2022-04-06 Architectural Design Board MinutesCITY OF EDMONDS
ARCHITECTURAL DESIGN BOARD
Minutes of Webinar Meeting
April 6, 2022
Chair Bayer called the meeting of the Architectural Design Board to order at 7:00 p.m. via Zoom.
Board Members Present
Kim Bayer, Chair
Alexa Brooks, Vice Chair
Joe Herr
Maurine Jeude
Lauri Strauss
Board Members Absent
None
APPROVAL OF AGENDA
The agenda was approved as presented.
APPROVAL OF MINUTES
March 2, 2022 ADB Meeting Minutes
Staff Present
Kernen Lien, Interim Planning Division Manager
Mike Clugston, Senior Planner
MOTION MADE BY BOARD MEMBER STRAUSS, SECONDED BY BOARD MEMBER JEUDE,
TO APPROVE THE MINUTES AS PRESENTED. MOTION PASSED UNANIMOUSLY.
AUDIENCE COMMENTS
None
PUBLIC HEARINGS
Phase 2 Public Hearing — 611 Main Street, 24-Unit Apartment Building (PLN2021-0066)
Interim Planning Division Manager Kernen Lien reviewed issues in the City that have caused this hearing to be
delayed. There was a moratorium placed on building applications for new multifamily buildings within the BD2
zones. The moratorium has been extended to April 21 to allow time for the Interim Design Standards to be
reviewed and adopted. He explained that the hearing would need to be continued once the Interim Design
Standards are adopted. Staff is recommending July 6 for the Phase 2 public hearing.
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MOTION MADE BY BOARD MEMBER STRAUSS, SECONDED BY BOARD MEMBER JEUDE
TO CONTINUE THE PUBLIC HEARING UNTIL JULY 6. MOTION PASSED UNANIMOUSLY.
Mr. Lien summarized the expected timeline for the rest of this process.
BOARD REVIEW ITEMS
PLN2019-0003 Revision of Kisan Multi -Family Development
Mr. Lien explained this was a potential revision to a project that the ADB approved back in 2019. He thought
the changes were significant enough that the ADB should be involved. This is an 18-unit multifamily building
at 22810 Edmonds Way. The applicant is proposing changes to the roof form and building materials to address
potential maintenance concerns. No other changes to the size or site layout are being proposed. Staff thinks that
the proposed revisions still comply with the design standards for building design in ECDC 20.11.030.A and
design objectives in the comprehensive plan. Staff is recommending that the ADB approve the proposed
revisions.
Naeem reviewed the process to date and requested the ADB's approval.
Board Member Herr spoke in support of the changes.
Board Member Strauss praised the changes, noting that it looks a lot better.
General questions and answers about the project design followed.
MOTION MADE BY BOARD MEMBER STRAUSS, SECONDED BY BOARD MEMBER HERR,
TO APPROVE THE CHANGES. MOTION PASSED UNANIMOUSLY.
BOARD DISCUSSION ITEMS
Interim Design Standards
Senior Planner Mike Clugston reviewed the proposed Interim Design Standards for Stand -Alone Multifamily
Buildings in the BD2 zone. For BD2 parcels without designated street front, they must address two situations —
where the project is adjacent to R-zoned property and/or where it is adjacent to other BD2 property. The
proposed design standards address materials, street -side amenity space, and private amenity space.
Materials:
• Breaks up massing; strengthens identity
• Preferred exterior materials: natural stone, wood, architectural metal, brick, and glass
• Man-made is okay if made to look like preferred materials
Benefits of Street -side Amenity Space are that it results in a setback to the street to serve as an amenity space.
It also activates street front to improve the pedestrian experience and strengthens pedestrian access and site
identity. The Interim Design Standards state that 5% of the lot area must be provided for Street -side Amenity
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Space. It shall be between the building and the sidewalk only and open to the sky. It also must include
landscaping, seating, art, etc. Mr. Clugston reviewed graphics of examples of this.
Private Amenity Space would improve livability for smaller residential units. It allows for architectural
discretion to design amenity space to align with building character, orientation, and style. It also provides
additional articulation of massing, adds interest to the facade, and increases `eyes on the street' thereby
improving safety. Interim Design Standards state that Private Amenity Space must be 10% of the project area;
that it be balconies, decks, patios, or yards; and that it be together with a dwelling unit or grouped together for
resident use. If Private Amenity Space is combined with individual units, it must be at least 40 square feet. 50%
of the required area can be achieved with a rooftop deck. Balconies can project 5' into the setback from R-zone
property. Decks and patios can project 10' into the required setback area.
Chair Bayer asked if city staff has discussed with the developer or architect about doing mixed use commercial
and residential versus only residential. Mr. Clugston noted that that is a separate issue that the Council will be
addressing. Chair Bayer asked if they don't do the rooftop deck would that portion of the private amenity space
be spread out among the rest of the area. Mr. Clugston replied that it would. Chair Bayer asked if rooftop decks
are currently allowed in the BD2 zones. Mr. Clugston replied that they are not; it would only be part of these
interim design standards and only for certain projects. Mr. Lien added some clarification about the rooftop
decks. He explained that according to the building code someone could already build a rooftop deck if it
complies with the height limit. The exception in the Interim Design Standards is for the railings. If a building is
already at maximum height, there would be an exception for the BD2 zone to allow the railings to be 42" above
the height limit.
General clarification questions and answers about details of the standards followed. Board Member Strauss
commended staff for their good ideas and great work. Mr. Clugston thanked the Board and reviewed the
expected timeline for general design standards. He noted that the intent is to have something by the end of the
year.
Board Positions
Mr. Lien explained that they readvertised for ADB positions (planner and architect) and hope to have a full
board soon. Board Member Herr explained that his last month would probably be July.
ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS:
ADJOURNMENT:
The meeting was adjourned at 7:48 p.m.
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