Agenda Item Meeting Date: 01/5/2022 Fire Truck Display Building at Main Street Commons (PLN2021-0067) Staff Lead: {enter Staff Lead or "N/A" here} Department: Planning Division Prepared By: Michael Clugston Background/History The ADB approved the design of the Main Street Commons project in 2019. Building permits were subsequently reviewed and approved by staff and the project is currently under construction at the southwest corner of 6th and Main. Staff Recommendation Review the proposed design changes and provide any feedback to staff. Narrative The applicant has applied to make some changes to the design of a portion of the Main Street Commons site. The mural and art spaces on the south edge of the site would be revised to include a display building for the antique Edmonds fire truck and a permanent roof over the performance stage area - see Attachments 1- 5. It appears that the mural panels will be removed from the design and some small changes to landscaping are shown. The original ADB-approved designs are included for comparison as Attachments 6 & 7. The scope of the proposed changes does not trigger a new public hearing or decision by the Design Board; the design review will be completed by staff. The proposed changes appear to be consistent with both the BD -zone design standards in ECDC 22.43 and the Board's original design approval but staff wanted to provide the Board an opportunity to provide feedback on the proposed changes before completing the review. Attachments: Attachment 1 - Project Narrative Attachment 2 - Fire Truck Display plans Attachment 3 - Updated Site and Landscape Plans Attachment 5 - Rendering of Revised Gateway Performance Space Attachment 4 - Rendering of Fire Truck Display from 6th Ave Attachment 6 - Approved ADB Design Set (PLN2019-0024) Attachment 7 - Approved Landscape plan (PLN2019-0024) Packet Pg. 9 D.1.a Cover Letter-Type-1 decision request Main Street Commons project located at 550 Main Street, Edmonds,Wa 98020 The Type-1 staff decision request is to allow a small display structure to be constructed on SE corner of property located at 550 Main Street, hopefully to display our communities 1938 Edmonds Classic Fire Truck. Recently it was brought to my attention that the classic fire truck needs to eventually be relocated from the fire station downtown (taking up valuable space at station #17). 1 have been approached by a few involved locals asking if I can accommodate this unique Edmonds Relic. Also, included in this request is to augment the performance stage with a permanent roof structure to match the Fire Truck display ascetically. The performance stage would be an exact smaller version of display structure minus the window enclosures, this saves cost on design and structural consulting. The requested additions to the project, would not change much to the already approved permitted plans, the SE corner was permitted to be a flat area to accommodate outdoor tables and/or farmer market like temporary tent stalls from time to time. The structure would not impede ADA access. The Utility layout plans would not change. This requested change still allows much room for pedestrian walkway paths. The display structure would just require power to light up display structure, it would not be heated. The power would be added to electrician permit at the time of installing plaza lighting. Both the display structure roof and performance stage roof would connect into the newly constructed water retention system per civil plan update (will have them update if approved). The Landscape plan would be adjusted by moving one of the future planned sidewalk trees slightly to the south located on SE corner of 61h avenue, that will allow access for truck to be moved if needed and delivered to space, also the planned plantings in SE corner would be eliminated. (*see revised landscape plan). The augmentation to the performance stage, would allow a more permanent weather protected cover area in the plaza, utilizing better pedestrian cover from weather and allow more opportunity of additional outdoor dining and planned small performances (local sea jazz group). The NW contemporary design helps assimilate into some of the Mid -Century elements of the existing 1954 Thriftway building. I feel this would be a really great civic addition to the Main Street Commons project. This opportunity to keep our historic gem to remain in our Downtown and be more accessible on a more intimate level with our visitors and residents, would be really positive for our community. Please advise on what additional information required to approve these changes? Structural work has been completed on these requested changes by Quantum Engineering and Landscape update by the landscape architect Karen Kiest has been completed. Paul Curtis of ARC Architects, Inc. was hired to design these additions and augmentation to the project. I can provide Civil plan updates if changes are approved by Thanks for your consideration, Michael McMurray/Owner Packet Pg. 10 D.1.b GROUND LEVEL 114 = 1'-0" (B) (A) 27'-0" @ FIRE TRUCK PAVILION 24'-0" @ AMPHITHEATER PAVILION r—— ————————————————————————————————————————————————————— J --CL OF BOTH MULLIONS J & RAFTERS ABOVE, TYP EDGE OF ROOF —ABOVE, J �y J TYP 3'-0" T-0" T-0" T-0" T-0" L T-0" L T-0" L T-0" L T-0" F.Q. 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O J CO O H TINT STL INE DF 12'-81 /2" W NEC WNEEDUT SEE CNI F.RSL.PE SET BY DEPTH 2 RSOEAIIEtit— ELY PER STRUCT WER I � L F J `1 - J L - - - J BLDG CROSS SECTION rpTwal HS PER SPECIAL COATINGCT, TYP EAEND�' TEMPERED—DNG SYSTT'EM NETISTOREFRONT MOMENT FRAME WEB FOUNDATOOrSrFOOINGS GEASPER IT FINIEED �G r c architecture resource collaborative 119 MAIN ST, STE #200 SEATTLE, WA 98104-2579 (206) 322-3322 PERMIT REVISIONS ISSUE DATE: OCTOBER 2021 REVISION SCHEDULE Rev # Date Description CONTENTS: CONEPTUAL PLANS SCALE: DRAWN: PRC CHECKED: PRL PROJECT NO: 2021027.00 SHW1 .0 Q 11e=1W 1w =1'A' 1/r = V-H- Packet Pg. 11 MATERIALS LIST — RIGHT OF WAY D.1.c M A I N T_ NEW CONC. PAVING, REF. CIVIL. MATCH EXISTING SCORING F—R,E E T t M41 K, 01 CONCEPTUAL LOCATION FOR SCULPTURE PEBBLE MULCH, TYP. STONE SLAB L1 1 EX. STREET TREE GRATE, TO REMAIN AND BE PROTECTED. EX. STREET TREE, TO REMAIN AND BE PROTECTED. TREE PROTECTION, TYP. J . ° UJ ° ° > � d Q ° I a a ° p-, ° a w w aM 4 i ,JL 3 STONE L1.1 SLAB NOTE: REFER TO CIVIL CONST. PLANS FOR ADDL. FRONTAGE IMPROVEMENTS AND ALL UTILITY REQ'TS., TYP. FDC SEAT WALL • EX. IRRIG EX. LANDSCAPE TO REMAIN AND BE PROTECTED, TYP. PROTECTION FENCING T ° ,I o00 �\ ° 000 0 oo 00 00 PROPERTY LINE a • ° 0 EX. TREE TO REMAIN / I I I ­t-4:H--r 01 __T_ - 7- AND BE PROTECTED, T r ° ° D TYP. _ a 0 ° n 4' 4' 4� 4'III _r - — T------ - —_ /// — L J THROUGH JNTS ALIGNED WITH TENANT TENANT ° I� GRID LINES, TYP. THIS AREA ENTRY CANOPY ABOVE, TYP., REF ARCH ENTRY SCORING SHOWN REFERENCES CANOPY ABOVE, TYP. T EXISTING SCORING PATTERN. _I a� TENANT CONCRETE BAND BETWEEN PAVERS & BLDG. AL o ADJUST AS NECESSARY PROVIDE TREE UPLIGHT & OUTLET AT EA. TREE, EDGE OF EX. CONC. ENTRY COOOD. W/ELEC., REF. SHEET L3.0 FOR TREE ° ° SPECIES & LOCATION, TYP. A U 1 TREE GRATE, REF. PLANTERS ON TOP OF PAVERS, ° �I L1.1 EDGE RESTRAINT PHASE 2 — L1.1 MATERIALS LIST, TYP. SHIM TO BE LEVEL I ° ° °� a RAMP, l :l 2 MAX CANOPY OVERHEAD, j TENANT GUARDRAIL, REF RCH T REF. ARCH ° ENTRY L3.1 YX2' PLANTING AREA. VINE ON d THROUGH JNTS ALIGNED WITH Lj- U TRIFLES RE TRELLIS, REF. ARCH FOR 1 EX. PP GRID LINES, TYP. THIS AREA ° I ° z 1'X2' PLANTING ° ° L3.1 Td L O z,' AREA. VINE ON r I- -3 SQ �, UQ SCORE JNTS CENTERED cot +� /4" 6 STAIR LOBBY WIRE TRELLIS, REF. °°� I°� 3 L1.1 ARCH FOR TRELLIS. L BETWEEN THROUGH JNTS, a I w UP - ENTRY ° TYP. THIS AREA ° T 00 °I 3 1 ° - - a9 PAI AL STONE °° I b d ° 6 SLAB E ■ ° a I a ° ® d (2)BIKE I ° STAIR, INSTALL PAVING JOINTS 1.1 ° �T _a °,_ p RACKS I AT EDGE OF STRU TURE CV > ° SIM. ® - � � T - - ° - ° Tu+ d �= � °a 10T�° -°- W E R a d - a a HANGING FLO a , �a ��� PA a I BASKET POLE a 4 a ° a °Ia �I STAIR, L1.1 °- -°- °F° T - _ _ - I I a a T a SIM. _ _ _ °I la —g LU ° d � T Ig ° 1 8 AL Q � OVERHEAD CANOPY, a a ~�a RA P, ° T ° al ° ° ° Z ® TYP., REF. ARCH. ° ° ° - dd a Q ° DWGS. ° ~ � d �� � S� RE ( )aEQ AL � CTI NS �f � Lu 1:12 I 8 . --- a ° _ O d d ° CO E (7) EQUAL SEqTIO S AL4 I I — — — — ° a / ° , Q BIKE a 5 RAMP L1 RAMP, SIM. L15.1 a ° °- RACK ° 3 d ° - - T° I� 5DIA. LANDING ZONE 5' DIA. LANDING, a ° ° ° I ° ° I I �O TYP. ° RECYCLE BIN ENCLOSURE, �T REF. ARCH. DWGS. ° a a�a a �� HISTORIC FIRE ° °�° I In TRUCK PAVILION, d REF. ARCH. ° ° ° A � ° F L� PARKING LOT VA AC SSI c _ I I ° - PAVING & PARKING SPACE, i HH- ---------- -- WHEEL STOPS, - REF. CIVIL ALLEY I S°S � Ia a REF. CIVIL - — L _ _ ~I a UU H VL --- --- _- 0 0 0 — 11 it 77 x t x o� LANDSCAPE PLAN — SITE PLAN SCALE 1 " = 10' - 0" 0 10, 20' I I I I I 1 CONCRETE PAVING SEE CIVIL FOR SECTION, MATCH EX. SCORING PER PLAN. COORDINATE PAVING W/ TREE GRATES PER STD DETAIL TR-551 - - —T - - THROUGH JOINT TREE GRATE Do 3' X 3' PER CITY OF EDMONDS STANDARD, SEE DETAIL TR-551, APPROVED BY CITY ENGINEER JEANIE McCONNELL 11 /1 /2018 r -1 TREE PROTECTION 4'-6" HIGH CHAIN LINK FENCE, FOUR SIDES, L J TO ENCLOSE ENTIRE TREE GRATE, TYP. EACH TREE, OR PER CITY OF EDMONDS nAL ALIGN MATERIALS LIST — ON SITE CONCRETE W/ SCORING SEE CIVIL FOR SECTION, W/ THE FOLLOWING EXCEPTIONS: -SAND COATED THROUGH JOINTS -SAW CUT JOINTS -FINISH: LIGHT SAND BLAST -SCORE PER PLAN PAVERS SELECTION: TBD AVAILABLE FROM ABBOTSFORD CONCRETE PRODUCTS, 1-800-663-4091 SAND SET, INSTALL PER MFG. INSTRUCTIONS ER CONTINUOUS PVC EDGE RESTRAINT MANUFACTURED BY PAVE -TECH INC. PROVIDE PAVE EDGE RIGID EDGE RESTRAINT AND ALL ASSOCIATED PARTS, INCLUDING GALVANIZED STEEL SPIKES (10"X3/8"), WHERE PAVERS ARE NOT ADJACENT TO OTHER PAVING. INSTALL PER MFG. RECOMMENDATIONS. BIKE RACK - REVIEW W/ OWNER ,OAHU NO SCRATCH CIRCULAR BIKE RACK'' BY SPORTWORKS, EMBED, STAINLESS STEEL FINISH, INSTALL PER MFG. RECOMMENDATIONS STONE SLAB []6' L 2' W X 24" HT (18" HT AT FIN. GRADE), REF. 4' L L1 .1 /DET. 3, SALT & PEPPER GRANITE W/SAWN TOP AND BOTTOM, SPLIT FACES. AVAILABLE FROM MARENAKOS, 425.392-3313 SEE DETAIL FOR DEPTH. 0 PLANTERS RECTANGULAR PLANTERS, REINFORCED CONCRETE, BY TOURNESOL SITEWORKS, WILSHIRE COLLECTION, SIZE: 961 X 24''W X 36" HT, COLOR: SHADOW SHIM 1''ABOVE GRADE MODULAR CONTAINER IRRIGATION SYSTEM, CWMRI620-4K, BY TOURNESOL SITEWORKS TUA UP LIGHTS TREE UPLIGHTS AT EACH TREE: BK LIGHTING, MODEL: LS-8-BLP-7-9-1 1 PROVIDE OUTLET & POWER AT EACH TREE REF. ELEC. FOR ATTACHMENT & POWER,TO BE LOCATED IN FIELD BY LANDSCAPE ARCHITECT. PA PLANTING AREA PEBBLE MULCH 2"-3'' DIA. BEACH PEBBLES, COLOR: DARK, 4" MIN. DEPTH AVAILABLE FROM MARENAKOS ROCK CENTER, ISSAQUAH, 425.392.3313, QUARRY S/E, INC. 525 SOUTH FRONT STREET, SEATTLE, WA 98108 206.522.8670, OR APPROVED EQUAL. ■ HANGING FLOWER BASKET POLE PER CITY OF EDMONDS STD DET TR-552, REF. L1.1 /DET 7 ON -GRADE TOPSOIL: 1. TOPSOIL: TWO-WAY MIX, AVAILABLE AT PACIFIC TOPSOIL, KENMORE, WA (800)884-7645, OR APPROVED EQUAL. 2. PREPARATION: LOOSEN SUBGRADE SOIL TO MINIMUM DEPTH OF 8 INCHES W/CULTIMULCHER OR SIMILAR EQUIPMENT. REMOVE STONES, GRAVEL, STICKS, ETC. 3. PLACEMENT: TOPSOIL MINIMUM DEPTH 8". SPREAD APPROX. 1 /2 THE THICKNESS OF PLANTING SOIL MIX OVER LOOSENED SUBGRADE. MIX THOROUGHLY INTO TOP 4-INCHES OF SUBGRADE. SPREAD REMAINDER TO MEET REQUIRED GRADES. HOLD 3'' BELOW ADJACENT PAVED WALKS, CURBS, AND PLANTER WALLS. TOPSOIL IN PLANTERS: 1. TOPSOIL: 'LIGHTWEIGHT SOIL MIX #2', AVAILABLE AT CEDAR GROVE COMPOSTING, MAPLE VALLEY, WA, (877) 764-5748, OR APPROVED EQUAL. 2. PLACEMENT: PER PLANS, FILL PLANTERS TO MEET REQUIRED GRADES, HOLD 3'' BELOW TOP OF PLANTER WALLS. COMPACT TOPSOIL TO 85%. MULCH: 1. BARK MULCH: PACIFIC GARDEN MULCH, OR APPROVED EQUAL, AND SHALL BE NO LESS THAN 2 OR MORE THAN 4 YEARS OLD. MINIMUM DEPTH 2". SHEET LIST L1 .0 LANDSCAPE MATERIALS & LAYOUT PLAN L1 .1 HARDSCAPE DETAILS L2.0 IRRIGATION PLAN L3.0 PLANTING PLAN L3.1 PLANTING DETAILS DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons West Building 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job sife. The Architecf will not be responsible for construction means, methods, techniques sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Karen Kiest Landscape Architects 1 1 1 west john street suite 306 wattle Washington 981 19 206 323 6032 www.kk-la.com OF WASH i o GO o U �Fp EXP. P� �gNDSIC Permit Set ISSUED: 19.05.08 PERMIT SET 19.12.17 CORR 1 20.04.10 CORR 2 20.06.17 CORR 3 21.11.01 DISPLAY STRUCTURE Landscape Layout & Materials Plan Ll . Packet Pg. 12 D.1.c LANDSCAPE IRRIGATION PLAN SCALE 1 " = 10'- 0" 0 10, 20' IIIII I IRRIGATION EQUIPMENT LEGEND IRRIGATION NOTES l . ALL PROPOSED PLANTING AREAS WILL BE WATERED WITH A COMPLETE IN -GROUND AUTOMATIC IRRIGATION SYSTEM. 2. IRRIGATION SYSTEM IS BASED ON THE MINIMUM OPERATING PRESSURE OF THE SPRINKLERS (30 P.S.I.) AND THE MAXIMUM FLOW DEMAND OF -- GPM FOR STATIONS PROPOSED. THE ESTIMATED STATIC PRESSURE FOR THE POINT OF CONNECTION IS --- PSI AT THE STREET LEVEL. THE CONTRACTOR SHALL VERIFY AVAILABLE WATER PRESSURE PRIOR TO CONSTRUCTION TO ENSURE IRRIGATION IS OPERATIONAL AS DESIGNED. 3. LOCATION OF POINT OF CONNECTION, MAINLINE AND SLEEVES AS SHOWN ARE SCHEMATIC. LOCATE MAINLINE AND VALVES TO AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM AND PLANTING, UTILITIES, PAVEMENTS AND ARCHITECTURAL FEATURES. 4. DO NOT WILLFULLY DESIGN AND INSTALL THE SPRINKLER SYSTEM WHERE IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR SLEEVES AND CHASES UNDER PAVING, THROUGH WALLS, ETC, UNLESS OTHERWISE NOTED. 6. WHERE THE FIELD CONDITIONS REQUIRE ADJUSTMENTS, HEADS SHALL BE ADDED OR DELETED IN ACCORDANCE WITH THE IRRIGATION LEGEND OR MANUFACTURER'S SPECIFICATIONS. PIPE SIZING SHALL BE ADJUSTED ACCORDINGLY, AND WATER VELOCITY SHALL NOT EXCEED 5 FEET PER SECOND. 7. SIZE PIPE PER PIPE SIZING CHART 8. INSTALL BACKFLOW PREVENTION DEVICE AS REQUIRED BY LOCAL CODES AND HEALTH DEPARTMENT REQUIREMENTS. REFER TO PLUMBING PLANS. 9. IN ADDITION TO THE PIPE SLEEVES SHOWN ON THE DRAWINGS, THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES OF SUFFICIENT SIZE UNDER ALL PAVED AREAS AND TO CLOCK LOCATION AT INTERIOR OF BUILDING. 10. ROUTE COMMON AND CONTROL WIRE FROM THE CONTROLLER TO CONTROL VALVES. CONNECT TO MAINLINE, EXCEPT AT SLEEVES. PROVIDE ONE SPARE WIRE FROM THE CONTROLLER TO THE FARTHEST VALVE ON THE SITE AND AT THE ENDS OF THE MAINLINE RUNS. 11. THE IRRIGATION SYSTEM IS DESIGNED TO BE WINTERIZED THROUGH THE DRAIN VALVE AT THE POINT OF CONNECTION. COMPRESSED AIR CAN ALSO BE USED THROUGH THE QUICK COUPLER VALVE AT THE POINT OF CONNECTION FOR BLOW-OUT. IRRIGATION PERMIT NOTES l . A SEPARATE IRRIGATION PERMIT MUST BE OBTAINED FROM THE CITY PUBLIC WORKS DEPARTMENT. PRIOR TO FINAL ACCEPTANCE PROVIDE A COPY OF THE BACKFLOW TEST REPORT TO THE CITY'S CROSS - CONTAMINATION CONTROL SPECIALIST. TEST REPORTS CAN BE FAXED TO 425.744.6057 OR E-MAILED TO JEFF.KOBLYK@EDMONDSWA.GOV. BACKFLOW TESTING WILL BE REQUIRED ON AN ANNUAL BASIS THEREAFTER. IRRIGATION EQUIPMENT LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION POINT OF CONNECTION: ❑M EX. 3/4'' METER Da GATE VALVE - NIBCO T-1 13, BRASS, LINE SIZE POC N BACKFLOW PREVENTER - PER CITY OF EDMONDS 8 MASTER VALVE - SUPERIOR NO. 3000, BRASS, LINE SIZE QUICK COUPLER - RAINBIRD 44LRC, SUPPLY HOSE KEY AND SWIVEL MAINLINE - PVC SCH 40, 1" SIZE UNLESS NOTED OTHERWISE LATERAL LINE - PVC CLASS 200, SIZE PER PIPE SIZING CHART. SLEEVE - PVC SCH 40, SIZE = 2 x LINE SIZE, 2'' MIN DRIPLINE - NETAFIM TECHLINE CV TLCV6-12XX -W DRIP VALVE ASSEMBLY - TORO DZK-700-1-LF, 1" LOW FLOW DRIP ZONE KIT © CONTROLLER, PROVIDE POWER AS NEEDED, REF. ELEC. O MANUAL FLUSH VALVE - NETAFIM TLSOV PIPE SIZING CHART GALLONS / MIN. PIPE SIZE 0-7 3/4 INCH 7 - 14 1 INCH 14 - 24 1-1/4 INCH 24 - 34 1-1 /2 INCH 34 - 54 2 INCH DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons West Building 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job sife. The Architect will not be responsible for construction means, methods, techniques sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Karen Kiest Landscape Architects 1 1 1 west john street suite 306 seattle washington 98119 206 323 6032 www.kk-la.com of WASH i S. k,�sIX o o U �Fp '950 EXP. 12 PSG "gNDSCAPE Permit Set ISSUED: 19.05.08 PERMIT SET 19.12.17 CORR 1 20.04.10 CORR 2 20.06.17 CORR 3 21.11.01 DISPLAY STRUCTURE Irrigation Plan L2.0 Packet Pg. 13 D.1.c / p %_ Uas rV ("Tn rrT Tn rr /-n A Tr 7/1 / I LANDSCAPE PLANTING PLAN 0 10, 20' 1 IIIII I SCALE 1" = 10' - 0" PLANT LIST 11SYM BOTANICAL NAME COMMON NAME SIZE COND. SPACING STREET TREES EX. TREE, TO REMAIN AND BE PROTECTED GINKGO BILOBA 'BLAGON' (APPROVED BY CITY OF EDMONDS ENGINEER JEANIE McCONNELL 4/09/2019) ON -SITE TREES SPECIMEN, DECIDUOUS SPECIMEN, CONIFER ACER CIRCINATUM SHRUBS BUXUS MICROPHYLLA JAPONICA 'WINTER GEM' CORNUS STOLONIFERA 'KELSEYI' HYDRANGEA QUERCIFOLIA 'PEE WEE' ILEX CRENATA a—SPIRAEA X BUMALDA 'DENISTAR' �� PIERIS JAPONICA 'CAVATINE' POLYSTICHUM MUNITUM O VIBURNUM DAVIDII Q-ESCALLONIA'FRADESII' (NON -DWARF) ILEX CRENATA 'SKY PENCIL' GROUNDCOVERS GOLDSPIRE GINKGO 3" CAL. B&B PER PLAN 7' BRANCHING HT. SPECIMEN B&B PER PLAN SIZE SPECIMEN B&B PER PLAN SIZE VINE MAPLE 1-1 /2" B&B PER PLAN CAL MULTI. 'WINTER GEM' JAPANESE BOXWOOD 5 GAL. CONT. 30" O.C. 'KELSEYI' RED -OSIER DOGWOOD 1 GAL. CONT. 24" O.C. 'PEE WEE' OAKLEAF HYDRANGEA 1 GAL. CONT. 30" O.C. JAPANESE HOLLY 5 GAL. CONT. 30'' O.C. SUPERSTAR SPIRAEA 2 GAL. CONT. 30" O.C. 'CAVATINE' JAPANESE PIERIS 5 GAL. CONT. 24'' O.C. SWORD FERN 1 GAL. CONT. AS SHOWN DAVID'S VIBURNUM 5 GAL. CONT. 36'' O.C. ESCALLONIA (NON -DWARF) 5 GAL. CONT. 36'' O.C. SKY PENCIL JAPANESE HOLLY MIN. HT. MUST CONT. 18'' O.C. SCREEN TRANSFORMER ®LIRIOPE SPICATA CREEPING LILYTURF 1 GAL. CONT. 12" O.C. ® DRYOPTERIS ERTHROSORA AUTUMN FERN 1 GAL. CONT. 12'' O.C. &-PACHYSANDRA TERMINALIS PACHYSANDRA 1 GAL. CONT. 12" O.C. C�- EPIMEDIUM ALPINUM EPIMEDIUM 1 GAL. CONT. 18" O.C. OPHIOPOGON PLAN ISCAPUS 'NIGRESCENS' BLACK MONDO GRASS 1 GAL. CONT. REF. DET 3/L3.1 VINES AKEBIA QUINATA FIVELEAF AKEBIA 1 GAL. CONT. AS SHOWN TYPE V LANDSCAPING - 4' W MIN. AT PARKING PER CITY OF EDMONDS CODE 20.13.030, (SHRUBS WITH GROUNDCOVER BETWEEN, SPACING PER BELOW) 0-50%VIBURNUM DAVIDII DAVID'S VIBURNUM 5 GAL. CONT. 36'' O.C. 50% ESCALLONIA 'FRADESII' (NON -DWARF) ESCALLONIA (NON -DWARF) 5 GAL. CONT. 36'' O.C. EPIMEDIUM ALPINUM (BETWEEN SHRUBS, SPACING AT NOTED) EPIMEDIUM 1 GAL. CONT. 18" O.C. GROUNDCOVER LIRIOPE SPICATA CREEPING LILYTURF 1 GAL. CONT. 12" O.C. n U on SIN ,TY LINE 'O REMAIN 'ROTECTED, ,EET TREE �NTING WITH ATE ICE ZONE FOR :EF. CIVIL/MECH �NDSCAPING AT , PER CITY OF IS CODE 20.13.030 ON -GRADE TOPSOIL: l . TOPSOIL: TWO-WAY MIX, AVAILABLE AT PACIFIC TOPSOIL, KENMORE, WA (800)884-7645, OR APPROVED EQUAL. 2. PREPARATION: LOOSEN SUBGRADE SOIL TO MINIMUM DEPTH OF 8 INCHES W/CULTIMULCHER OR SIMILAR EQUIPMENT. REMOVE STONES, GRAVEL, STICKS, ETC. 3. PLACEMENT: TOPSOIL MINIMUM DEPTH 8 SPREAD APPROX. 1 /2 THE THICKNESS OF PLANTING SOIL MIX OVER LOOSENED SUBGRADE. MIX THOROUGHLY INTO TOP 4-INCHES OF SUBGRADE. SPREAD REMAINDER TO MEET REQUIRED GRADES. HOLD 3'' BELOW ADJACENT PAVED WALKS, CURBS, AND PLANTER WALLS. TOPSOIL IN PLANTERS: l . TOPSOIL: 'LIGHTWEIGHT SOIL MIX #2', AVAILABLE AT CEDAR GROVE COMPOSTING, MAPLE VALLEY, WA, (877) 764-5748, OR APPROVED EQUAL. 2. PLACEMENT: PER PLANS, FILL PLANTERS TO MEET REQUIRED GRADES, HOLD 3'' BELOW TOP OF PLANTER WALLS. COMPACT TOPSOIL TO 85%. MULCH: 1. BARK MULCH: PACIFIC GARDEN MULCH, OR APPROVED EQUAL, AND SHALL BE NO LESS THAN 2 OR MORE THAN 4 YEARS OLD. MINIMUM DEPTH 2''. NOTE: 1. ALL LANDSCAPED AREAS TO RECEIVE PERMANENT IN -GROUND IRRIGATION. SEE IRRIGATION PLANS. TYPE V LANDSCAPE PER C.O.E. 20.13.030: TYPE V LANDSCAPE PROVIDES VISUAL RELIEF AND SHADE, PROVIDE 17.5' SF LANDSCAPE MIN. PER PARKING SPACE (17.5'X7 SPACES=122.5 SF). EACH AREA MUST CONTAIN 150 SF MIN, 4' IN ANY DIRECTION, 1 TREE 6' HT. MIN, 1.5" CAL MIN., REMAINING AREA TO HAVE PLANT MATERIAL, DECORATIVE MULCH OR UNIT PAVERS. 1 y` DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons West Building 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job sife. The Architect will not be responsible for construction means, methods, techniques sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Karen Kiest Landscape Architects 1 1 1 west john street suite 306 seattle washington 98119 206 323 6032 www.kk-la.com of WASH i �P- ��vN' S. o / U o S Fp 860 �2 EXR G P� Permit Set ISSUED: 19.05.08 PERMIT SET 19.12.17 CORR 1 20.04.10 CORR 2 20.06.17 CORR 3 21.11.01 DISPLAY STRUCTURE Planting Plan L3,0 Packet Pg. 14 Oman,�t 3S- N a Ago IP % • rim % 4e- 46 j .6 A 116 � ::!mt or % F6 roff L how V OWN lf7 -AMWIIE, I -NOW OM I- i� __ ; --I -bI . - L 17f.% -A6' 251 Z;eti — mop Maur �f _�_ }•_.•: _ ;y Wk jrOIIIIIII�' -S 41 :0I 1pr. 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ML e rip L d ,Opr mfi 116 Jr MEL R46 No- c F. % 4b- IdL '7 Ac Fqr- -ik- Ar PhO % pp . rr D.1.f ROOFTOP HVAC EQUIPMENT PURSUANT OF ECDC 22.43.070.13.1 GREEN WALLS PURSUANT OF ECDC 22.43.060.B.1.j ADB KEYNOTE LEGEND Orient buildings to street, provide a protected pedestrian entry between buildings and street Provide at [east 75%facade transparency between 2 and 10 feet above the ground level Building facades shall convey a visually distinct base and top Provide a minimum floor -to -floor height of 15 feet for the entire ground level Aerial view Looking Southwest SCALE: 1:29.21 PROJECTING CORNICE HIGHER ENTRY BAY INDIRECTLY LIT SIGNAGE PURSUANT OF ECDC 22.43.040.B.11 MASONRY TRANSOM WINDOWS PURSUANT OF ECDC 22.43.030.13.1.h STRUCTURAL CANOPIES PURSUANT OF ECDC 22.43.040.B.1 ORIENTATION TO STREET PURSUANT OF ECDC 22.43.020 A & B TRANSPARENCY AT STREET LEVEL PURSUANT OF ECDC 22.43.050.131 FORECOURT &ENTRANCE PLAZA PURSUANT OF ECDC 22.43.020.B.3.c DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture ISSUED: OVERVIEW 00 Printed: 9/10/19 N O O a) T" Co N Z J d C O> d m Q d O L Q Q d E t ci Q E Q Packet Pg. 17 -- 1---- 1---- mm IN all HOME 1 i FW,R 1_ u Owl V. 0 BI6 COLUM � I M i WOMEN _ .1 -_____■ �monorff 7 J■■�_�. NON ■_I _� ■_____� _ _ _ _ / 1�__ i 1 IL ;� , cl,( • ►' .� ��7lv�- �__MEMO ��Aa; ^�_t �7■■EMO V. 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Z,060.17 sq ti EXIT STAIRWELL A: 93.44 sq ft #DrgIA #LayID r L- - --------------- UPPER LEVEL A: 2,523.45 sq ft DD) EST BUILDING LOT COVERAGE*AYE 1: PLAZA PEDESTRIAN AREA rD A:1,463.78 sq t� A: 3,131.65 sq 1 .1 D. ❑ MAIN LEVEL W.6 86 A: 6L d,572.1 sq ft MIr In - -II 88 2 sq ft tJ FBLDG LOT COVER A: 3,668.46 sq ft AIN LEVEL A: 3,136.9 sq ft �v r�d,� 8'-11vr" x 12'-2" �� ° -J / ®r D.2 D.3 D.2 a W.3 sq ft _ I � S - - - - D.1 D. .16 w s z_ D.16 D.19 D.16 I I I I I o W.8 MS ROOM I I c• s w.6 �I� w.6 o A:151.06 sq ft W'6 t FLOOR -TO -FLOOR HEIGHT OF ENTIRE F- q 11 GROUND LEVEL TO BE 15' 0" MINIMUM L + 11 � Q � 2 T-) 1E IT 5 o D.1 TENANT 1 MR ROOM A:109.93 sq STAI RWAY 8RI E 4164 A: 75.28 sq ft 1 RUN(12') El bl I I #LayID lIIIIIIIIIII�II • • I[.Lj!11 I[.Lj+:�h II�'�=1]I • r+t� rri� ��r ELEV CL o A: 41.32 sq ft iD.5 10' 0" x 6'-8" I I KITCHEN iD.1 A: 843.89 sq ft ZI SAR- o A:12 5 s ft RECEIVING DOCK A: 345.02 sq°ft ° �� RECYCLE & GARB ° A:166.07 sq ft ° 27'-9" x 12'-0" GROUND FLOOR PLANS SCALE:1/8" = 1'-0" I ,MEMO1- �_11■•+-���--ME Wall I �11 _ 1�711 11■�1RiR I ��III ���•�' RIB._= I■ I��AiII 0!ffie �■L it ==� • • � �I`III■III Mm 110 • • �����`�_. ��� �' ., i�11 ®, 1 'III_ I■ - lllr`Ir71 ��� ® - - • � 1_I�IIIIII■I■■III =�_�_ - - - � "I� I �I • � _�■�I�■■III r - • • • I n■;��� �� „� .: 1� I �� I_11■■.,_ 1001 Mill INli , �� JI �� 1 IL ` 1Ir ® , �- I■ 1110011 -III -=-------- .-: 11III . �lyy � I■IN�.�=��,�.J1111 ����■���■-1i_,_Ilil��j --,._. �� ��,�� ��, ■�� f �. _ ��������� III. 1111 ■�l4a11 18 RISE (611/16") UP 17 RUN (11") W.3 W.4 yl a TENANT 2 A:1,503.89 sq ft I WATER CLO A: 42.91 sq ft G 0 ELEC CLO A: 92.82 sq ft W.3 UP 2RISE (6") 'f__� 1RUN (4')== #La jID I I I I I i I _J 73.48 sq ft 280.15 sq ft / 0 / O O DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture ISSUED: FLOOR PLANS 1 Printed: 9/10/19 Packet Pg. 19 D.1.f East Buildinq East Elevation SCALE:1/4" = 1'-0" East Buildinq North Elevation # Plaza Level DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture ISSUED: EXTERIOR ELEVATIONS 3 Printed: 9/10/19 SCALE:1/4" = 1'-0" Packet Pg. 20 D.1.f East Building West Elevation SCALE:1/4" = 1'-0" LJ East Building South Elevation 4 SCALE:1/4" = 1'-0" DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture ISSUED: EXTERIOR ELEVATIONS 4 Printed: 9/10/19 N O O Co N Z J d O C O> d m Q d O L Q Q d E t ci Q E V Q Packet Pg. 21 '10 W"' HANGING FLOWER BASKETS \7��`� j� �i �� .� �� , �� \ CREATES SEASONAL COLOR CHANGED QUARTERLY., ► " , ' �1 1 i / •,• , . - ► �, J ► ® -- WELCOMES THE PEDESTRIAN TO THE ART ALLEY 1► ► 44 i t �� �, 1 i� ,�� . • . �... �... ._.. ,�.� ► , LIGHTING AT EACH BASKET MARKS A SAFE EVENING ENTRANCE PURSUANT OF ECDC 22.43.O2O.13.1.a LANDSCAPING � •;jr WAIST HEIGHT PLANTINGS CREATE ASAFE BORDER =i= CLEARLY DEFINES THE SIDEWALK FROM THE ENTRANCE 0.0 INVITING COLORFUL SOFT -TEXTURED PLANTINGS PURSUANT OF ECDC 22.43.O2O.13.1.i � _� FORECOURT & ENTRANCE PLAZA THE ART ALLEY GATEWAY MARKS ENTERING INTO A SPECIAL PLACE SUN SHINES THROUGH CUT OUT LETTERS ADDS A FUN TOUCH TO THE SIDEWALK JUST WITHIN THE GATEWAY ARE SEASONAL MARKET STALLS UNDER CANVAS AWNINGS THIS FORECOURT IS ALSO SERVES THE 2ND FLOOR EVENT SPACE PURSUANT OF ECDC 22.43.O2O.B.1 & ECDC 22.43.O2O.B.2 R K.M. 22.43_020_R_3_r 6th AVENUE GATEWAY INNlaft%� — Ijr 1i llb Furl fi DFCORATIVF I IfHTING 00 SHAPELY COLORED GLASS LIGHTS CREATE AWARM PLEASING ATMOSPHERE SET AT A HEIGHT TO CAST LIGHT ONTO THE SIDEWALK, BUT NOT BE IN THE WAY HISTORICALLY MATERIALS OF WROUGHT IRON AND REEDED GLASS ADD TO A SMALL TOWN FEEL PURSUANT OF ECDC 22.43.O3O.13.1.a DECORATIVE LIGHTING r- THREE RETRACTABLE AWNINGS COLORFUL CANVAS AWNING OFFERS A SHADED OUTDOOR AREA OPEN TO THE PUBLIC COMMUNITY -MINDED AMENITIES 010 RECITAL SPACE FOR LOCAL MUSICIANS COMMUNITY -MINDED AMENITIES -------------------- BLEACHER OPEN SEATING FOR CASUAL INTERACTION -------------- PLAZA VIEW ff DIMARCO ARCHITECTURE David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture ISSUED: PEDESTRIAN FEATURES 6 Printed: 9/10/19 N O O a) T" Co N Z J d C LM d m Q 0 Q E w Q Q Packet Pg. 22