2019-10-02 Architectural Design Board MinutesCITY OF EDMONDS
ARCHITECTURAL DESIGN BOARD
Minutes of Regular Meeting
October 2, 2019
Chair Herr called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers, 250
- 51 Avenue North, Edmonds, Washington.
Board Members Present
Joe Herr, Chair
Kim Bayer
Cary Guenther
Maureen Jeude
Bruce Owensby
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Board Members Absent
Lauri Strauss, Vice Chair (excused)
Tom Walker (excused)
Staff Present
Mike Clugston, Senior Planner
Karin Noyes, Recorder
BOARD MEMBER GUENTHER MOVED THAT THE MINUTES OF SEPTEMBER 2, 2019 BE
APPROVED AS AMENDED. BOARD MEMBER JEUDE SECONDED THE MOTION, WHICH CARRIED
UNANIMOUSLY.
APPROVAL OF AGENDA
BOARD MEMBER GUENTHER MOVED THAT THE AGENDA BE ACCEPTED AS PRESENTED.
BOARD MEMBER BAYER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY.
REQUESTS FROM THE AUDIENCE:
There were no audience comments during this part of the agenda.
MINOR PROJECTS:
No minor projects were scheduled on the agenda.
PUBLIC HEARING: Phase 2 District -Based Design Review for Main Street Commons Located at 550 Main
Street (File Number PLN20190024)
Chair Herr explained that this is a public hearing for the Main Street Commons Project located at 550 Main Street. After
accepting public testimony, the Board will deliberate and make a decision on the project. He reviewed the rules and
procedures for the hearing and invited all who wanted to participate in the hearing to stand and be sworn in.
Mr. Clugston explained that this is Phase 2 of the public hearing for the Main Street Commons Project. Phase 1 of the
hearing was held on July 3'd, at which time the applicant provided conceptual designs and the Board prioritized the
Design Guidelines Checklist and continued the hearing to September 4'. On September 0, the Board continued the
hearing to October 2" d to allow the applicant additional time to resubmit updated project materials.
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 1 of 10
Mr. Clugston reminded the Board that projects in the Downtown Business (BD) zones are subject to district -based
design review under the regulations of Edmonds Community Development Code (ECDC) 20.12. Applications that
trigger State Environmental Policy Act (SEPA) review are Type III-B decisions that require a two-phase public hearing
and design decision by the Architectural Design Board (ADB). He explained that the purpose of the Phase 2 hearing is
for the applicant to present revised plans that address the input provided by the public and the ADB at the Phase 1
hearing. At the conclusion of the Phase 2 portion of the hearing process, the ADB will complete its review of the project
design and make a final decision.
Mr. Clugston reviewed the Staff Report, which contains 15 exhibits. He provided an aerial photograph of the subject
property, noting that the site is currently developed with an existing building (west) and a parking lot (east). He
explained that Part lof the project includes extensive renovation and alteration (not new construction) of the existing
building on the west side of the site for commercial uses. The building height will remain at roughly 23 feet. He
provided a photograph of the Main Street fagade of the existing building, with its 1950's design. He pointed out that the
design presented at the Phase 1 hearing provided some additional window treatments and siding changes. The updated
design that is currently before the Board responds to input from the Board and staff by adding a pedestrian entrance onto
Main Street and providing additional windows. He explained that because the building is a remodel, it does not have to
meet and cannot meet all of the BD Design Standards, but the current proposal changes the building from addressing the
parking lot to the east to addressing the street front at Main Street.
Mr. Clugston advised that Part 2 of the project will replace the existing parking lot on the east side of the site with a new
2-story building at the corner of Main Street and 6' Avenue South. At the Phase 1 hearing, the Board requested that the
ground floor of the building be opened up. Because the building is new construction, it must meet all of the BD Design
Standards. The design presented at the Phase 1 hearing did not appear to meet the 75% transparency requirement. In the
current design, the building between 2 and 10 feet is almost entirely windows. The rest of the design is similar to the
previous submittal, but it provides some different claddings. He summarized that staff believes the proposed design
meets the design standards.
Mr. Clugston provided a rendering to show how the entire site will fit together. He also provided a plan drawing of the
entire site, noting the canopy -covered pedestrian entry on the west building and the canopy covering and outdoor seating
between the east building and the sidewalk. The primary entry to the new building would be located at the corner of 6''
Avenue South and Main Street. He pointed out that an interior plaza would be created on a portion of the existing
surface parking lot, and would extend south of the new building to connect to 6' Avenue South. Although no parking is
required for the project, the applicant is proposing 8 surface parking stalls that load from the alley to the south. The
parking space would be separated from the plaza by a low wall and mural system.
Mr. Clugston reported that the existing landscaping on Main Street, including the street trees, will be protected and
retained, and new street trees will be planted on 6' Avenue South. Small planters and a few specimen trees will be
provided throughout the site, but the code does not require a lot of landscaping. However, Type V landscaping will be
required at the southeast corner for the parking lot.
Mr. Clugston said staff is recommending approval of the proposed design with several conditions, some of which simply
highlight code requirements. There appears to be a utility pad at the southeast corner of the site by the sidewalk on 6'
Avenue. A condition is proposed to relocate, bury or screen any utility cabinets to deemphasize them as much as
possible. In this same area, a 2" d condition would emphasize that Type V landscaping would be required. Staff is
proposing a condition that recommends additional interest along the 6' Avenue South sidewalk. While street trees are
shown, hanging baskets, planters, and street furniture, similar to those on Main Street, would be nice to have on 6'
Avenue South if there is room. Lastly, the wall between the parking area and the plaza looks very plain in the
renderings, and a condition was added to require additional interest via different materials, vegetation, etc. Chair Herr
pointed out that a split face and different textures can be used on block walls to enhance their visual interest.
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 2 of 10
Mike McMurray, Seattle -Snohomish Mill Company, advised that he is the applicant and owner of the subject
property. He said he is planning a large green wall on the east side of 6' Avenue South that wraps around to the alley.
This will soften and provide interest to the building, and he is open to recommendations on the types of planting
material.
Mr. McMurray commented that his project architects did a great job implementing the recommendations made by the
Board and staff at the Phase 1 hearing. He expressed his belief that the glazing and seismic update requirements in the
code can conflict with each other and there needs to be a process that allows the requirements to be reduced to some
degree. He said his structural engineer was able to beef up some of the beams and do other things to meet the seismic
code and still provide the glazing that is required, but it was difficult. The awnings on Main Street were also structurally
difficult and expensive to do, given the significant window requirement. He acknowledged that the changes made the
building design better, but they also increased his costs.
Mr. McMurray agreed that the proposed mural walls could appear too corporate looking, and he solicited input from
Francis Chapin and Patrick Doherty on how to make them look better. The goal of the proposed mural walls is to
interact not only with pedestrians, but also with the patrons of the boutique event space on the second floor. One option
is to break up the mural board into three sections, with space in between each one. This would give the mural more
texture and make it look more like a piece of art. He is open to suggestions as this portion of the project evolves over
time. He noted that particular attention needs to be paid to the scale of the mural wall.
Mr. McMurray said there is currently a flower bed at the corner of the existing building, and the current design calls for
an installation art piece. He spoke with Ms. Chapin about the City of Langley's installation art program, which rotates
every 12 to 18 months. They have three spots throughout the city, and they have competitions. He suggested that
Edmonds could embrace a similar concept, and this corner location could be an ideal place.
Mr. McMurray said the site plan hasn't changed a lot since the Phase 1 hearing, except more awnings were added in the
plaza and on Main Street. While he isn't required to provide parking, the proposed plan would accommodate 8 spaces.
He said he finds it ironic that he is developing parking space for his project when, two lots away, the City is designing an
8.5-acre park without a designated parking lot or American's with Disabilities Act (ADA) parking. Development in the
BD 1 zone depends on street parking, and he has made some recommendations to the City's leadership about the need for
a better balance. He explained that he has allowed people to park on his property for free for the past two years, and
some people have voiced concern that the proposed project will take the parking away. He said he would like to provide
more parking for his project, but it is extremely costly to provide underground parking. He noted that a few additional
parking spaces could be created along 6' Avenue South when the existing curb cut is eliminated.
Mr. McMurray advised that the tax on the two parcels increased by 60% over the past year, and retaining the parking lot
and renovating the existing building with seismic updates, windows, etc. is not feasible in any scenario. He said he has
received offers to sell the property for a nice gain for condominium development, which is considered the property's
highest and best use. However, it is his belief that the spirit of the BDl zone is to create a more vibrant, interactive
downtown. The downtown is a large part of Edmonds' central identity. It is special and his proposed project tries to
take that to heart.
Mr. McMurray said the proposed stage area would be used for performances. When no one is performing, the public
could utilize the space for seating and protection from the weather. He advised that groups like Sea Jazz need a place to
perform, and he is hoping that local groups will perform in the plaza on a regular basis. He emphasized that he doesn't
plan to have music there every day.
Mr. McMurray pointed out that a signature tree would be planted at the corner of 6'' Avenue South and Main Street
(northeast corner). The idea is to plant a dwarf variety of evergreen tree that will only grow to a height of about 20 feet.
The tree could make a statement and soften the building's appearance. He thanked the Board for this recommendation.
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 3 of 10
Mr. McMurray said the project's landscape architect also did the landscaping plan for Salish Crossing, and a similar
style was used. The paver system used in the main plaza will be a commercial grade that is strong and durable. It will
have altering patterns and shapes to provide more texture to the courtyard. The City recommended some bike amenities,
which were added.
Mr. McMurray said the new building would be open beamed. When it is lit up at night, people walking down the hill
will be able to see the soft wood of the ceiling. In addition, the sliding doors on the 6'' Avenue South side of the existing
building can be opened up during the summer. Three more trees would be added along 6'' Avenue South and one would
be added on Main Street to make the site more inviting.
Mr. McMurray said he recently read the book, CREATING A MORE VIBRANT COMMUNITY, which talks about
marque intersections in towns. While 6' Avenue South and Main Street may not be a marque intersection now, once
Civic Park is developed and the town evolves, it could become more of a destination. The book talks about how
programming at intersections can help contribute to a town's vibrancy. It also talks about having parking in close
proximity but not on the main drag. With the community's help, he is trying to procure the right tenants. He has had the
good fortune to do that with an ice cream shop and pizzeria that are family -oriented. In addition, a gentleman is looking
to open a yoga/cycle studio. There seems to be a real demand for the type of space that would be offered in the proposed
boutique event space, too. The goal is to have tenants and patrons that create synergy on the property throughout the
entire day.
David DiMarco, DiMarco Architecture, said he is the project architect. He summarized the character of the exterior
spaces, emphasizing that the focus was more on the spaces between the buildings than the buildings, themselves. They
felt the downtown area really needed a place where informal interaction was encouraged. The goal was to create a
community space that is attractive, comfortable and natural for uses in a distinctly Edmonds type of way. The mural
panels on the southern side of the property are intended to draw people from 6' Avenue South and Main Street, they
don't want them to looking through the plaza area to the less attractive backsides of the buildings across the alley. There
is a long history of large-scale murals in Edmonds, and the thought was instead of creating a blank wall on a building
and trying to make it look good with a mural, a better approach would be elevated murals that are the focal point of the
exterior space. They can be flexible as far as the number and scale of the murals, but the idea is to draw people in a way
that is uniquely Edmonds and create a focal point.
Mr. DiMarco said the nature of the space behind the east building, which is dubbed the "art alley," is to screen the
parking spaces and activate the adjacent space without feeling like you are partying in a parking space. The concrete
block half wall is intended to partially screen the view of the cars from the plaza. He noted that concrete block, masonry
walls with high reflective glazing are often used at public food markets to provide a sanitary, market feel. The thought
was to create walls under colorful art panels to screen the parking, and perhaps even have an art program where students
create custom blocks that could be placed intermittently within the wall. The goal is to engage the community in an
artful and playful way.
Mr. DiMarco advised that the retractable awnings underneath each of the art panels are intended to invoke an open -stall,
market -type environment. The idea is to accommodate vendors seasonally to share their art wares. The specific details
are born from a much bigger idea of trying to create a community -minded outdoor space.
Mr. DiMarco said the code requires new projects to create a distinctive base, middle and top. He pointed out that, on the
west building, the scale of the siding panels could be altered to create a base and middle, and the awnings will create the
top. Using the recessed entryways, they tried to make the fagade of the building as pedestrian -friendly as possible. With
the east building, the pattern of the brick fagade will be changed to create a base and middle. The top will be created
with a large, steel cornice piece.
Mr. DiMarco provided pictures of the project that summarized how the proposed designs for new east building and the
renovated west building address all of the concerns raised by the Board and staff during the Phase 1 hearing.
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 4 of 10
Najib Azar, Edmonds, said he is a long-time resident of Edmonds and has watched the community grow and thrive
over the past 40 years. He and his wife always thought of the community as a dormant, retirement community, but that
has changed. The City is waking up, and it is time to see changes that benefit the future generations. He commented
that the applicant and his design team have done a tremendous job on the proposed project. It is a beautiful project that
will add a great value to the City. He said he plans to open a health and fitness club on the subject site, which he believes
will help Edmonds become a healthy and vibrant place. There is now a mix of residents living in Edmonds, and it is
time to create a place where all generations can meet. He believes the proposed project will help fill that need. He
summarized that the applicant has done a good job of addressing the design details. As a prospective tenant, he asked
that the Board expedite the process by approving the project design.
Jack Christiansen, Edmonds, asked if the applicant has plans to remove the utility poles that are currently located near
the proposed parking spaces. Mr. DiMarco explained that when the electrical engineers put feelers out concerning where
to pull power for the project, it became very clear very quickly that their hands were tied as to where poles and
transformers were already established and what was available for the project. The pole that is west of the subject
property down the alley is the only option, according to the Public Utility District, where they will be able to have
transformers to pull the power from. There was talk of getting power from the opposite side of the 6' Avenue
South/Main Street intersection or the east side of 6' Avenue South, but these alternatives were determined to be
untenable. Mr. McMurray added that the code requires underground power for the project. The existing significant
power supply that comes across the parking lot will be removed. Transformers will be added on the pole near the alley,
and the lines will go down the pole and underground to the vault at the corner of the subject property.
Mr. Christiansen complimented the applicant on the traditional design of the existing building renovation. He also likes
the traditional windows that have been proposed. He noted there is no dimension provided for the height of the building
at the corner of 6'' Avenue South and Main Street. He asked how high the building would rise above the existing
sidewalk. Mr. DiMarco answered that on the far side of the east building, the height would be about 29 feet, but the
floor level at the corner is about 4 feet higher than the plaza level. The resulting height on the 2-story corner at 6' and
main will be approximately 25 feet. The covered entrance has a balcony across the top that is 15 feet floor -to -floor as
mandated by code, with a 3.5 foot -railing. The overall height would be about 19.5 feet.
Mr. Christiansen asked if there would be any personnel access or use of the roof. Mr. DiMarco said the elevator tower
would be there, as required by the elevator manufacturer. During Phase 1, the HVAC was placed on the rooftop, but
they were quickly told that is not permissible. As currently proposed, the southeast corner of the east building now has a
recessed roof section to house all of the HVAC equipment, so it won't be any higher than the brick parapet. The code
allows the elevator tower to extend three feet above the roof, and it would have a simple stucco face.
Anne Christiansen, Edmonds, asked if the existing flower beds at the corner of 6' Avenue South and Main Street
would be preserved, and Mr. DiMarco answered affirmatively.
Chair Herr expressed his belief that the applicant and his team did a great job of responding to the Board's direction and
comments. He understands that adding more windows and relocating the entrance was structurally difficult, but they did
a tremendous job.
Board Member Bayer agreed with the comments made by Mr. Azar. She said she has lived in Edmonds for decades and
has witnessed the vibrancy, growth and positive changes that have occurred. When the application was first presented in
July, she was lukewarm with the proposed design for the existing building. She agreed with Chair Herr that the
applicant did a great job updating the design for the benefit of the community.
Board Member Bayer said she is a proponent of bringing more art into the community, but she is still trying to
understanding the billboard concept. During the Phase 1 hearing, they discussed that perhaps the proposed mural walls
were too large and intrusive and could take away the focus from Main Street and 6' Avenue South. The applicant has
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 5 of 10
indicated there is flexibility as far as the murals are concerned. She questioned how much flexibility the applicant would
have, how big the murals could be, and who would make the decision as to what art or mural is installed.
Mr. DiMarco explained that the three panels are hopeful placeholders at this time. Mr. McMurray hasn't engaged
enough in how specifically the panels could be used to best benefit the local arts community. For example, they need to
explore whether they should be permanent art installations or if they are intended to rotate. If they are permanent, artists
may not be excited about working within a specific triangle, and if they are rotated, there is significant cost involved with
changing out art at that scale. The pieces could almost be a framework right now, without any solid planes. You could
then add specific pieces to them that are sponsored for however long the community or the artist chooses. The important
elements are the half walls, the columns and the retractable awnings that create a sheltered space for the temporary stage
area and the two market stall areas. Whatever happens above those is really up for grabs. By the time the permit
application is finished and before a final decision has to been made, the applicant will have done the necessary research
to get a feel for what would be the most engaging and enjoyable contribution he could make in large-scale art for the
downtown area. It was never the applicant's intent to install large, suburban billboards in the downtown. The idea was
to make a space that has art as a destination. That goal will remain consistent no matter how it morphs and changes.
Mr. McMurray explained that the two mural panels on the east side near 6' Avenue South will be part of Part 2, so there
will be time to consider a variety of options. He wants to focus on the mural in the courtyard first. The goal is to make it
more interactive and look less like a billboard. Anything that can be done to interact with the pedestrians at the ground
level in an artistic way will be important. He likes the idea of wall murals, but there are other options to shield the
project from the parking and adjacent buildings. He said he is not 100% set on the murals and is open to suggestions.
Board Member Bayer said she is more concerned about the murals in the plaza area, but is satisfied as long as the
applicant remains open to suggestions. Chair Herr reminded the Board that the murals would require a separate permit,
and there are stipulations relative to size, height, etc.
Board Member Owensby recalled that he commended the applicant on the design at the Phase 1 hearing, and he
extended that commendation to the Phase 2 proposal. The project will be great for the City. He likes that they are trying
to create a community space rather than just designing facades. Quite often people come in with big ideas, which work
sometimes, but if something falls the entire project fails. He likes that the applicant has created so many different
elements that the project would still be successful even if some were eliminated. He likes all of the applicant's ideas for
activating the space. He said he likes the signature tree at the corner, and making the windows bigger creates a nice loft
feel. He also likes the art screens, but they might be too high. He asked if the applicant has done studies to identify the
appropriate level. He appreciates that the applicant is open to suggestions for the art screens, and there are a number of
options that could be considered. He said he likes the proposed design of the existing building renovation, and he likes
the idea that the proposed project will create an anchor that will cause people to come further down the street.
Board Member Guenther agreed with Board Member Owenby. He likes how the project will create a center for the
community at the next corner moving up the hill. The proposed open spaces and buildings will create important
synergy. He commented that Edmonds is a great community and the proposed project will make it even better.
Board Member Jeude said it is very obvious that the applicant's heart is in the project and in the community. She likes
the family orientation and the idea of incorporating the arts. The applicant could have tweaked a few things from the
Phase 1 design and probably made the Board happy, but he responded to absolutely everything. Edmonds really needs
more retail options, and the project will contribute to the local economy.
Chair Herr closed the public testimony portion of the hearing.
Chair Herr observed that the applicant has gone beyond what the Board asked at the Phase 1 hearing. They were able to
overcome some significant obstacles and come back with a project that is even better than the one that was initially
presented to the Board.
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 6 of 10
BOARD MEMBER GUENTHER MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE
FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT; FIND THAT THE PROPOSAL IS
CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGN CRITERIA IDENTIFIED DURING
PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43; AND APPROVE
THE PROPOSAL WITH THE FOLLOWING CONDITIONS:
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TRANSPARENT AND UNOBSTRUCTED CONSISTENT WITH ECDC 22.43.050.B.
2. ALL UTILITY CABINETS MUST BE RELOCATED, BURIED, SCREENED WITH VEGETATION,
OR CAMOUFLAGED WITH ART TO REDUCE THEIR VISUAL IMPACT AT THE SIDEWALK
LEVEL.
3. LANDSCAPING CONSISTENT WITH THE TYPE V REQUIREMENTS IN ECDC 20.13.030.E
MUST BE PROVIDED IN THE LANDSCAPED AREA AT THE SOUTHEAST CORNER OF THE
SITE BY 6'H AVENUE SOUTH AND THE ALLEY (HATCHED AREA ON EXHIBIT 5).
4. ADDITIONAL HANGING BASKETS AND STREET FURNITURE MUST BE PROVIDED WITHIN
THE PUBLIC SIDEWALK IF THERE IS SUFFICIENT ROOM BETWEEN OTHER REQUIRED
FRONTAGE IMPROVEMENTS AND UTILITIES.
5. ADDITIONAL INTEREST MUST BE ADDED TO THE LOW WALL BETWEEN THE PARKING
STALLS AND PLAZA. THIS COULD TAKE THE FORM OF LANDSCAPING, VARIED
MATERIALS, OR THE LIKE.
6. MURALS WILL REQUIRE A SIGN PERMIT PER ECDC 20.60.015.C.
7. 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.
BOARD MEMBER OWENSBY SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY.
CONSOLIDATED PERMIT APPLICATIONS (No Public Participation):
There were no consolidated permit applications.
ADMINISTRATIVE REPORTSATEMS FOR DISCUSSION: Continued Discussion of ADB Roles and
Review Process
Mr. Clugston reviewed that the Architectural Design Board (ADB) met jointly with the Planning Board on July 24' to
discuss the Board's potential roles and the design review process. He advised that the goal of this meeting is to develop
a consensus proposal to present to the Planning Board at a joint meeting on October 9'. He recalled that when the Board
last discussed the issue, they directed staff to come back with a recommendation that would allow the Board to be
involved earlier in the design review process and allow the Board to have a role in reviewing and developing design
standards that are principal drivers of general design and development in the City.
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 7 of 10
Mr. Clugston explained that, as envisioned, there are two possible opportunities for the Board to review a project during
the design review cycle. The first would be at the pre -application phase when an applicant is still in the early stages of
project development. The second would be if the Board wants to remain within the project decision cycle by reviewing
submitted projects that require non -staff design review (projects that require a SEPA determination and tall projects in
the General Commercial zones) and making recommendations on their design to the final decision maker (likely the
Hearing Examiner). He pointed out that doing the recommendation will require more project review work, but it would
also allow the Board to take another look at a project to see if it addresses the Board's design vision as discussed at the
pre -application meeting. He noted that there was discussion on both options, but the Board has not yet indicated its
preferred option.
Mr. Clugston summarized that, as discussed previously by the Board, their desired roles include:
• Developing and recommending city-wide design guidelines and standards (e.g. for landscape treatments,
multifamily development), as well as context -sensitive standards for special design districts (e.g. Downtown,
Westgate, Five Corners, Highway 99).
• Reviewing projects post -hoc to evaluate whether what was constructed reflects the intent of what was approved
and, if not, recommending refinements to adopted design guidelines and standards.
• Doing pre -application meetings for certain "significant" projects and providing recommendations to the Hearing
Examiner when quasi-judicial decision -making is required (similar to how consolidated permit reviews operate
now).
• Reviewing public projects and providing recommendations to the City Council.
• Providing decision support to staff, which may relate to various design -related topics.
Next, Mr. Clugston asked the Board to review the staff's proposed recommendations for implementing the Board's
desired roles and provide feedback. Specifically, he asked the Board to provide feedback on whether or not they want to
have two opportunities for project review and the ability to make a recommendation to the Hearing Examiner for large
projects in the CG zone and projects that require SEPA review.
Staff s Recommendations for Implementing the Board's Desired Goals:
1. Mandatory pre -application meetings with prospective applicants, before designs are completed and applications
submitted (see separate flow chart for an example).
2. Periodic reviews of completed projects, comparing approved designs to completed projects (both at completion
and 3-5 years after the project has been built.
3. Review City codes and policies related to design, making recommendations to the City Council on adjustments,
or when appropriate, new standards or design guidance. To implement this role effective, the code should be
clarified so that the sections of the code relevant to design are identified and the ADB's role made clear.
Board Member Bayer asked how the periodic reviews (Recommendation 2) would happen, and what recourse the Board
would have if a completed project is found to be inconsistent with the approved design. Mr. Clugston said he is not sure
exactly how the periodic reviews would play out. Perhaps they could look back one year to recently completed projects,
as well as a review of projects that were completed five to ten years ago. The idea is to review projects to see how they
age over time and whether or not they are consistent with the design guidelines. If they aren't, the Board could
recommend policy and code changes. For example, during its review of a recent multifamily project, the Board
expressed concern that the current code does not require guest parking, nor does it require that projects be oriented
towards the street. The thought is that the proposed changes would allow the Board to recommend code and policy
changes as appropriate to improve the design of buildings going forward. If the Board wants to retain its role in
providing recommendations to the Hearing Examiner, perhaps one meeting a month could be devoted to post -hoc
reviews and the other meeting could be reserved for recommendations on projects.
Architectural Design Board Meeting
Minutes of Regular Meeting
October 2, 2019
Page 8 of 10
Board Member Jeude observed that if the Board were to do periodic post -hoc review of projects going forward, someone
would have to record what the expectations of the approved design were so they could be referred to five years down the
road to identify potential changes. Mr. Clugston said the post -hoc reviews would include reviewing the approved plans
and the minutes from the Board's meetings to identify any divergence between what the Board recommended and what
was actually constructed. He pointed out that there are already solid design standards for the BD zones, but the City's
general design standards apply to projects in other multifamily and commercial zones in the City.
Chair Herr observed that, when Mr. Lien presented a review of projects completed over the past 10 years, he didn't see
anything that was radically different from what the Board approved. Board Member Guenther recalled that this issue
first came up five or six years ago when some members of the Board felt that projects were not being built consistent
with what the Board approved. However, Mr. Lien's recent presentation indicated that was not the case. With the
notable exception of the post office project, all of the projects were fairly consistent with the design that was approved by
the Board. The post office project design was changed enough that it should have been brought back to the Board for
additional review.
Board Member Guenther voiced concern that the pre -application meeting may be too early to discuss design, as the
information provided is quite basic. While he likes the idea of the Board participating earlier in the process, perhaps
there needs to be a separate meeting to deal with design. Board Member Owensby agreed. The Board's participation
should come at a time when schematic designs are available to review issues such as massing, how a project addresses
the street, etc.
Mr. Clugston explained that there are two types of pre -application meetings. There's a free development review
committee meeting, which provides a very high-level look at a project. But the pre -application meetings are paid for by
the applicant and reasonably -detailed site plans and building elevations are submitted for review. He suggested they
could ask for a higher level of detail at the pre -application stage for projects that trigger SEPA. Board Member Guenther
agreed it would be appropriate to have a minimum requirement for site plans, elevations, massing studies, etc.
Board Member Jeude commented that the requirement for awnings and 75% transparency seemed to surprise the
applicant for the Main Street Commons Project. She suggested there should be some way to make all of the
requirements clear before applicants get too far into their design.
Mr. Clugston said he cannot think of another time, other than a pre -application meeting, for the Board to provide input
early enough to where they can have a general discussion about the project and its context. However, they must make
sure to require useful renderings, massing information, etc. He suggested that the development review committee
meeting could be the fact-finding meeting, but for projects that require SEPA, they could ask for more information
upfront so the Board has more solid plans to look at. Board Member Owenby said it will be important for the City to
provide clear information about exactly what will be required for the pre -application meetings.
Mr. Clugston said that, hopefully, the Board's work will eventually be reflected in the design standards and guidelines
contained in the code, but they aren't quite there yet. The intent is for the Board to spend more time working on policies
and codes that result in better design. There will be a transition period, but the pre -application meeting concept is a good
place to start. As they get further down the road, the standards and guidelines can be tightened up, and perhaps the pre -
application meetings will no longer be necessary. The pre -application meetings will get applicants thinking more closely
about design, even if the Board's input is only a recommendation.
Board Member Bayer commented that, overall, the proposed recommendations represent a great new direction for the
Board's role. She asked if there would be an opportunity for Board Members to provide further feedback at a future
meeting. Mr. Clugston said it would be useful for the Board to indicate support for the general recommendations, which
will be presented at the joint meeting with the Planning Board. Additional details can be discussed and fleshed out at the
joint meeting.
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Minutes of Regular Meeting
October 2, 2019
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Chair Herr commented that the staff recommendation provides a good starting point. They won't know how the changes
will play out until they are implemented. He anticipates that other ideas will come up later and the Board will have some
additional recommendations. He supports moving the recommendations forward to the Planning Board to get the
process rolling.
Mr. Clugston asked the Board to provide specific direction about whether they want to participate in just the pre -
application review, or if they want to reserve the ability to review projects after an application comes in and make a
recommendation to the Hearing Examiner. He emphasized that the second review would be followed by a
recommendation to the Hearing Examiner, and not final approval by the Board.
Board Member Owensby said it is important for the Board to have an additional meeting to review significant projects.
The Main Street Commons Project is a good example of a project being significantly improved for the second hearing.
It would be good to have the ability to provide continuing feedback, but it would be even better if the Board's feedback
had some teeth behind it. Mr. Clugston said the Board's recommendation could include conditions of approval, and it
would be up to the Hearing Examiner whether to adopt the conditions or not.
Chair Herr pointed out that projects on Highway 99 will be significantly larger and have a greater impact from the
standpoint of design. As the Housing Commission moves forward, it will be important for the Board to provide input as
to how development along Highway 99 will look. The entire corridor will change dramatically as the City starts to
address housing issues. It is the only place in the City where there is the height and land available for large housing
projects. Mr. Clugston reminded the Board that the City Council recently adopted new design standards for the General
Commercial (CG) zones that are far reaching. They also completed a project SEPA for the entire Highway 99 area. The
Board should have been involved in the development of the design standards, using their expertise as designers and
architects, but that didn't happen.
The Board Members indicated they would be able to meet jointly with the Planning Board on October 9'. Mr. Clugston
agreed to prepare an agenda memo that outlines the ADB's recommendation.
Board Member Owensby asked if the Planning Board has discussed the concepts related to design review. Mr. Clugston
recalled that the ADB met jointly with the Planning Board in July to discuss the concepts, and they are aware that the
Board would like to change its focus. They have requested that the ADB prepare a set of recommendations. He advised
that, because the proposed changes will require code changes, the Planning Board will need to be involved in the process
and make a recommendation to the City Council. He summarized that the Planning Board is aware that the ADB wants
to do something different, and they advised the City Council of the proposed changes at their joint meeting in
September. They know that changes are coming, but it is up to the ADB to provide input on the best way to make them
happen. Board Member Guenther stressed the need for the ADB to work closely with the Planning Board to make sure
they understand exactly what the Board is recommending. They will need to support the proposed changes as they move
through the process, including final approval by the City Council.
ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS:
Mr. Clugston announced that he is not aware of any projects that will be coming before the Board for review in the near
future.
Board Member Owensby asked if the Board's work on proposed policy and code amendments would have to be done in
a public setting, and Mr. Clugston answered affirmatively. However, he agreed that the meeting room could be set up
differently in a conference -style setting.
ADJOURNMENT:
The meeting was adjourned at 9:00 p.m.
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Minutes of Regular Meeting
October 2, 2019
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