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2023-06-15 Architectural Design Board Packet
o Agenda Edmonds Architectural Design Board SPECIAL MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL - 3RD FLOOR, EDMONDS, WA 98020 JUNE 15, 2023, 6:00 PM MEETING INFORMATION This is a Hybrid special meeting. Attendees may appear in person at 121 5th Avenue N, 3rd Floor, Brackett Room or on-line via the zoom link provided. Join Zoom Meeting at: https://edmondswa-gov.zoom.us/j/88959586932 Meeting ID: 889 5958 6932 Password: 591531 Call into the meeting by dialing: 253-215-8782 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. PUBLIC HEARINGS A. 7592 : 611 on Main Mixed -Use Phase 1 Hearing (Continued from May 25, 2023) 4. ADJOURNMENT Edmonds Architectural Design Board Agenda June 15, 2023 Page 1 Architectural Design Board Agenda Item Meeting Date: 06/15/2023 611 on Main Mixed -Use Phase 1 Hearing (Continued from May 25, 2023) Staff Lead: Michele Q. Szafran Department: Planning Division Prepared By: Michele Szafran Background/History The City of Edmonds Architectural Design Board (ADB) will hold a special meeting on June 15, 2023 to continue the Phase I public hearing for PLN2022-0085, a design review application for a new three-story mixed use building at 605/611 Main Street that includes 2,600 square feet of office space and 18 apartment units. The public hearing was opened at the ADB's May 25 regular meeting and continued to a date certain of June 15. It is anticipated that the ADB will schedule the second phase of the public hearing at the conclusion of the June 15 special meeting. According to ECDC 20.12.010, proposals in the BD zones that require a SEPA threshold determination are reviewed by the ADB in a two-phase public hearing process leading to a Type III -A decision by the Board. Staff Recommendation Review the Phase 1 staff report and 19 attachments. Take initial public testimony and provide guidance to the applicant by completing the design guideline checklist. Continue the hearing to a date certain for Phase 2 of the hearing process; staff recommends August 24, 2023, to allow sufficient time for the applicant to respond to the Board's direction and for staff to review the resubmital and prepare the staff report for the Phase 2 public hearing. Narrative Phil Frisk, representing GBH Holdings, has applied for design review of a multifamily residential building and site improvements on a 9,889 square foot site at 605/611 Dayton Street. The building would be three stories and include 18 dwelling units, approximately 2,600 sf of office space, and underground parking. The existing structures on the site would be removed. The subject site is located within the Downtown Mixed Commercial (BD2) zone, which requires district - based design review when necessary. Since the project triggers a threshold determination under the State Environmental Policy Act (SEPA), design is reviewed as part of a two -phased public hearing process before the Architectural Design Board (ADB). This design process was developed to provide for public and design professional input at an early point in the permitting process. The process is identified in Chapter 20.12-ECDC and is summarized below. For Phase 1 of the process, the applicant must provide a preliminary conceptual design and a description of the property to be developed noting all significant characteristics, according to ECDC 20.12.005.A. The ADB uses this information to make factual findings regarding the characteristics of the property and Packet Pg. 2 to prioritize the design guideline checklist based on these facts, in addition to the design objectives in the City's Comprehensive Plan and those within the Edmonds Community Development Code. Following public testimony at the Phase 1 hearing and completion of the design guideline checklist by the ADB, the public hearing is continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Pursuant to ECDC 20.12.005.13, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review (Phase 2). Staff will provide additional analysis of the proposal's compliance with the prioritized design guidelines and criteria as part of the Phase 2 hearing. The ADB will further review the design of the project and will make the final decision on the design at the conclusion of Phase 2 of the public hearing. The staff report includes a general assessment of the proposal's compliance with city code as well as initial staff recommendations for the board to consider (Section IV) when evaluating the project during the Phase I hearing. Attachments: PLN2022-0085 Phase 1 staff report Updated for June 15 Meeting ATTACHMENT 1 Land Use Application ATTACHMENT 2 Applicants —Narrative ATTACHMENT 3 Site Plan & Floor Plans ATTACHMENT 4 Elevation Views ATTACHMENT 5 Volume Models ATTACHMENT 6 Landscape_Plan ATTACHMENT 7 Letter of Completeness ATTACHMENT 8 NOTICE OF APPLICATION ATTACHMENT 9 Staff Plan Review Comments Consolidated ATTACHMENT 10 Applicants Response Letter ATTACHMENT 11 ENG COMMENTS 2 ATTACHMENT 12 ZONING & VICINITY MAP ATTACHMENT 13 - SEPA DNS ATTACHMENT 14 Design Guidline Checklist ATTACHMENT 15 Chapter 16.43 ECDC BD Zone ATTACHMENT 16 Chapter 22.43 ECDC Design Standards BD Zones ATTACHMENT 17 Public Hearing Notice & SEPA ATTACHMENT 18 Sound Disposal Email Confirmation ATTACHMENT 19 Public Comments SEPA threshold determination & Checklist Packet Pg. 3 CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION'S REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD "PHASE 1" DISTRICT -BASED DESIGN REVIEW Project: 611 On Main File Number: PLN2022-0085 Date of Report: May 18, 2023; updated for June 15, 2023 special meeting Staff Contact: e Michele Q. Szafran, Associate Planner ADB Meeting: Thursday — May 25, 2023 at 6:00 P.M.* Continued to June 15, 2023 at 6:00 P.M. Brackett Room, 3rd Floor, Edmonds City Hall 121 5th Avenue North, Edmonds WA 98020 Or by Zoom at: https://edmondswa-gov.zoom.us/m/88959586932 Meeting ID: 889 5958 6932 Passcode: 591531 Or join by phone: 253-215-8782 * Note: The public hearing will be continued to a date certain for Phase 2 of the two -phased design review process. I. PROJECT PROPOSAL Architect Phillip Frisk, representing property owner GBH Holdings, submitted a design review application for a new three-story mixed -use building at 605/611 Main Street to include approximately 2,600 square feet of office space, 18 apartment units and an underground parking garage for approximately 21 stalls. The site is located within the Downtown Mixed Commercial (BD2) zone (Attachment 12). The project site contains 9,889 square feet across two parcels and the current structures would be demolished. A subsequent lot line adjustment will be necessary to combine the two parcels into a single lot for construction of the building. Packet Pg. 4 611 On Main File No. PLN2022-0085 O DESIGN REVIEW PROCESS The subject site is located within the Downtown Mixed Commercial (BD2) zone, which requires district -based design review when necessary. Since the project triggers a threshold determination under the State Environmental Policy Act (SEPA), design is reviewed as part of a two -phased public hearing process before the Architectural Design Board (ADB). This design process was developed to provide for public and design professional input at an early point in the permitting process. The process is identified in Chapter 20.12 of the Edmonds Community Development Code (ECDC) and is summarized below. This submittal (Attachments 1— 6 & 13) initiates Phase 1 of the two -phased ADB public hearing process. Pursuant to ECDC 20.12.005.A, for Phase 1 of the process, the applicant must provide a preliminary conceptual design and a description of the property to be developed noting all significant characteristics. The ADB uses this information to make factual findings regarding the particular characteristics of the property and to prioritize the design guideline checklist (Attachment 14) based on these facts in addition to the design objectives of the City's Comprehensive Plan and within the ECDC. Following public testimony at the Phase 1 hearing and completion of the design guideline checklist by the ADB, the public hearing is continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Pursuant to ECDC 20.12.005.B, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review (Phase 2). Staff will provide additional analysis of the proposal's compliance with the prioritized design guidelines and criteria as part of the Phase 2 hearing. The ADB will further review the design of the project and will make the final decision on the design at the conclusion of Phase 2 of the public hearing. The following attachments are included with this Phase 1 staff report: 1. Land use application 2. Applicant's narrative 3. Site Plan & Floor Plans 4. Elevation Views 5. Volume Models 6. Landscape Plan 7. Letter of Completeness 8. Notice of Application 9. Staff Pan Review Comments Consolidated 10. Applicants Response Letter 11. ENG Comments 2 12. Zoning & Vicinity Map 13. SEPA Determination of Nonsignificance 14. Design Guideline Checklist Page 2 of 19 Packet Pg. 5 O 611 On Main File No. PLN2022-0085 15. Chapter 16.43 ECDC BD Zone 16. Chapter 22.43 ECDC Design Standards BD Zones 17. Public Hearing Notice & SEPA 18. Sound Disposal Email Confirmation 19. Public Comments III. FINDINGS A. NEIGHBORHOOD CHARACTERISTICS The subject property is located at the eastern edge of the Edmonds downtown business core. The property is zoned BD2 (Downtown Mixed Commercial) as are the properties to the west and south. Properties to the north and east are zoned RM-1.5 (Multiple Residential RM-1.5). Uses surrounding the project site are primarily residential with a mix of commercial and office uses to the south and west. Refer to Attachment 12 for an aerial view of the site in relation to the surrounding area. B. NATURAL ENVIRONMENT 1. Topography. The site is relatively level with a gentle downward slope from east to west with an elevation change of about five feet across the 90-foot-wide site. 2. Critical Areas. A critical areas checklist was reviewed under file CRA2021-0215 and it was determined that no critical areas were located on or adjacent to the site; therefore a "waiver" from further critical area study was issued. 3. SEPA Review. Review under the State Environmental Policy Act (SEPA) was required for this proposal because the new building exceeds four residential units, the categorical exemption threshold in WAC 197-11-800(1)(b) adopted by reference in ECDC 20.15A.080. A SEPA checklist was submitted with the application and a Determination of Nonsignificance was issued on May 11, 2023 (Attachment 13). A notice of the SEPA determination was included with the Notice of Public Hearing for the project, and declarations of posting and mailing and an affidavit of publication of the SEPA Determination of Nonsignificance are included for reference with the public notice materials in Attachment 17. C. PUBLIC NOTICE AND COMMENTS An initial "Notice of Application" was issued on December 27, 2022 and was followed by a revised notice on January 10, 2023. This notice was posted at the subject site, Public Safety Complex, and the Community Development Department. It was not posted at the Edmonds Branch of the Sno-Isle Library due to closure. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald and on the city website. A "Notice of Public Hearing and SEPA Determination" was issued on May 11, 2023. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the library. The notice was also mailed to property owners within 300 feet of the site Page 3 of 19 Packet Pg. 6 O 611 On Main File No. PLN2022-0085 and published in the Everett Herald and on the city website. A Notice of Special Meeting for the June 15, 2023 continued public hearing was published and posted on June 8, 2023. The public notice materials are included as Attachment 8 & 17. To date, twelve (12) comment letters have been received by nine (9) parties (Attachment 19) and are summarized below. The commentors are included as parties of record as listed on pg. 19 (Section V) of this report. Summary of Public comments (Consolidated public comments included in Attachment 19): Written comments provided by the public include concerns with public use of EV parking for the commercial space; traffic and designated drop off and/or delivery parking; visibility concerns for traffic and pedestrians off the alley; and ADA accessibility to the building. Other concerns include the lack of setbacks from the public sidewalk and the alley; overall design concerns of the building such as the lack of commercial glazing; the proposed public outdoor space; the size of the structure in comparison to the surrounding area; and overall building height. Staff response: Parking requirements for residential uses in the BD zones are found in ECDC 17.50.010.C, which requires one parking space per dwelling unit (18 units proposed) in the BD zones. The proposal includes 21 parking spaces as shown on sheet A1.02 and E.3.00 of Attachment 3. Pursuant to ECDC 16.43.030.D, parking is not required in the BD2 zone for permitted commercial uses. EV parking requirements are provided in Chapter 17.115 ECDC and are calculated as a required percentage based on the provided parking stalls, EV parking is further discussed in Section G2. Traffic impacts are mitigated through the collection of traffic impact fees in accordance with ECC 3.36.125. The estimated fees are $92,230 which will be further reviewed during the building permit phase for specific mitigation fees. Regarding the use of the alley, per ECDC 18.80.060.B.5 alleys are the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Curb cuts on Main Street would not be permitted for access and the applicant will need to address clear line of sight entering/existing onto the alley from the parking garage, which has been included in the Engineering comments in Attachment 11. The Building Division provided preliminary review comments (Attachment 9), which included comments for providing an accessible path from the public right-of-way to the accessible units. The revised plans include an accessible path, and the proposal would undergo a more thorough review for compliance with all building and fire codes including ADA/accessibility at the building permit stage. Open space requirements are provided in ECDC 16.43.030.E. and are required for properties of 12,000 square feet or larger. According to the site survey on page 1 of Attachment 3, the subject site as combined measures approximately 9,889 square feet and thus open space is not required by code. See also section III.G.1.G. of this report. However as noted in section IV of this report Page 4 of 19 Packet Pg. 7 O 611 On Main File No. PLN2022-0085 staff does provide a recommendation to include seating and hanging baskets if there is sufficient room in the sidewalk area along Main St while still providing adequate ADA access. Setbacks are discussed in Section III.G.1.0 below. The BD2 zone only requires setbacks when a site is adjacent to a residentially zoned property; the proposal includes a 15-foot setback from the RM-1.5 zoned property to the east. The applicant is requesting a deviation from the 75% transparency at street level requirement, which staff does not support, as discussed in more detail below. D. TECHNICAL STAFF REVIEW The Phase 1 portion of the application was reviewed and evaluated by South County Fire and Rescue and the City of Edmonds Building and Engineering Divisions. The Building Division and South County Fire provided several comments to be further addressed with the associated building permit (Attachments 9 & 11). Engineering, Stormwater, and Planning also had several corrections which the applicant addressed in response letters (Attachment 10) and updated plans. The Engineering Division noted additional corrections to be addressed before the second phase hearing (Attachment 11), including addressing site visibility for exiting the parking garage, verification of parking stalls dimensions, and providing for underground utilities along Main Street. South County Fire noted that to obtain roof access from Main Street, the existing overhead power lines in that location would have to be rerouted or placed underground. Additional reviews will be conducted by all applicable departments prior to ADB review of Phase 2. E. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Downtown Mixed Commercial" within the "Downtown/Waterfront Activity Center" overlay. Goals and policies from the City of Edmonds Comprehensive Plan for the Downtown/Waterfront Activity Center related to this project include: Downtown/Waterfront Area Goal A. Promote downtown Edmonds as an attractive setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community and as a destination for visitors from throughout the region. A.1 Ensure that the downtown/waterfront area continues — and builds on — its function as a key identity element for the Edmonds community. A.3 Encourage a more active and vital setting for new retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, downtown commercial activity and visitors from throughout the region A.6 Provide greater residential opportunities and personal services within the downtown, especially to accommodate the needs of a changing population. Page 5 of 19 Packet Pg. 8 O 611 On Main File No. PLN2022-0085 Downtown/Waterfront Area Goal D. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. D.1 Encourage opportunities for new development and redevelopment which reinforce Edmonds' attractive, small town pedestrian oriented character. D.SCoordinate new building design with old structure restoration and renovation. D.8 Building design should discourage automobile access and curb cuts that interfere with pedestrian and bicycle activity and break up the streetscape. Encourage the use of alley entrances and courtyards to beautify the back alleys in the commercial and mixed use areas in the downtown area. Downtown/Waterfront Area Goal E. Identify supporting arts and mixed use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. Emphasize and plan for links between the retail core and these supporting areas. E.1 Support a mix of uses downtown which includes a variety of housing, commercial, and cultural activities. The mixed -use proposal is consistent with Goal E by supporting and complementing downtown retail uses. The Comprehensive Plan also provides the following specific goal for the Downtown Mixed Commercial designation: Downtown Mixed Commercial. To encourage a vibrant downtown, first floor spaces should be designed with adequate ceiling height to accommodate a range of retail and commercial uses., with commercial entries at street level. Buildings can be built to the property line. Building heights shall be compatible with the goal of achieving pedestrian scale development. The first floor of buildings must provide pedestrian weather protection along public sidewalks. Design guidelines should provide for pedestrian -scale design features, differentiating the lower, commercial floor from the upper floors of the building. The design of interior commercial spaces must allow for flexible commercial space, so that individual business spaces can be provided with individual doorways and pedestrian access directly to the public sidewalk. When the rear of a property adjoins a residentially -designated property, floor area that is located behind commercial street frontage may be appropriate for residential use. Where single family homes still exist in this area, development regulations should allow for "live - work" arrangements where the house can accommodate both a business and a residence as principal uses. Design objectives for the downtown area addressing site design, building form, and building fagade are provided in the Comprehensive Plan (pages 125-127). Refer to Attachments 3 — 6 for building renderings and plans. Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. Page 6 of 19 Packet Pg. 9 O 611 On Main File No. PLN2022-0085 B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. Staff Response: No curb cuts exist in this vicinity on Main St. The existing surface parking is accessed off the alley from 6t" Ave. N., which will be used for access to the off-street parking area for the proposal. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Staff Response: The existing building will be constructed approximately 2.5 feet from the back of sidewalk with upper -level projections up the property line. Crosswalks exist at the intersection of 61" and Main; transit is not located adjacent to the site. B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. Staff Response: A new pedestrian entrance will be created at the southwest corner of the building to provide a direct connection to Main Street. B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing each areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Staff Response: The building to the west was built in 1891 and the building to the east was built in 1953. Both buildings are set back from the sidewalk by approximately 8 feet. The existing buildings located at the southeast corner of 6t" and Main St. were built in 1990 and 1979 and are predominantly built up to the back of the sidewalk along the south side of Main St. The proposed building will include a planter area of about 2.5 feet from the back of sidewalk with upper -level projections up the property line. The proposal would be the first building near the northeast corner of 6t" and Main St. within the BD2 zone to be built near the sidewalk, which would contribute to an updated street front appearance. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. Staff Response: The proposed building is consistent with the scale and proportion of other buildings in the downtown area. A variety of materials or appearances are proposed that are Page 7 of 19 Packet Pg. 10 O 611 On Main File No. PLN2022-0085 consistent with historic forms including brick, metal, and glass. The proposed fiber cement siding in lap form is similar to the surrounding area while the fiber cement panels would give the building a more modern appearance. A more detailed analysis of the building design is included below. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. Staff Response: The proposed building includes a recessed pedestrian entrance to the office space and to the residential space along the east side of the building that would provide weather protection at theses entries but not along the length of the sidewalk fronting Main St. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. Staff Response: Some wall signs are anticipated for the proposed building. Signage will be reviewed by staff with a future sign application, but in general wall -mounted signs with external illumination as shown are allowed by the sign code. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. Staff Response: The site is not located within the 4t" Avenue Arts Corridor. In the public right-of-way, street tree grates are part of existing and proposed frontage improvements, but the ADB should consider recommending inclusion of additional hanging baskets and street furniture if there is sufficient room in the sidewalk area along Main St., as noted in the Staff Recommendations in Section IV. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. Staff Response: The proposed building is three stories with underground parking and complies with the 30-foot height limit of the BD2 zone. Height compliance will be further reviewed at the building permit phase. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building facades should respect and echo historic patterns along downtown pedestrian streets. Staff Response: The proposed building uses horizontal and vertical modulation together with varied materials in an attempt to reduce the bulk of the building. B.11 Building Fagade. Provide a human scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that Page 8 of 19 Packet Pg. 11 611 On Main File No. PLN2022-0085 O add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). Staff Response: The building provides variation in materials and form along the public frontages using human scale elements and has a distinct top and base. While not along the primary frontage along Main Street, staff is proposing that the north fagade include additional design elements to break up the blank wall (see Section IV). 8.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Staff Response: Additional transparency at street level is warranted and has been recommended and addressed in more detail in section III.G.5.E of this report. Overall, the proposal includes window variety, but staff recommends the addition of trim around the windows to provide additional articulation and interest. Based on the above analysis, staff finds that the proposal, when incorporating the staff recommendations discussed in this report and summarized in Section IV, is consistent with the referenced goals and design objectives of the Comprehensive Plan. F. DESIGN GUIDELINES CHECKLIST The ADB utilizes a design guidelines and design review checklist applicable to the district -based design review process when conducting its review. These guidelines and checklist are included for reference as Attachment 14. The ADB will use the checklist to prioritize the design guidelines for the subject proposal. The applicant will take this information and respond to the direction provided by the Board for Phase 2 of the review process. G. APPLICABLE CODES 1. ECDC 16.43 — Downtown Business Zone (BD2) A. ECDC 16.43.020 Uses. The site is in the Downtown Mixed Commercial (BD2) zone and is subject to the requirements of ECDC 16.43. The proposal is for a mixed -use residential/commercial building with office use in a portion of the ground floor, and 18 residential units on the remaining ground floor, 2" d- and 3rd floors. The proposal also includes a basement level parking garage for off-street parking. These are permitted primary and secondary uses in the BD2 zone pursuant to ECDC 16.43.020. Per ECDC 16.43.030.G, there is no maximum density for permitted multiple dwelling units. B. According to ECDC 16.43.030, development standards in the BD2 zone include: Page 9 of 19 Packet Pg. 12 O 611 On Main File No. PLN2022-0085 Minimum Height of Minimum Minimum Minimum Minimum Ground Minimum Maximum Zone Lot Area Street Side Rear Floor within (Sq. Ft.) Lot Width Setback Setback' Setback' Heightz the Designated Street Front4 BD1 None None 0' 0' 0' 30' 12' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. ' Specific provisions regarding building heights are contained in ECDC 16.43.030(C). "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. C. Setbacks. As required, a 15-foot setback is proposed along the eastern property line as the adjacent property is zoned RM-1.5. ECDC 16.43.030.H also notes that required setbacks from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot, which are shown in the landscape plan (Attachment 6). A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback. Prior to development, the two lots will need to be consolidated into a single parcel. D. Height. The maximum allowed height in the BD2 zone is 30 feet, with certain exceptions provided in ECDC 16.43.030.C.3. The preliminary elevations in Attachment 4 show the building at approximately 30 feet tall. Ground Floor. Chapter 16.43 ECDC has requirements that apply to uses within the designated street front as identified in Map 16.43-1 in ECDC 16.43.030.A, which includes the subject property. Per ECDC 16.43.030.13, several dimensional elements apply to the ground floor of new buildings within the designated street front at Main Street. First, each commercial space located on the ground floor within the designated street front must be directly accessible by an entry from the Main Street sidewalk. Second, the entry must be within seven inches of the grade level at the adjoining sidewalk. Third, the ground floor height within the designated street front must be a minimum of 12 feet. Page 10 of 19 Packet Pg. 13 O 611 On Main File No. PLN2022-0085 As noted above and shown on sheet A1.01 (Attachment 3) the proposal meets the seven-inch requirement for access to the commercial space from the adjoining sidewalk. Pursuant to ECDC 16.43.030.13 and as shown on sheet A1.03 (Attachment 3) the commercial space shows compliance with the 45-foot dimensional element as measured perpendicular to the street for the ground floor of new buildings within the designated street front. Additionally, the commercial space appears to meet the 12-foot height requirement as shown on sheet A1.06 (Attachment 4) for the height of the ground floor located within the designated street front pursuant to ECDC 16.43.030.A. Only commercial uses may be located within the designated street front area and sheet A1.03 of Attachment 3 shows ground floor office tenant space that would meet this criterion. Staff will review future uses in the tenant spaces through business license applications and inspections. F. Parking. Per ECDC 17.50.010.C, one parking stall is required for each dwelling unit. 18 dwelling units are proposed, and 21 parking stalls are provided. Pursuant to ECDC 16.43.030.D, no parking is required for any commercial floor area of uses permitted within the BD2 zone. The layout of parking may need to change at a later phase to address Engineering Division comments. G. Open Space. Open space is required pursuant to ECDC 16.43.030.E for buildings on lots greater than 12,000 square feet or having an overall building width of more than 120 feet. The parcels combined are less than 12,000 square feet and the overall width of the combined parcels are less than 120 feet and thus the proposal is exempt from the open space requirement. All zoning requirements (and related building, engineering, and public works codes) will be verified through review and approval of future building permits. 2. ECDC 17.115 Electric Vehicle Charging Infrastructure According to ECDC 17.115, electric vehicle charging must be provided for multifamily buildings according to the following table: Table 17.115.040: Electric Vehicle Charging Infrastructure Requirements Type of Use Number of EV Capable Number of EV Ready Number of EV Installed Parking Spaces Parking Spaces Parking Spaces Multiple dwelling units 40% of parking spaces 40% of parking spaces 10% of parking spaces Twenty-one parking stalls are proposed, so at least 8 stalls must be provided as EV Capable, 8 stalls as EV Ready, and 2 stalls must be EV Installed. The required stalls are shown on Sheet E3.00 of Attachment 3 (electrical). 3. ECDC 17.120 Bicycle Parking Facilities According to ECDC 17.120, short- and long-term bike parking must be provided for multifamily buildings according to the following tables: Page 11 of 19 Packet Pg. 14 O 611 On Main File No. PLN2022-0085 Table 17.120-1: Short -Term Bicycle Parking Requirements Type of Use Minimum Number of Spaces Required Multiple dwelling units 1 per 10 dwelling units; not less than 2 spaces Nonresidential uses 1 per 12 vehicle parking spaces; not less than 2 spaces Table 17.120-2: Long -Term Bicycle Parking Requirements Type of Use Minimum Number of Spaces Required Number of E-bike Installed Spaces Multiple dwelling 0.75 per unit 40 percent of units spaces Nonresidential uses 2 per 25,000 square feet of floor area; not less than 3 10 percent of spaces spaces Eighteen dwelling units are proposed in the new building so at least two short-term bike stalls and fourteen (14) long-term stalls are required. Of those 14 long-term stalls, six must be E-bike installed spaces. Long term bike parking for the nonresidential floor is three spaces, with at least one additional E-bike installed stall. The proposal shows 17 secured spaces provided in the parking garage (Sheet E3.00 of Attachment 3); further review and compliance will be verified with future building permits. 4. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, the ADB shall use the design guidelines and design review checklist applicable to the district -based design review process in conducting its review. These guidelines and checklist are included for reference as Attachment 14. The ADB will use the checklist to prioritize the design guidelines for the subject proposal. B. Compliance with the district -based design guidelines will be reviewed by the ADB during Phase 2 of the review process. 5. ECDC 22.43 Design Standards for the BD Zones Design standards applicable to the BD zones are provided in ECDC Chapter 22.43. A. ECDC 22.43.010 Massing and Articulation. Intent— To reduce the massiveness and bulk of large box -like buildings and articulate the building form to a pedestrian scale. 1. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Staff Response: The proposed building shows a brick base and includes a projecting cornice at the roof line to convey a visually distinct base and top. The mixed pattern Page 12 of 19 Packet Pg. 15 O 611 On Main File No. PLN2022-0085 along the west side of the south elevation helps to emphasize the commercial entrance. 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. Staff Response: Older building widths in the downtown area typically vary from about 30 to 60 feet. The proposed building uses materials as well as vertical and horizontal modulation to create 'widths' that are between 5 and 30 feet wide along the south, west and east building facades. The north fagade is approximately 66 feet in width with little articulation or modulation, and staff is recommending additional breaks in the fagade by using a combination of materials, windows, or decorative details. B. ECDC 22.43.020 Orientation to Street. Intent — To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. Staff Response: The building is oriented to Main Street and includes a prominent pedestrian entry to the commercial space along with pedestrian scale details to the south elevation fagade. Pedestrian access is also provided directly off Main Street to the residential entry off the eastern fagade of the building. A recessed entry for the commercial space and canopy for the residential entrance help emphasize the entrances. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. Staff Response: Entrances to both the commercial and residential spaces are accessible from the sidewalk. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s), b. Recessed entry (recessed at least three feet), c. Forecourt and entrance plaza. Staff Response: As noted above, a canopy and recessed entry emphasize the entrances for the commercial and residential spaces. C. ECDC 22.43.030 Ground Level Details. Intent — To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. 1. Ground floor, street facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; Page 13 of 19 Packet Pg. 16 O 611 On Main File No. PLN2022-0085 b. Medallions, c. Belt courses, d. Plinths for columns, e. Bulkhead for storefront window, f. Projecting sills, g. Tile work, h. Transom or clerestory windows, i. Planter box, j. An element not listed here, as approved, that meets the intent. Staff Response: Numerous ground level details provide visual interest, including lighting, precast lintels, masonry, concrete planter, and rowlock courses for the ground floor windows. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. Staff Response: As shown on sheet A1.01 (Attachment 3) and pursuant to ECDC 16.43.030 the proposal meets the 7-inch requirement for access to the commercial space and is accessible and at grade with the sidewalk along Main Street. D. ECDC 22.43.040 Awnings/Canopies and Signage. Intent —1) To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2) To provide clear signage to identify each business or property, and to improve way finding for visitors. 3) To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. Staff Response: A recessed entry is proposed for the commercial space along Main Street while a separate canopy is provided over the pedestrian entrance to the residential units along the east side of the building. 2. Awnings and canopies shall be open -sided to enhance visibility of business signage Front valances are permitted. Signage is allowed on valances, but not on valance returns. Staff Response: All proposed canopies are open -sided. 3. Marquee, box, or convex awning or canopy shapes are not permitted. Staff Response: None of the canopies are marquee, box, or convex in shape. 4. Retractable awnings are encouraged. Staff Response: No retractable awnings are proposed. 5. Awnings or canopies shall be located within the building elements that frame store- fronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. Page 14 of 19 Packet Pg. 17 611 On Main File No. PLN2022-0085 O Staff Response: The recessed entry proposed for the commercial space along Main Street does not appear to conceal architectural details. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Staff Response: Not applicable, the proposal does not include multiple storefronts. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Staff Response: Nonstructural awnings are not proposed. 8. Signage should be designed to integrate with the building and street front. Com- binations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. Staff Response: Signs in the BD zones are subject to the design standards in ECDC 22.43.040. Staff will review signage at the building permit stage. Some wall signs are anticipated and appear to be in compliance with the code. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in ECDC 20.60. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). Staff Response: See #8 above. 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Staff Response: See #8 above. 11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Staff Response: Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 12. Signage should be given special consideration when it is consistent with or con- tributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. Staff Response: Not applicable. The subject site is not on the National Register, or the Edmonds Register of Historic Places, nor on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Staff Response: See #8 above. Page 15 of 19 Packet Pg. 18 O 611 On Main File No. PLN2022-0085 ECDC 22.43.050 Transparency at Street Level. Intent — To provide visual connection between activities inside and outside the building. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. Staff Response: Main Street has a designated street front requirement. As proposed the ground level facade along the designated street front does not provide the minimum 75 percent transparency for windows; the applicant is requesting a deviation from this requirement (Attachment 10). Staff does not support a deviation of this requirement, which has also been noted in the recommendations in Section IV. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Staff Response: Staff is recommending that the proposal be revised to meet the transparency requirement. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Staff Response: See section F below for treating blank walls that do not require transparency. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk. Staff Response: Not applicable, as the proposal is within the BD2 zone. F. ECDC 22.43.060 Treating Blank Walls. Intent — To ensure that buildings do not display blank, unattractive walls to the abutting street. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street facing facade: a. Masonry (except for flat, nondecorative concrete block),- b. Concrete or masonry plinth at the base of the wall, c. Belt courses of a different texture and color, d. Projecting cornice, e. Decorative tile work, f. Medallions, g. Opaque or translucent glass, h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. Page 16 of 19 Packet Pg. 19 O 611 On Main File No. PLN2022-0085 Staff Response: The east, west and south facades do not propose blank walls and contain numerous windows. Staff is recommending that the north fagade provide additional design elements to break up the blank wall. G. ECDC 22.43.070 Building HVAC Equipment. Intent — To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. Staff Response: Details on rooftop HVAC equipment are not provided in the Phase I package, but there is a parapet and projecting cornice incorporated into the building design. The proposed structure is nearly maxed out for the maximum building height and thus may limit the placement of any future rooftop equipment. Staff will review placement with future building permits for code compliance. 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Staff Response: There appears to be a utility pad at the northwest corner of the site adjacent to the alley (Attachment 3 & 4). All utility cabinets must be relocated, buried, or screened with vegetation, or camouflaged to reduce their visual impact, a recommendation for which is included in Section IV. Based on the above analysis, staff finds that the proposal, when incorporating the staff recommendations in Section IV, is consistent with design standards contained within ECDC Chapter 22.43. 6. ECDC 20.13 Landscaping Requirements Chapter 20.13 ECDC contains specific landscaping requirements for new developments, which the ADB and Hearing Examiner are allowed to interpret and modify according to ECDC 20.13.000. As is typical with most developments in the Downtown Business (BD) zones, the majority of the site will be covered by the proposed building. The subject development requires a 15- foot setback from the RM-1.5 zoned property along the eastern property boundary, which pursuant to ECDC 16.43.030.H must be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge must also be provided at some point in the setback. The application materials indicate a 15-foot building setback as shown on sheet A1.01 (Attachment 3), the planter area is shown on sheet L-1.0 (Attachment 6). Page 17 of 19 Packet Pg. 20 O 611 On Main File No. PLN2022-0085 Street trees will be required to comply with the city's street tree requirements. Tree grates are shown along the Main Street property frontage. As conditioned, the proposed landscaping appears to be consistent with the intended requirements of the Street Tree Plan, ECDC 16.43.030 and ECDC 20.13. 7. ECDC 20.60 Signs Signs in the BD zone are subject to the design standards in ECDC 22.43.040. While staff will approve signage through future building permits, a few wall signs are anticipated, which appear to be in compliance with the code. IV. RECOMMENDATION According to ECDC 20.12.020.A.1, the purpose of Phase 1 of the public hearing process is for the ADB to identify the relative importance of design criteria that will apply to the project proposal during the subsequent design review. The basic criteria to be evaluated are listed on the design guidelines checklist (Attachment 14). In identifying the relative importance of the design criteria, the ADB must use the applicable design guidelines of the BD2 zone, the downtown design objectives in the Comprehensive Plan, and any relevant district -specific design objectives of ECDC Chapters 20.12 and 20.13. Staff recommends that the ADB consider the following after the public comment portion of the Phase 1 public hearing: 1. The ADB shall utilize the design guideline checklist (Attachment 14), to prioritize applicable design guidelines and objectives. 2. Additional issues identified by staff which should be addressed by the applicant prior to Phase 2 of the hearing include: a. Provide a minimum of 75% transparency at street level along Main St. b. Adequately address comments from Building, Fire and Engineering (Attachments 9 & 11). c. Breakup the approximately 66-foot wide largely blank wall along the north fagade by using a combination of materials, windows or decorative details or additional articulation and modulation. d. Provide additional trim around windows. e. If the power lines are undergrounded along Main Street to provide fire access, include street furniture and hanging baskets if there is sufficient room in the sidewalk area along Main St. f. All utility cabinets must be relocated, buried, or screened with vegetation, or camouflaged to reduce their visual impact. 3. The public hearing must be continued to a date certain for Phase 2 of the public hearing process, not to exceed 120 days from the Phase 1 meeting date. Staff recommends August 24, 2023, to allow sufficient time for the applicant to respond to the Board's Page 18 of 19 Packet Pg. 21 611 On Main File No. PLN2022-0085 O direction and for staff to review the resubmittal and prepare the staff report for Phase 2. V. PARTIES OF RECORD City of Edmonds Michelle Dotsch 121— 5t" Ave North Edmonds Resident Edmonds, WA 98020 Via email Lynda Fireman Theresa Hollis 600 Bell St. #201 Edmonds Resident Edmonds, WA 98020 Via email Via email Annette Border Will Magnuson 600 Bell St. Edmonds, WA Edmonds, WA 98020 Via email Via email Dale Shoup Glenn Safadago 600 Bell St. Apt. 301 Attn: GBH Holdings / Applicant Edmonds, WA 98020 Via email Via email Greg Brewer Phil Frisk Via email Attn: PWF Architecture, LLC Via email John & Jolene Smith Via email Cindy Bruce, Sea Breeze Condos Edmonds Resident Via email Page 19 of 19 Packet Pg. 22 O CITY OF EDMONDS nnyst,ilaingPermit.com Land Use Application #1218889 - 611 Main Mixed -Use Building Applicant First Name Last Name Company Name Glenn Safadago GBH Holdings Number Street Apartment or Suite Number E-mail Address 1389 City State Zip Edmonds WA 98020 Contractor Company Name Number Street City State Zip State License Number Project Location Number Street 611 MAIN ST City EDMONDS Associated Building Permit Number License Expiration Date UBI # Zip Code 98020 Additional Information (i.e. equipment location or special instructions). Work Location glennhci((_msn.com Phone Number Extension (206) 739-5400 County Parcel Number 00434209803700 Tenant Name Apartment or Suite Number Phone Number Extension E-mail Address Floor Number Suite or Room Number M N O N Sri N f� E 0 m c c 0 U C �L M d N fn t d d fn N K c c 0 m Property Owner C First Name Last Name or Company Name T F GBH HOLDINGS LLC u Number Street Apartment or Suite Number 7 PO BOX 1509 City State Zip F F LANGLEY WA 98260 s Certification Statement - The applicant states: E I certify that I am the owner of this property or the owner's authorized agent. If acting as an authorized agent, I further certify that I have full power and i authority to file this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to process and review such application. I have furnished true and correct information. I will comply with all provisions of law and ordinance governing this type of application. If the scope of work requires a licensed contractor to perform the work, the information will be provided prior to permit issuance. Date Submitted: 10/20/2022 Submitted By: Glenn Safadago ATTACHMENT 1 Page 1 of 2 Packet Pg. 23 CITY OF EDMONDS MyBuildingPerrnit.com Land Use Application #1218889 - 611 Main Mixed -Use Building Project Contact Company Name: PWF Architecture, LLC Name: Phil Frisk Email: Phil.Frisk@PWFArchitecture.com Address: 141 Phone #: (206) 920-3554 Edmonds Washington 98020 Project Type Activity Type New New Development Activity Scope of Work Design Review Project Name: 611 Main Mixed -Use Building Description of Demolishing two existing buildings on two adjoining lots and constructing a mixed -use Work: 3-story building with ground -level commercial space and eighteen apartments, over surface parking, totaling about 18,000 square feet. Project Details Development Type Multi-Family/Mixed-Use Packet Pg. 24 Page 2 of 2 J MyBui ld i n gPermit. com . cry; rc, Jurisdiction: Edmonds Project Name: 611 Main Mixed -Use Building Application ID: 1218889 Supplemental Name: Applicant Certification - Planning The applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify c defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any cv action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, L6 his/her/its agents or employees. The ro property affected b the application is in the exclusive ownership of the applicant or that the N gp p Y Y pp p pp >, application has been submitted with the consent of all owners of the affected property. cc 1 certify, under the penalty of perjury under the laws of the State of Washington, that the information and exhibits herewith submitte o are true and correct to the best of my knowledge and that I am authorized to file this application on behalf of the owner of the subje property. a� I do so certify. w c 0 U CM c •L a� 2 Packet Pg. 25 City of Edmonds Land Use Application Lr9 ARCHITECTURAL DESIGN REVIEW • ' • • ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # ZONE ❑ HOME OCCUPATION DATE REC'D BY ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 605 & 611 Main Street PROJECT NAME (IF APPLICABLE) 611 on Main PROPERTY OWNER Glenn Safadago PHONE # 206.739.5400 ADDRESS PO Box 1389, Edmonds, WA 98020 E-MAIL G1ennHCI@msn.com FAX # 206.299.4446 TAX ACCOUNT # 004342-098-037-00 (605), 004342-098-037-00 (611) SEC. 24 TwP. 27N RNG 3E W.M. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Demolishing two existing buildings and constructing a mixed -use building comprised of 18 apartments and 2,600 square feet of office space, above 20 parking spaces. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) The project is a permitted use in the BD2 zoning and will be designed to comply with applicable building codes, zoning regulations, and comprehensive plan goals. APPLICANT PWF Architecture/Phil Frisk PHONE # 206.920.3554 ADDRESS PO Box 141, Edmonds, WA 98020 E-MAIL Phil.Frisk@PWFArchitecture.com FAX # CONTACT PERSON/AGENT Phil Frisk PHONE # 206.920.3554 ADDRESS PO Box 141, Edmonds, WA 98020 E-MAIL Phil.Frisk@PWFArchitecture.com FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application onn�thhe behalf of the owner as listed below. SIGNATURE OF APPLICANVAGENT Rom/^^ � DATE October 17, 2022 Property Owner's Authorization I Glenn Safadago certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application. SIGNATURE OF OWNER GGehvr sa faolago DATE October 17, 2022 Questions? Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page I of] PackE O 01 PO Box 141 Edmonds, Washington 98020 (206( 920.5554 phone PWFArchilecturetom October 17, 2022 Kernen Lien, Programs Manager City of Edmonds Planning Division 121 5t" Avenue North Edmonds, Washington 98020 RE: Zoning compliance for 611 on Main Mixed -Use project Dear Mr. Lien, Below is a summary of how the proposed project complies with the design standards listed in Edmonds Community Development Code, Chapter 22.43, and the City of Edmonds Comprehensive Plan General Design Objectives. Items below are listed according to the corresponding code and comprehensive plan sections. Edmonds Community Development Code 22.43.010 Massing and Articulation A visually distinct base to the building is accomplished with masonry veneer at the lower portion of the Main Street frontage, visually grounding the building. A pre -cast cap at the top of the brick veneer provides additional architectural detail. Paneled siding is applied to portions of the building above the brick, to articulate a "middle" to the fagade, with lap siding applied to portions of the south elevation projecting from the brick facade, enhancing the street -level modulation. The change of colors and materials provides a distinct layering and reduces the apparent bulk of the building. A projecting cornice provides a distinct "top" to the fagade. The entry to the commercial office space is deeply recessed, further reducing the apparent bulk of the building at the street level and providing additional articulation. 22.43.020 Orientation to Street The main entrance to the commercial office space is oriented to Main Street in response to the primary pedestrian circulation on the adjacent sidewalk. The entrance is recessed and the entry door clearly visible to provide visual cues to pedestrians, and is within seven inches of the elevation of the adjacent sidewalk. The entrance to the apartments is at the east side of the building, accessed from a large plaza accessed from stairs off the public sidewalk, and features a canopy to provide not only weather protection for those waiting to enter the building, but also to serve as a visual cue to the entrance. Appropriate signage, coupled with a wide stairway from the sidewalk, will serve to direct people to the apartment entry. The intention is to have the entrance to the commercial office space more obvious than the entrance to the apartments, since the apartment entry will be secured to require all visitors to be admitted entry by residents. ATTACHMENT 2 1 Packet Pg. 27 O 611 on Main Mixed -Use Zoning Compliance Summary October 17, 2022 Page 2 of 4 22.43.030 Ground Level Details Six elements are provided: 1.Ornamental light fixtures at the recessed entry to the commercial office space. 2. Ornamental metal railings at the stairway leading to the plaza and apartment entrance. 3. Masonry veneer at the lower level of the street fagade. 4. Projecting precast masonry cap at the top of the masonry veneer. 5. A projecting canopy at the apartment entrance, visible from the street. 6. A transom window above the entry door to the commercial office space. 16.43.030 Site Development Standards (Commercial) A. Table 16.43-2. The height of the ground floor story is twelve feet, now required because the property is adjacent a Designated Street Front. B. 2. The commercial office space occupies the first forty-five feet from the Main Street frontage. B. 4. Access to the commercial office space is within seven inches of the adjacent sidewalk. 22.43.040 Awnings/Canopies and Signage Decorative building signage displaying the name of the building is provided on the streetside fagade. A large permanent awning is provided at the entrance to the apartments, visible from the street. 22.43.050 Transparency at Street Level Windows are provided along the street frontage to provide a limited sense of transparency. The ground level commercial office space is proposed to have less than 75% of the fagade transparent, in order to make the space viable for the commercial office space market. It is not unexpected that prospective tenants would require a certain degree of privacy for each office, to facilitate meetings and information requiring confidentiality. It appears that in the Guidelines the 75% transparency is intended for retail establishments rather than conventional office space. 22.43.060 Treating Blank Walls There are no blank walls on the entire building so additional treatments are not required. 22.43.070 Building HVAC Equipment Rooftop HVAC equipment will be screened by the parapet and projecting cornice. Citv of Edmonds Comorehensive Plan/General Desian Obiectives A.1 Vehicular Access Vehicle access is from the alley at the back of the building, minimizing the interaction of pedestrians and vehicular traffic. No curb cut or vehicle parking is along the Main Street frontage. Existing street parking will remain. A.2 Layout of Parking Parking is located beneath the building and is not readily visible from the Main Street frontage. A.3 Connections On- and Off -site Pedestrian connection to the commercial office space entrance is directly off the Main Street sidewalk, and the entrance to the apartments is off a large plaza accessed from the Main Street sidewalk. Community Transit service is within walking distance. Bicycle access is provided from the alley and a stairway from the Main Street sidewalk down to the parking level. Packet Pg. 28 O 611 on Main Mixed -Use Zoning Compliance Summary October 17, 2022 Page 3 of 4 AA Building Entry Location The main entrance to the commercial office space is from a recessed covered entrance accessed directly from the sidewalk. The covered space accommodates limited gathering along the sidewalk just outside the main entrance. A.5 Setbacks The building is set back slightly from the Main Street sidewalk to provide space for the building modulation as well as landscaping between the building and sidewalk, and yet is close enough to help define the space along the adjoining Main Street frontage. A.6 Open Space Even though the property is well below the threshold requiring outdoor open space, a plaza is provided as a gathering space along the east side of the building, accessed directly from the sidewalk and providing access to the apartment entrance. A.7 Building/Site Identity The distinctive architectural treatments of the building exterior, including variations in colors, materials, and patterns provide for an easily identifiable landmark structure. The south fagade provides a strong edge to the streetscape, helping to reinforce that portion of Main Street as an outdoor "room." Future development of a similar density and character, as allowed for in the comprehensive plan, will further reinforce that. A.8 Weather Protection A deeply recessed covered entry to the commercial office space and a canopy above the entrance to the office space provide ample weather protection and provide human -scaled architectural elements. A.9 Lighting Lighting will be provided for both pedestrian and vehicular security in entering and exiting the building and throughout the parking level. Fixtures are chosen to minimize glare visible from nearby properties. A.10 Signage Signage is limited to that which displays the name and address of the building. A.11 Site Utilities The dumpster is located within an enclosure that is recessed into the building and accessed from the alley. Rooftop mechanical equipment will be hidden behind the parapet. Electric meters are located within an enclosed meter room. Pedestrians will not be exposed to such necessary features for building services. A.13 Landscape Buffers A landscaping buffer is provided along the eastern edge of the property, to provide a visual barrier from the adjoining property. Landscaping is also provided along the Main Street frontage to soften the edge of the pedestrian circulation route along the sidewalk. AN Building Form The rectangular building form utilizes the allowable building envelope, yet features modulation and articulation on all sides to create visual interest. The proposed project is seen as a guide for future redevelopment allowed and encouraged by the comprehensive plan. Packet Pg. 29 O 611 on Main Mixed -Use Zoning Compliance Summary October 17, 2022 Page 4 of 4 A.15 Massing The apparent bulk of the building is mitigated by providing human -scaled modulation along the Main Street frontage, as well as a variation in the materials, textures, and colors of the exterior finishes. The impact of the proposed development on the adjacent less -intensively -zoned property to the east is mitigated by maintaining a fifteen -foot setback from the property line, modulating portions of the east building fagade, and utilizing a variation of colors and materials of the building fagade. Landscaping and fencing along the east property line also help to provide a visual barrier from the adjacent property. A.16 Roof Modulation The roof parapet is at the maximum allowable building height, and varies in height according to the modulation of the building envelope. The result is the proposed structure has the appearance of smaller buildings grouped together, rather than a single monolithic structure. The projecting roof cornice completes the layered aesthetic of the exterior walls and adds another level of architectural detail. A.17 Wall Modulation The modulation of the west, south, and north fagades visible from Main Street provide visual interest and respond to building functions and characteristics of the site. Variations in exterior finish materials and colors enhance the reduction of the apparent mass of the building. A.18 Building Facade Design The combination of varied materials, selective modulation, identifiable patterns of fenestration, and the use of complimentary colors provides a distinctive fagade visible from Main Street and establishes a strong identity along the streetscape. A.19 Window Variety and Articulation Variations in window sizes on the front fagade provide visual interest yet are arranged in a cohesive manner to provide an identifiable architectural pattern and intentionally ordered aesthetic. The fenestration at the commercial office space is significantly different than that for the apartments above, indicating the different uses of the building. A.20 Variation in Facade Materials Materials featured on the Main Street fagade include masonry, lap siding, and paneled siding, each material having a unique complimentary color. This fagade treatment is consistent on each side of the building, providing a uniform treatment while accommodating variations of the building massing. We look forward to reviewing our application materials with you and other staff as we continue along our approval process. Sincerely, PWF Architecture, LLC Philip W. Frisk, AIA, Principal Washington State Architect Registration Number 7320 cc: Glenn Safadago, GBH Holdings Packet Pg. 30 N W E S GRAPHIC SCALE 5 0 5 10 20 1 INCH = 10 FT. LEGEND 0 FOUND BRASS DISK WOOD FENCE 0 FOUND REBAR AS DESCRIBED CONCRETE WALL FOUND NAIL AS DESCRIBED TIMBER WALL SET MAG NAIL AS DESCRIBED 0 GAS VALVE B UTILITY POLE ® STORM DRAIN MANHOLE GAS METER ® CATCH BASIN 0 SANITARY SEWER MANHOLE ASPHALT SURFACE x WATER VALVE FIRE HYDRANT CONCRETE SURFACE WATER METER GRAVEL SURFACE _77- SIGN APPROXIMATE LOCATION SANITARY DS DECIDUOUS —SS— SEWER LINE " INDICATES MULTI -TRUNK —SD— APPROXIMATE LOCATION STORM DRAIN LINE APPROXIMATE LOCATION — G — UNDERGROUND GAS LINE LEGAL DESCRIPTION LOTS 37, 38 AND 39, BLOCK 98, PLAT OF CITY OF EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PAGES 38 AND 39, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; SITUATE IN THE CITY OF EDMONDS, COUNTY OF SNOHOMISH, STATE OF WASHINGTON. BASIS OF BEARINGS THE PLAT OF CROWN ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON. PROJECT INFORMATION SURVEYOR: SITE SURVEYING, INC. SITE SURVEYING, INC. 21923 NE 11TH ST 21923 NE 11TH ST SAMMAMISH, WA 98074 SAMMAMISH, WA 98074 PHONE:425.298.4412 PHONE:425.298.4412 PROPERTY OWNER: GBH HOLDINGS, LLC GBH HOLDINGS, LLC PO BOX 1389 PO BOX 1389 EDMONDS, WA 98020 EDMONDS, WA 98020 TAX PARCEL NUMBER: 004342-098-037-00 004342-098-039-00 PROJECT ADDRESS: 611 MAIN STREET 605 MAIN STREET EDMONDS, WA 98020 EDMONDS, WA 98020 ZONING: BD 2 BD 2 JURISDICTION: CITY OF EDMONDS CITY OF EDMONDS PARCEL ACREAGE: 6,593 S.F. (0.151 ACRES) AS 3,296 S.F. (0.076 ACRES) AS SURVEYED SURVEYED GENERAL NOTES 1. THIS SURVEY WAS COMPLETED WITHOUT BENEFIT OF A CURRENT TITLE REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST ON THIS PROPERTY THAT ARE NOT SHOWN HEREON. 2. INSTRUMENTATION FOR THIS SURVEY WAS A 3-SECOND SPECTRAPRECISION FOCUS 35 TOTAL STATION. PROCEDURES USED IN THIS SURVEY MEET OR EXCEED STANDARDS SET BY WAC 332-130-090. 3. THE INFORMATION ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE IN APRIL 2021 AND CAN ONLY BE CONSIDERED AS INDICATING THE GENERAL CONDITIONS EXISTING AT THAT TIME. 4. UTILITIES SHOWN ON THIS SURVEY ARE BASED UPON ABOVE GROUND OBSERVATIONS AND AS -BUILT PLANS WHERE AVAILABLE. ACTUAL LOCATIONS OF UNDERGROUND UTILITIES MAY VARY AND UTILITIES NOT SHOWN ON THIS SURVEY MAY EXIST ON THIS SITE. 5. ALL MONUMENTS WERE LOCATED DURING THIS SURVEY UNLESS OTHERWISE NOTED. VERTICAL DATUM & CONTOUR INTERVAL ELEVATIONS SHOWN ON THIS DRAWING WERE DERIVED FROM INFORMATION PROVIDED BY THE CITY OF EDMONDS DATUM FROM RECORD OF SURVEY NO. 200305085002, RECORDS OF SNOHOMISH COUNTY, WA. DATUM THE MARK IS A SEWER MANHOLE ON THE CENTERLINE OF 6TH AVENUE ON THE PRODUCTION OF THE CENTERLINE OF ALLEY. ELEVATION: 97.24 FEET 1.0' CONTOUR INTERVAL - THE EXPECTED VERTICAL ACCURACY IS EQUAL TO 1/2 THE CONTOUR INTERVAL OR PLUS / MINUS 0.5' FOR THIS PROJECT. 659.68' — — — N89°59'49"W — — — — — — — — SD - SD - BELL STREET SD SDMH SS SS - SS RIM = 97.02' FOUND MAG & SSMH 1 WASHER (29276) RIM=97.24' 3.00'N� FOUND MAG & — — --- — WASHER (29276) 0 3.08' N G G G G I z I 0 o cNo co FOUND BRASS J SURFACE DISK W/"X" 2 m z c m Cn DECK QO moo_ N2'09 ----- FOUND MAG & WASHER MAIN STREET CB RIM = 98.06' - -- CB CB RIM`- 98.31' SD ' SD SD SS SS SS SS 15.00' ALLEY SET MAG NAIL ' .r SET MAG NAIL ' O O FOUND REBAR & o o \ 0 1 0 0 o S89°59�; CAP°(17979) <` SET MAG NAIL' 8 0.16' N & 0.21' W IN CONCRETE 0 0 0 0 0 o o o 0 0 0 0 0 1°.00' S, - ----------- / o 59.99' N89°59'39"W 659.70' x IN CONCRETE ' G — _--1p6 CB RIM = 99.38' SD SS SS - G G SET MAG NAIL' 1 0 0 0 o IN CONCRETE 1 l' / / / / A / FOUND BRASS SURFACE DISK W/ ,lXl, 0 0 2 m z c m A N_ 00 N L Lf) N 7 5 N 0 O a w V M C) 0 z E E m CV i w Z M w N N y U E c°> �W V J � c .Q a E z m V J 3 3 '9®RP ao G pN M N 4�v ti0 cm'et, OHI v W N to z 0 z O w af w 0 d 0 0 LL 06 c tc d d U) M H z w 2 U a H a c m v W r a > � U J w w O N O �^ vJ u V Z z I..L j G U) Q OC oz cfl z O V m o W O Lo 'o w I..L co w O PROJECT NO. 21-278 DRAWN BY: EFJ CHECKED BY: TNW DATE: 5/17121 SHEET 1 OF 1 Packet Pg. 31 6" CURB AT PROPERTY LINE A CONCRETE BOLLARDS 5' O.C. - 70"x 70 " TRANSFORMER 96 -- ELECTRIC METER BANK (20 METER5) Cn — O o° (0-0: W 700 -- RETAINING WALL DOWN TO PARKING LEVEL - 48" FENCE ON RETAINING WALL - PARKING LEVEL BELOW ACCE55 TO RISER ROOM STAIRS FROM SIDEWALK DOWN TO PARKING LEVEL 36"WIDE PLANTER m ON PN 30"WIDE PL NTER I I o , F k7 I �• . I I I Imo: :I I I Iw I� to I- I I I I o`� I I 59.99, 15.00' ALLEY 0 100 COVERED PORCH AT STAIRWAY EXIT I OU x 10' DUMP5TER ENCLOSURE ELEVATION AT CORNER OF RECTANGLE N89059'44"W YALLEY LEVEL ENCOMPASSING PROPOSED WORK 4 LOC. 89_96' — —------------ HiH RAMP DOWN b" TO COA TO COMMERCIAL SPACE Proposed Building SIDEWALK 89.96' LE S89059'39"E LANDSCAPING BETWEEN BUILDING NO 51DEWALK AIN STREET,. p w w LOW LANDSCAPING ONLY AT DRIVEWAY TO C w C) PROVIDE ADEQUATE SIGHT TRIANGLE FOR Z� VEHICLE TRAFFIC I I DASHED LINE INDICATES EXTENT OF U PROJECT DEVELOPMENT Wok I I . /I DASHED LINE INOIC TE BUILDING OUTLINE ABOVE FIR T =L OR LEVEL, TYP. I � I I U . m 24"WIDE LANDSCAPING ALONG DRIVEWAY i 03` CANOPY ENTRANCE TO ~' APA TMENT UNITS ON II �o co •, rll �I ON 36"WIDE PLANTER ALONG TERRACE ADA -COMPLIANT RAMP 1p6 6' FENCE AND LANDSCAPING AT EAST PROPERTY LINE 2 SHORT-TERM BICYCLE PARKING SPACES ON ON 4' FENCE AND LANDSCAPING BETWEEN SIDEWALK AND TERRACE — —------------- - — - — - o� — - J-- — - — - — - — o - —� — - — - — - — - — - — - — - — - — - — - Site Plan Scale: 1" = 10' 1. See survey drawing for existing site conditions. 2. Parcel Numbers: 004342-098-039-00 (west parcel), 004342-098-037-00 (east parcel). 3. Site addresses: 605 & 611 Main Street. 4. Existing buildings to be demolished, new 24-unit, 3-story, Type VA, fully sprinklered (NFPA Type 13) apartment building proposed. 5. Total lot area: 9,889 square feet. 6. Total building area: approximately 18,000 square feet gross. 7. Zoning: Downtown Business, BD2 8. Average grade (97.8 + 99 + 101.9 + 106)/4 = 101.17' 9. Allowable building height = 101.17' + 30' = 131.17' 10. See landscape and civil drawings for additional proposed site improvements PO BOX 141 1 0 NDS, WASHINGION 98020 (206) 920.3554 P WWW.PWIAPCHItIC1URE.00 �.Y Member of the American Institute of Architects PR0JECI NAM[: 611 On Main Mixed -Use Building 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 01.21004 D � 1 F April 2, 2023 REGISTERED ARCHITECT W. I K WASHINGTON N011- The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. S H [ [ t t 1 t 1 S: Site Plan SHEET NUMBER: Al 01 Packet Pg. 32 Landscaping Retaining Wall I UP o Riser iRpl UP n 75 0 U � i V40MPACT Retaining Wall .) 0 Line of Buildinla Above ---------- --------- --------- L------J L----- Parking 21 Stalls 01_0// 0'_01/ Mech. Elevator 20' Driveway Ramp Up to Alley COMPACT 1Cvd W OC inn 1 E 1, 17 Bicycles Parkin Scale: 1/4" = V-0" Level Plan Storage PO BOX III [AMS, WASHINCTON MOO OOq moo J554 P WWW.PW1ARCHITECTH1.COM �.Y Member of the American Institute of Architects PROJECT NAME: —� M 611 On Main N N W N Mixed -Use Building 611 Main Street Edmonds, WA 98020 O U 0) E d PROJECT NUMBER: 01.21004 N a m X April 2, 2023 E O STAMP: co REGISTERED ARCHITECT W. I �((� WASHINGTON ''I I[I. The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. STTTT TITI Parking Level SHEET NUMBER: Al 102 1 Packet Pg. 33 24" Wide Landscape Strip Convex Mirror 0 DN 0 C-0 Mry o U Cn J Covered Entry DN Landscaping Landscaping Office 10' x 14' Office � 14' x 14' is — 3 a� Office 12' x 14' i i i i i Office I 12' x 16' I I I I I L— DN Bike O Bike DN Reception 14' x 20' Storage Plaza Bench DN Storage Conference 12' x 22' 0 Women Men (D Kitchen 8'x11' Closet Office 10' x 15' co 0 17'=��� 101 Studio ADA "Type B" Partial Accessibility 520 SF 10' Ceiling � I a � I ----- 00 ---------- 00 0 i1 Parking Below UP 0 Elevator 103 Studio ADA 'Type B" Partial Accessibility 475 SF 10' Ceiling 102 Studio ADA "Type B" Partial Accessibility 390 SF 10' Ceiling i 105 Studio ADA "Type A" Additional Accessibility 500 SF 10' Ceiling Q) , Transformer , _ �„ 70" x 70" W3i Front 0 __ Cn L Q a _ mo C vered Porch -�--- DN I n DN f0 UP ------------- 0 Bedroom 104 1-Bedroom ADA "Type A" Additional Accessibility 515 SF 10' Ceiling X r I I I ---------------------------J L--------------------------J Line of Building Above L Canopy J Parking Access Ramp Below "t— � Jr, kk -91� - DN a Q 0 N Level 1 Floor Plan Scale: 1/4" = V-0" lot PO BOX 141 H MONDS, WASHINGION OOq 920.3554 P WWW.PWFARCHIUCHU �.Y Member of the American Institute of Architects 611 On Main Mixed -Use Building 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 01.21004 -F April 2, 2023 S1RMP: REGISTERED ARCHITECT W. I {(� WASHINGTON The information contained herein is intended to I be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide ` for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. "JIlt Till Level 1 Floor Plan Landscaping SHEE1 NUMBER: Al 03 1 Packet Pg. 34 I Level 2 Floor Plan Scale: 1 /4" = V-0" PO BOX 141 1 0 NDS, WASHINGTON 98020 (206) 920.3554 P WWW.PWIARCHItICTURI.00 Member of the American Institute of Architects 611 On Main Mixed -Use Building 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 01.21004 April 2, 2023 STAMP: REGISTERED ARCHITECT W. I K — WASHINGTON The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. STTTT TIT1 Level 2 Floor Plan Al 104 1 Packet Pg. 35 I Level 3 Floor Plan Scale: 1 /4" = V-0" PO BOX 141 EDMONDS, WASHINGTON 98020 (206) 920.3554 P WWW.PWIARCHITECTURI.00 �.Y Member of the American Institute of Architects PROJECT NAME: —� M 611 On Main N N W N Mixed -Use Building 611 Main Street Edmonds, WA 98020 O U 0) c �L d PROJECT NUMBER: 01.21004 N a m E: X x April 2, 2023 E O STAMP: co REGISTERED ARCHITECT W. I K — WASHINGTON ''I',!TE: The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. SHEET TITI Level 3 Floor Plan SHEET NUMBER: Al 05 1 Packet Pg. 36 0 Landscaping Dumpster Below Co o DN o Line of Building Above Transformer `L 70" x 70" Landscaping o ° DN Front C L - Q CU E m O .Q CU O 0 C(1) G C ca U N ca J W -0 C vered Porch a� > 0 U) U ni, r 10'x 101 Line of Building Above DN Canopy Plaza c Bike Bike Bench DN � Parking Access Ramp Below 0 DN DN N Landscaping LIGHTING - LEVEL 1 N SCALE: 1/4" = 1'-0" PWF Architecture PO BOX 141 EDMON0S, WASHING10N 98020 ( 2 0 6 ) 920.3554 P WWW,PWFARCHITECTUPI.COM 1�. Member of the American Institute of Architects PROJECT NAME: 611 MAIN ST APTS 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 21067 DATE: October 31, 2021 is Electrical Consultants, Inc. 19015 36th Avcnuc Wcst, Suitc E Lynnwood, Washington 98036 Phone (425) 775-1799 FAX (425) 774-9870 NOTE; The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. SHEET TITLE: LIGHTING - LEVEL 1 SNEEi NOIIBER: E 1 101 Packet Pg. 37 PWF Architecture ex M i ri POWER - BASEMENT LEVEL SCALE: 1/4" = V-0" PO B 0 X 141 E 0 M 0 N 0 S , W A S H I N G T 0 N 98020 (206)920.3554 P WWW.PWFARCHITECTURE. C0M r Member of the American Institute of Architects PROJECT NAME: N N O 611 MAIN ST APTS N E O 611 Main Street Edmonds, WA 98020 0 t= 0 �L r PROJECT NUMBER: N 21067 DATE: x October 31, 2021 O STAMP: 38419 I I Electrical Consultants, Inc. 19015 36th Avcnuc Wcst, Suitc E Lynnwood, Washington 98036 Phone (425) 775-1799 FAX (425) 774-9870 NOTE: The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. REVISIONS: SHEET TITLE: POWER - BASEMENT LEVEL SNEEi NUMBER: E3,00 Packet Pg. 38 0 PWF Architecture Landscaping Dumpster Below Ca o DN o Line of Building Above Transformer < > `L 70" x 70' Landscaping o ° Front 10 DN co -U) Q Q � a g Stora Women o E °' M o C 105 � -Q 0 - UCU 101 103 Studio Reception ADA Type A C a 14' x 20' Studio Studio J w Additional Accessibility C vered Porch ADA Type B ADA Type B 500 SF o Partial Accessibility Partial Accessibility to 520 SF 475 SF 10' Ceiling Men 10' Ceilin 10' Ceilin 9 9 00 DN Office /> 10' x 14' Kitchen 8' x 11' DN UP Office 14' x 14' Closet UP Bedroom Office 102 104 Office 10'x 15' CU Studio 0 D 1-Bedroom F-1 12' x 14' ADA "Type B" O ADA "Type A" Partial Accessibility Additional Accessibility 390 SF C O 515 SF 10' Ceilin9 10' Ceiling r Elevator 10x10' Office Conference 12' x 16' 12' x 22' Storage Line of Building Above DN Canopy Plaza c Bike -� DN Bike Bench Parking Access Ramp Below 0 DN DN N Landscaping POWER - LEVEL 1 SCALE: 1/4" = V-0" PO BOX 141 E D M 0 N 0 S , WASHING10N 98020 ( 2 0 6 ) 920.3554 P WWW.PWEARCHITECTUPI. C0M Member of the American Institute of Architects PROJECT NAME: N 611 MAIN ST APTS N 611 Main Street Edmonds, WA 98020 0 U -L M d r PROJECT NUMBER: N M 21067 IL N DATE: 2 October 31, 2021 M O STAMP;to A. 8419 o� sL Electrical Consultants, Inc. 19015 36th Avenue West, Suite E Lynnwood, Washington 98036 Phone (425) 775-1799 FAX (425) 774-9870 NOTE; The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. SHEET TITLE: POWER - LEVEL 1 SNEEi NOIIBER: E3.01 Packet Pg. 39 FFOJEOTING CORNICE ACTUAL 15UILOIN6 �/T 130.01' MAX. 50ILOIN �/T 131.17' I OEOO�N=A T I VE MEDALLION FANEL 3 FIBER OEM NT 17ANEL3 FIBER OEMs "METAL REVEAL 3 1=RECA3 T 4"BRICK VENEER FRECA3T LINTELS, ENTRY FROM 310EWALK CONCRETE FLANTER Mir Uft /C�kz- L_N I f��ANC�k: IROWLOOK OOUR3E AT WINDOW SILL, OA3PEO LINE INOIOA TE5 435 3F AREA OF FA0A[�)E BETWEEN GRADE, 2' ABOVE FLOOR WIDEN ABOVE GRADE, ANO 10' ABOVE FIRST FLOOR LEVEL. GLAZING AIREA = 217 3F (45i OF P/GPLI llTE0 FACADE AREA South Elevation Scale: 1/4" = 1'-0" Maximum building height 30' above average grade. LOW LAN03OA1=IN6 AT FRO)=ERT ' LINE ENTRY F)ROM 310EWAL TI/I RO FLOOR i FLANTER AVERAGE GIRAOE 101.1 7' WOOD TRIM I=ROJEOT3 1 " 5E YON0 3I0IN6, T Y/7. 'SNT FANEL 3 + i " ME TAL RE VEAL 3 PO BOX 141 1 0 NDS, WASHINGTON 98020 (206) 920.3554 P WWW.PWIARCHItICTURI.00 �.Y Member of the American Institute of Architects PR0JECI NAME: 611 On Main Mixed -Use Building 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 01.21004 DATT: April 2, 2023 REGISTERED ARCHITECT W. I K WASHINGTON NOTE: The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. SHTTT TITI I: North & South Elevationc. M N O N L N L 0 E x to t a 0 to D x c c 0 North Elevation Scale: 1/4" = 1'-0" 06 1 Packet Pg. 40 I r-IF I= r t=-Aek�. I-r . A. Ir=I /� I i iI Aar=-r A I � t=-, ,r= A I /� nCol'1 I�/_71k If_ /_/=)nk 11/_r West Elevation Scale: 1/4" = V-0" toCn/n lt=' 1=lis la¢. f-Ir2!)t=tom /P-Rolt=k I-r r-) n k /r� 1 /'01 I / it &Ai= I= A I fir= � ,P- n / f_1 PO BOX III 1 0 NDS, WASHINGTON 98020 (206) 920.3554 P WWW.PWIARCHItICTURI.00 Member of the American Institute of Architects P R 0 J I C I NAME. 611 On Main Mixed -Use Building 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 01.21004 April 2, 2023 REGISTERED ARCHITECT W. I K — WASHINGTON NOTE The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. STTTT TITI East & West Elevations M N O N L CD L 3 0 EL cc 0 x N a 0 x c c 0 East Elevation Scale: 1/4" = V-0" SHEET NUMBER: Al 107 1 Packet Pg. 41 I 0EOO)RA T ) FIBER DEMENT FANEL FIBEF OEMD rotol-) Iff/�TIxl/__ II/-ff DIY I IN I I IN /I 1 e_/l/1l"Wli�_l\ South Elevation Scale: 1/4" = 1'-0" Maximum building height 30' above average grade, with allowable exceptions. k"JI II r k=,)INII�'IN !r'4==IY4== k==IN Iry 11r-7 I IN "l�/—f�__/I �� /-II SOW LAN03OAFING AT F/ROFE/RT Y LINE BUILDING �IT 131_I21 FLANTER IRAOE 101.12' - W000 TRIM FIROJEOT3 I " 5E FOND 3I0IN6, T YF MINT FANEL 3 + i " ME TAL �E VEAL 3 PO BOX 141 1 0 NDS, WASHINGTON 98020 (206) 920.3554 P WWW.PWIAPCHItICTURI.00 �.Y Member of the American Institute of Architects PR0JECI NRME: 611 On Main Mixed -Use Building 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 01.21004 DOT[: March 16, 2023 7320 REGISTERED ARCHITECT L PILIPW.FRISK TATE OF WASHINGTON NOTE: The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. SUTTT TITI I: North & South Elevationc. M N O N N L d c c 0 t� E x to t (L m 0 x c c 0 North Elevation Scale: 1/4" = 1'-0" 06 1 Packet Pg. 42 I r-IF I= r t=-Aek�. I-r . A. Ir=I /� I i iI Aar=-r A I � t=-, ,r= A I /� nCol'1 I�/_71k If_ /_/=)nk 11/_r West Elevation Scale: 1/4" = V-0" toCn/n lt=' 1=lis la¢. f-Ir2!)t=tom /P-Rolt=k I-r r-) n k /r� 1 /'01 I / it &Ai= I= A I fir= � ,P- n / f_1 PO BOX III 1 0 NDS, WASHINGTON 98020 (206) 920.3554 P WWW.PWIAPCHItICTURI.00 Member of the American Institute of Architects P R 0 J I C I N A M I : 611 On Main Mixed -Use Building 611 Main Street Edmonds, WA 98020 PROJECT NUMBER: 01.21004 March 16, 2023 7320 REGISTERED ARCHITECT L PHILIPWFRISK TATE OF WASHINGTON NOTE The information contained herein is intended to be used in conjunction with shop drawings, approved submittals, diagrams, specifications, and any other documents as required as a guide for construction in a manner consistent with applicable codes and generally -accepted industry standards of construction. Any conflicts within and between these documents and such codes and standards shall be brought to the attention of the Architect prior to construction for clarification as needed. STTTT TITI East & West Elevations M N O N L CD L 3 0 EL cc 0 x N a 0 x c c 0 East Elevation Scale: 1/4" = V-0" SHEET NUMBER: Al 107 1 Packet Pg. 43 mp -q,,� Rot 0 1 /� �rr Mr�WM.ME ..../.../,...,.ate mm 'i .�sw�lN.R l��ae w/s.w w/r �a�a�i/ ms �!!! � a Rr �lw�i �fR4i•. 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CONT., 18" MIN. HT., SPECIMEN QUALITY, PLANT ® 3' O.C. 15-18" HT., FULL & BUSHY, PLANT ® 3' O.C. 15-18" HT., FULL & BUSHY, PLANT ® 3' O.C. 1 GAL. POTS AS SHOWN 2 GAL. CONT., PLANT @ 30" O.C. 1. ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS AND DISEASE. 2. ALL PLANTS MUST BE CONTAINER GROWN OR BALLED AND BURLAPPED AS INDICATED IN THE PLANT LIST. 3. ALL TREES MUST BE STRAIGHT TRUNKED AND FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. \ 4. ALL PLANTS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT BEFORE, DURING, AND AFTER INSTALLATION. 5. ALL TREES MUST BE GUYED OR STAKED AS SHOWN IN THE DETAILS. �05 6. ALL PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED, 2" DEPTH OF BARK MULCH. 7. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND + SHALL AVOID DAMAGE TO ALL UTILITIES DURING THE COURSE OF THE WORK. LOCATIONS OF EXISTING BURIED UTILITY LINES SHOWN ON THE PLANS ARE BASED UPON BEST AVAILABLE INFORMATION AND ARE TO BE CONSIDERED + APPROXIMATE. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO (1) VERIFY THE LOCATIONS OF UTILITY LINES IN + AND ADJACENT TO THE WORK AREA, (2) PROTECT ALL UTILITY LINES DURING THE CONSTRUCTION PERIOD, AND (3) Plaza + REPAIR ANY AND ALL DAMAGE TO UTILITIES, STRUCTURES, SITE APPURTENANCES, ETC. WHICH OCCURS AS A RESULT OF / + THE LANDSCAPE CONSTRUCTION. + Ap6 8. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL QUANTITIES OF PLANTS REPRESENTED BY SYMBOLS SHOWN ON + Q+ THESE PLANS BEFORE PRICING THE WORK. 9. THE CONTRACTOR IS RESPONSIBLE FOR FULLY MAINTAINING ALL PLANTING (INCLUDING BUT NOT LIMITED TO: WATERING, + + SPRAYING, MULCHING, FERTILIZING, MOWING, ETC.) OF THE PLANTING AND LAWN AREAS UNTIL THE WORK IS ACCEPTED IN 0 + 76 TOTAL BY THE OWNER. + 10. THE CONTRACTOR SHALL COMPLETELY GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF 12 MONTHS BEGINNING ON + _- THE DATE OF TOTAL ACCEPTANCE. THE CONTRACTOR SHALL PROMPTLY MAKE ALL REPLACEMENTS DURING THE NORMAL + PLANTING SEASON. + 11. AFTER BEING DUG AT THE NURSERY SOURCE, ALL TREES IN LEAF SHALL BE ACCLIMATED FOR TWO (2) WEEKS UNDER A + MIST SYSTEM PRIOR TO INSTALLATION. — 12. ANY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL — — — — — — — — BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL PLANT LIST SPECIFICATIONS. ® 13. STANDARDS SET FORTH IN "AMERICAN STANDARD FOR NURSERY STOCK" REPRESENT GUIDELINE SPECIFICATIONS ONLY AND J SHALL CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIAL. -- 14. SAFE, CLEARLY MARKED PEDESTRIAN AND VEHICULAR ACCESS TO ALL ADJACENT PROPERTIES MUST BE MAINTAINED THROUGHOUT THE CONSTRUCTION PROCESS. S ' W/ EQ< SP ING S 3 ' W/ EQ. SP ING ' S 3 ' W/ 'EQ. SP ING 15. DURING THE GROWING SEASON ALL ANNUALS SHALL REMAIN IN A HEALTHY, VITAL CONDITION THROUGHOUT THE i CONSTRUCTION PERIOD. 16. ALL PLANT MATERIALS QUANTITIES SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN ON PLANT SCHEDULE. w % MAIN STREETPROVIDE 4'x4' TREE GRATE 17. ALL LANDSCAPE BED AREAS ARE TO RECEIVE 12" OF TOPSOIL, SEE SPECIFIC SITE NOTE #20 FOR RAISED PLANTERS. o 18. ALL LANDSCAPED AREAS ARE TO BE WATERED VIA AUTOMATIC IRRIGATION SYSTEM (DESIGN -BUILD). PROVIDE SLEEVING 2x FROM OLYMPIC FOUNDRY (TYP.) SIZE OF PIPE UNDER ALL HARDSCAPE AND THRU RAISED PLANTERS. (206) 764-6200 19. INSTALL A WEED BARRIER IN ALL LANDSCAPE BED AREAS AND ALL ROCK AREAS (SEE SPECIFICATIONS). 20. RAISED PLANTERS TO RECEIVE DRAINAGE ROCK AND TUBING, TIE-IN TO STORM WATER SYSTEM. CONTRACTOR SHALL ALSO PROVIDE FILTER FABRIC BEFORE INSTALLING 18" OF CEDAR GROVE'S LIGHTWEIGHT #2 BLEND. 59.99'— N89°59'39"W 659.70' 1,wv x 0 5 10 20 SCALE: 1 INCH =10 FEET Know what's below Call before you dig. C O Q co C O .co .5 m N O i c Z 0 N 04 r- w U .O 0) \ a a- a a 0 m m m Z ~ ,cd 3 V c 'I co O co T Ln 11, Lf N M 0 00 rn T Ln Ln 0 Ln ,--i Ln M S T iRe T ,:., � ;E���r Cr VtFfl CATS NO. 307 EXPIRES:6/28/2023 N 0 W 00 (7) W o � 0 C!) Z WW Z Cn <03 Q Q 0 Q qZ r T Z O J 0 W L-1 .0 a LANDSCAPE DETAILS "✓ 6 PLAN 8" 2-PLY RUBBER HOSE DOUBLE STRAND 12 GAUGE WIRE COVERED W 2-PLY RUBBER HOSE PAINTED FLUORESCENT ORANGE WHITE FLAGGING (TYP.) TREE WRAP 2 INCHES MULCH 1 4 INCH DEEP SAUCER 8' STEEL TEE POST c° BACKFILL MIX (V UNDISTURBED SUBSOIL REMOVE BURLAP & ROPE FROM TOP 1/3 OF THE BALL NOTE: SEE LANDSCAPE NOTES FOR THE TYPE OF MULCH MATERIAL TO USE. 1 TREE PLANTING N.T.S. CHES MULCH E LANDSCAPE NOTES TYPE OF MULCH ) ARUB IS B & B, THEN DVE BURLAP & ROPE d TOP 1/3 OF BALL (FILL MIX STURBED SUBSOIL 2 SHRUB PLANTING N.T.S. GROUND COVER PLANTING SOIL ROOT BALL 12„ MULCH OR E.Q. TO PLANT SPACING HARD SURFACE �c`D JI III-1I II i III III III III D ° 1I-111 111=1 NOTE: TAPER MULCH THICKNESS DOWN TO TOP OF ROOT MASS. AGROUND COVER DETAIL (4' POTS AND SMALLER) NO SCALE STEEL LANDSCAPE EDGING RIVER ROCK 2" MULCH AREA TOPSOIL 0 0 0 IRRIGATION DETAILS METER METER NOTE: FOR INSTALLATION OF POINT OF CONNECTION WITHIN A STRUCTURE REFER TO THE GENERAL CONTRACTOR AND MECHANICAL ENGINEER / CONTRACTOR. BOX AMETEK ECONOMY TURF BOX 6 GATE P.V.C. SLEEVE VALV -UNION 8" 12 POINT OF CONNECTION NO SCALE NOTE: ALL FITTINGS TO BE GALV. PAINT ALL GALVANIZED PIPE WITH ONE COAT CARBON ELASTIC PAINT BOX AMETEK 12" JUMBO BOX `V I DOUBLE CHECK BOX AMETEK STANDARD BOX TRIPPLE N SWING JOINT UNION BUNION ELL ELL 1" QUICK °O COUPLER ECv 11 q4 11 rAFT 11 LJILJ� YLI ALLPEA G AVEL 3>, NIPPLE�AND ELL4- 6" X 6" X 16" CONCRETE BLOCK PEA GRAVEL SCH. 80 MALE ADAPTER MAIN LINE EL 0 4" DIAMETER DRAIN LINE (AS REQUIRED) RUN TO DAY LIGHT PRESSURE QUICK REDUCING COUPLING BACKFLOW PREVENTER VALVE VALVE TEST COCKS TO FACE UP FOR TESTING TO BE SET FOR FOR WINTERIZATION +/- 70 PSI. BLOW-OUT AND CUT I N DETAIL PRESSURE TESTING POINT OF CONNECTION INSTALLATION OF POINT OF CONNECTION OUTSIDE OF STRUCTURE PVC MINIMUM TWO TIMES THE DIAMETER / 18" 24" SLEEVE OF PIPE TO BE INSERTED INTO SLEEVE. J TYP. TYP. O jCPLANTER MAIN OR LATERAL WIRE _ — STUB -UP AND PLUG PLANTER —� PAVING WIRE SLEEVE (MINIMUM OF TWO INCHES CURB DIAMETER.) CURB BUILDING 18 24 TYP. YP. ENTRY WIRE SLEEVE WALK WIRE, MAIN OR LATERAL SLEEVE I MAIN OR LATERAL w ¢ w CURB © 24" 18" © Z � Z TYP. TYP. � SIDEWALKc1f WIRE SLEEVE CURB LINE OF CURB CURB OR WALK PLANTING PAVING Igo � IRRIGATION FLAG TAPE CLOSED VERTICAL STUB -OUT MARKER PIPE OR 1. IRRIGATION WIRE TRENCHa , OR 2. METALIC TAPE O \ a rr N> � � o METALIC TAPE 1 11 U ----IRRIGATION WIRE PVC SLEEVE MAIN LINE OR LATERAL LINE PVC ELL p TYPICAL SLEEVING DETAIL NO SCALE w w P5 PVC SUPPLY HEADER TOP OF SLOPE AIR VACUUM RELIEF ASSEMBLY LIN FLUSHING VALVE ASSEMBLY LATERAL TUBING PVC EXHAUST HEADER TOE OF SLOPE CONVENTIONAL SPACING ON TOP 2/3 OF SLOPE —REMOTE CONTROL VALVE ASSEMBLY WITH DISC FILTER CONVENTIONAL SPACING AND PRV PLUS 25% ON BOTTOM 1/3 OF SLOPE NOTE: ALIGN LATERALS PARALLEL TO THE CONTOURS OF THE SLOPE © SLOPE FEED LAYOUT DETAIL - N.T.S. SIDEWALK, CURB, ETC. / 12" MAX. ° 4 / ° 3" 12" SCH. 40 PVC ELBOW PVC SUPPLY LINE (SxSxT) FITTING QUICK COUPLING VALVE SET FLUSH WITH FINISH GRADE IN LAWN AREA 3" ABOVE FINISH GRADE IN OTHER AREAS FINISH GRADE LAWN AREAS FINISH GRADE SHRUB AREAS A,=_II 11- 12" ROUND PLASTIC BOX AND COVER STAINLESS STEEL CLAMP SIZE AND LENGTH AS REQUIRED SCH. 80 PVC NIPPLE PEA GRAVEL SCH, 40 PVC STREET ELBOW SCH. 80 PVC NIPPLE SIZE AND LENGTH AS REQUIRED PVC SUPPLY LINE SCH. 40 PVC STREET ELBOW 1-1/2" PVC PIPE STAKE (SCH. 40 MIN. 36" LONG OR AS SITE REQUIRES NOTE: USE TEFLON TAPE ON ALL THREADED FITTINGS TYPICAL QUICK COUPLING VALVE ASSEMBLY NO SCALE BOX TO BE PLACED AT RIGHT ANGLE TO SIDEWALK, CURB, ETC, HARDSCAPE EDGE 12" OR AS NOTED 12"X18" PLASTIC BOX AND COVER WITH LOCK TOP N D CURL TYPE EXPANSION LOOP (MIN 24") WATERPROOFED WIRE CONNECTION % % X : % I- CHRISTY'S I.D. TAG (STANDARD), x x x x x% NON -PRESSURE SECURE TO SOLENOID x x LINE FITTING PIGTAIL FINISH GRADE 3/4" n LAWN AREA >, ' " PVC LINE PIPE FINISH GRADE SHRUB AREA /i %``' o0o SOLENOID Coo 0 3' 08 0 0 o o o0 0� FLOW ADJUSTMENT 12" MAX. o� o� o '°o TOP OF VALVE o q7 0 o p o PEA GRAVEL (MIN. 3 Cu. FT.) 18" MIN. PVC SCH. 40 MALE ADAPTOR (TYP. 2 PLACES) PVC LINE PIPE PVC ELBOW PVC LINE PIPE PVC SUPPLY LINE FITTING(SxSxT) COMMON WIRE NOTE: CONTROL WIRE 1. VALVES ARE TO BE INSTALLED IN SHRUB AREAS UNLESS OTHERWISE NOTED. 2. WHEN MORE THAN ONE VALVES IS LOCATED IN THE SAME AREA, PROVIDE A SPACE A MIN. OF 3 FEET APART. 3. USE TEFLON TAPE ON ALL THREADED FITTINGS. TYPICAL REMOTE CONTROL VALVE ASSEMBLY NO SCALE (STRAIGHT TYPE) LOW VOLUME APPLICATION COMPONENTS LINE FLUSHING VALVE #F-TLFV-1 COMPRESSION RING BLANK TL (TYP.) LATERAL (OR EXHAUST HEADER) TEE )0Oo� �NSTALLLOPER SPECS) 0 � o�y o SHUT-OFF VALVE /4' GRAVEL UMP #TLSOV (BLANK 1 CUBIC FOOT TUBING MAY BE ATTACHED TO OUTLET) BRICK SUPPORTS (THREE) E LINE FLUSHING VALVE SECTION - N.T.S. FINISH GRADE 180 2-WAY TEE SEE SPECS TUBING II 1 I� SEE SPECS 3/4" SCH 80 PVC NIPPLES PVC TEE (SxSxT) PVC PIPING F START CONNECTION W PVC RISER SECTION -N.T.S. 3/4" DISC FILTER PVC MAINLINE REMOTE CONTROL VALVE 1" FPT 3/4" PRV 45 PSI LF LD 1.4 2" MINIMUM CLEARANCE PVC OR POLY O OO OO OO OO O OO OO OO OO OO O LATERAL LINE O o0 00 00 l ( 00 0 00 00 00 00 0(1 c )COCOCOCOCOC COCOCOCOCOCc (obOoo000000000 000�0OroOroOro (0 Ij 1" x 3/4" SCH 40 BRICK SUPPORT 1 CU. FT. PEA RED BUSHING TxT 12" x 18" (1- EA. CORNER) GRAVEL SUMP VALVE BOX LOW FLOW ZONE CONTROL VALVE KIT N.T.S. 10 MULCH 3 �2 FINISH GRADE 4 ( GRATED CAP ® HUNTER 0.25 or 0.50 GPM PCB BUBBLER (OPTIONAL) 2 �5 HUNTER HCV CHECK VALVE 9 (OPTIONAL) 5 © PATENTED STRATA ROOT SYSTEM 07 HUNTER SWING JOINT 6 (OPTIONAL) ® LATERAL TEE OR ELL/PIPE 09 ROOT INTRUSION BARRIER / V o NOTE: INSTALL HUNTER 9 00H �000 P 000 FILTER SLEEVE- #RZWS-SLEEVE 18" AND 36" ROOT ZONE WATERIN�GS YSTEM (RZWS) M DETAIL - N.T.s. MTI1ft' IRRIGATION DETAIL FINISH GRADE 6" ROUND VALVE BOX AIR VACUUM — RELIEF VALVE 3/4"M x 1 /2"F Tx REDUCTION BUSHING 3/4" PVC COUPLING (TxT) 3/4" SCH 80 RISE (LENGTH AS REQUIRED) BRICK SUPPORTS°o4o0 01 �oo (THREE) 3°�O°O �^ n 3/4" CRUSHED O o0°r o O o GRAVEL SUMP POLY TUBING CLAMPED TO PVC STAINLESS STEEL INSERT FITTING CLAMPS AIR/VACUUM RELIEF TO POLY) (PLUMBED TO POLY) SECTION -N.T.S. SECTION - N.T.S(P�LUMBED MANUAL FLUSH VALVE PLUMBED TO PVC OR POLY (TYP) ��Llil] GCi 11] \'■ �ZI:I:IIi.`I ■:I �:11] � Gi PERIMETER LATERALS 2" TO 4" FROM EDGE Techline® CV DRIPLINE Techline® START CONNECTION REMOTE CONTROL VALVE WITH DISC FILTER AND PRV PVC OR POLY SUPPLY HEADER AREA PERIMETER START CONNECTION PIER Techline CV CENTER FEED LAYOUT 44NETAFIM� J NOT TO SCALE DETAIL—C102 '"ISH GRADE SPECS FOR DEPTH SEE PLANS FOR LATERAL SPACING SUB GRADE H SUBGRADE INSTALLATION N.T.S. MANUAL FLUSH VALVE PLUMBED TO PVC OR POLY Techline® CV DRIPLINE Techline® START CONNECTION MALE ADAPTER EXHAUST HEADER Techline@ TEE REMOTE CONTROL VALVE WITH DISC FILTER AND PRV AREA PERIMETER SUPPLY HEADER Techline CV IRREGULAR AREAS: Trion ular i NETAFIM" K NOT TO SCALE DETAIL — C104 N c 0 0 cV co w w m m ~ Z v ~ CO) 0 0 U N o LO 00 N ' T cv L N G - N 1--3 M G � V rn c Lm LU CD co = ' — m fu cn a U N X M c 0 c al a� a N J to Z a E ARCHI' m! Q ` a T. SHAW PARSONS EXPIRES:6/28/2023 cmi r^ Q VJ `Q 1 W 0 o Z W o W o I— � Q Z co Z a � Q c 0 r 0 ^W Q 1.� W rU^ VJ Z Q J L=2.0 Know what's below Call before you dig. I Packet Pg. 57 O December 12, 2022 Phil Frisk phil.frisk@pwfarchitecture.com Subject: Letter of Complete Application — Design Review for Mixed Use Building at 611 Main Street Phil, I have reviewed the application materials and fees submitted on October 20 and November 14, 2022, for the mixed -use project at 611 Main Street (File PLN2022-0085). Pursuant to Edmonds Community Development Code (ECDC) Section 20.02.002, the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. While the application is technically complete, the city may request additional information or seek clarification during review of the project. At this time, the following information or corrections are requested: 1. Vicinity plan. Show all significant physical structures and critical areas within a 200-foot radius of the site including, but not limited to, surrounding building outlines, streets, driveways, sidewalks, bus stops, and land use. Use of aerial photos and photos of project surroundings is encouraged. 2. Volume model. Please provide three-dimensional sketches, photo simulations, or elevations that depict the volume of the proposed structure in relation to the surrounding buildings and improvements. The city will proceed with the initial public notice portion of the project. Hearing dates for the design review process will be determined as the project moves forward. It should be noted that the 2021 design review application for a 24-unit multifamily building at 611 Main Street in file PLN2021-0066 is an irreconcilable application on the property and so is null and void and deemed withdrawn per ECDC 20.02.004. Finally, Michele Szafran will be taking over and processing this design review application to completion. If you have any questions, please let Michele or I know either at 425-771-0220 or michele.szafran@edmondswa.gov or michael.clugston@edmondswa.gov. ATTACHMENT 7 1 Packet Pg. 58 O Sincerely, -XI /6��� Mike Clugston, AICP Senior Planner Page 2 of 2 Packet Pg. 59 PROJECT DESCRIPTION: PROJECT LOCATION: NAME OF APPLICANT: FILE NO.: DATE OF APPLICATION: DATE OF COMPLETENESS DATE OF NOTICE: REQUESTED PERMITS: OTHER REQUIRED PERMITS: REQUIRED STUDIES: Application for design review of a new three-story mixed -use building to include approximately 2,600 square feet of office space, 18 apartment units and an underground parking garage for approximately 20 stalls. Two existing structures will be demolished to make room for the new mixed -use building. District -based design review applications that trigger SEPA review are Type III -A decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtowr Business (BD2) zone. The proposed development is subject to the zoning standards in Chapter 16.43 Edmonds Community Development Code (ECDC) and design standards for the BD zones in Chapter 22.43 ECDC. 605 and 611 Main Street, Edmonds, WA (Tax ID #: 00434209803900 & 00434209803700) EXISTING ENVIRONMENTAL DOCUMENTS: COMMENTS ON PROPOSAL DUE: Phil Frisk (rep. PWF Architecture) PLN2022-0085 November 14, 2022 December 12, 2022 January 10, 2023 District -based design review, SEPA determination Building permits, Lot Line Adjustment None at this time SEPA checklist, critical area checklist, traffic impact analysis January 24, 2023 FUTURE PUBLIC HEARING A future notice of public hearing for Phase 1 of the two-phase public hearing will be INFORMATION: provided as a separate notice document at a later date. Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. Information on this development application can be obtained online at https://www.edmondswa.gov/services/public involvement/public notices/development no tices under the development notice for application number PLN2022-0085, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. All comments submitted are public records subject to disclosure per RCW 42.56. CITY CONTACT: Michele Q. Szafran, Planner /425-771-0220/ Michele.Szafran@edmondswa.gov ATTACHMENT 8 1 Packet Pg. 60 Z Z uj Z Z W I- W V 00 }� H W ~ W C1 m a H F V 1 H I W 1~if A ' O a m r C Co1 N i N 3 o CO C LLIF� a O S H (D W = 1~if {) > v L_ f6 O N @ r Q a C o U m N r Q u) C U a 10 w ' L_ i IG c m OC d O d H 0 C I a I O I S I H (.0 1 Q VI a V N in O Y thLon, O •Y O 1= W VI a {A a v - a J = Y v O N aT+ p u N Y D. O V1 u a I VI 1 u a ss a� J a T AZ - M Z 0 a N LO o m z � g E o ° v O °'• � 3 i O Q o C E o c O o < U 00 Lf) �i t v E E �CC EY �_ 0 9 4 o Qv o� �m Y� �_ > to v - d �= x o v F 61 O o r rn 10 N v v � m 10 a, I L Q �I a m X 7 Qi O m 10 v rn � y � U Packet Pg. 61 File No.: PLN2022-0085 Applicant: Phil Frisk DECLARATION OF POSTING Notice of Application On the loth day of January, 2023, the attached Notice of Application was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michele Q. Szafran, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this loth day of January, 2023, at Edmonds, Washington. Signed: V Packet Pg. 62 O February 15, 2023 Phil Frisk (phi Lfrisk@pwfarchitecture.com) Subject: Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085) Dear Phil, City staff has completed an initial review of the design review application for a mixed -use commercial building with approximately 2,600 square feet of office space and 18 apartment units with underground parking for approximately 20 stalls located at 605/611 Main Street. Reviewers from several departments have corrections (attached) and Planning comments are noted below. Please respond to each of the comments in a response cover letter along with updated plans or other materials as necessary. 1. Volume model. Pursuant to ECDC 20.12.020.A.2.c., provide a volumetric model that shows the proposed building in relation to the surrounding environment and existing building volumes. 2. Transparency @ Street Level. Demonstrate compliance with ECDC 22.43.050. The ground level facade of the building facing the designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. The transparency requirements at street level are not only for retail establishments. 3. Height. Pursuant to ECDC 21.40.030.13. building height is determined by averaging elevations of the downward projections of the four corners of the smallest rectangle which will enclose all of the building. A building is defined as any structure having a roof and thus the two (2) elevation points along the western property boundary must be moved to the outline of the building excluding up to 30" of eaves. Please revise the height calculations as necessary. 4. Signage. The cover letter dated October 17, 2022, mentions that decorative building signage displaying the name of the building is provided on the streetside facade as noted in your letter under 22.43.040. Page 14 of the project drawing sheets (east facade) shows what may be the proposed sign as 611 on Main. Also there appears to be a sign on the color elevation pg. 18 which shows a slightly different sign on the east facade. Please clarify proposed signage. 5. ECDC 22.43. Design Standards for the BD Zones. • Massing and articulation: Pursuant to ECDC 22.43.010.13. the facades shall convey a distant base and top to reduce the massiveness and bulk of large box- like buildings. The northern facade is lacking in material variety to articulate this ATTACHMENT 9 1 Packet Pg. 63 O intent. Ground level details: Pursuant to ECDC 22.43.030.A. the intent of ground level details is to reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. To comply with this intent the eastern corner of the southern fagade should continue the masonry to the edge of the building, this also will help provide a distinct base and top while further reducing massing and articulation. 6. Comprehensive Plan. Pursuant to the urban design goals and policies for the downtown waterfront activity center (Pg. 127 adopted plan dated November 17, 20202) B.12 calls for varied window trim to highlight the commercial space which should also be provided as part of the overall design for the upper floors to encourage rhythm and accents in the fagade. This is also echoed in ECDC 22.43.010 for massing and articulation to help articulate the building form and pedestrian scale. Please explore varied window trim as part of the overall design. 7. Lot Line Adjustment. Note that a subsequent lot line adjustment will be necessary to combine the two parcels into a single lot for construction of the mixed -use building. 8. EV parking. On sheet A1.02, show the locations of the required EV stalls for the multiple dwelling units consistent with ECDC 17.115.040.13. 9. Bike parking. Verify that the bike parking being provided is consistent with the recently adopted bike parking standards in ECDC 17.120. The standards are not yet codified — the ordinance is attached. Update sheet A1.02 to show the E-bike locations similar to the EV parking stalls noted above. Short term bike parking: Provide not less than 2 short-term spaces consistent with ECDC 17.120.030.13 for installation and ECDC 17.120.060 for design standards. Longterm bike parking: • Non-residential uses: Must provide not less than 3 stalls (10% of spaces must be E-bike installed); • Multiple dwelling units: 14 spaces rounded up are required for the MF units (40% of spaces E-bike installed spaces); • Long term bike parking area for each bike may not be less than 18 inches wide, 60 inches long and 48 inches high, please demonstrate parking dimensions comply with this requirement. 10. General Comments: • Site plan sheet A1.01 notes 24 units, please correct this reference to reflect the current proposal. • Rooftop equipment: Your cover letter dated October 17, 2022, states that rooftop HVAC equipment will be screened by the parapet and projecting cornice Packet Pg. 64 O Rooftop features must be designed to fit with materials and colors of the overall building and thus screening by the parapet or cornice would be acceptable screening. However, the maximum height of the building is 30 feet from average original grade and there are no height exceptions for new rooftop equipment, this should be considered for future tenants of the building, is there space to allow for future HVAC units? ECDC 16.43.030.C.3 allows for a single decorative architectural element that may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature, but it may cover no more than five (5) percent of the roof area of the building. Since the proposed structure appears to be reaching the maximum height limit and rooftop equipment may be proposed a design element may be worth considering at this time. • Street trees species will be reviewed by Parks for approval. Note that a complete response to this information request must be submitted within 90 days (May 16, 2023) or the application will expire per ECDC 20.02.003.D. A one-time, 90-day extension is possible if that request is submitted before the initial 90-day period expires. If you have any questions of me, please contact me at 425-771-0220 or via email at m michele.szafran@edmondswa.gov. a Sincerely, Michele Q. Szafran Associate Planner Attachments: -Engineering Comments -Stormwater Comments -Building Comments -Fire Comments -Bike Parking Ordinance -Public Comments Packet Pg. 65 O Date: To: From: Subject: MEMORANDUM December 16, 2022 Michael Clugston, Senior Planner Jeanie McConnell, Engineering Program Manager Bertrand Hauss, Transportation Engineer PLN2022-0085 — Design Review 611 on Main Apartments — 611 Main Street The comments provided below are based upon review of the application and documents submitted for the subject design review application. Additional information is requested from the applicant at M this time. Please note, the current review is limited to a determination of feasibility and addressing c major design/construction issues. Please respond to the following: T v General Engineering Review: The following comments are provided by the Engineering Division. Please contact Jeanie directly at 425-771-0220 or by email at Jeanie.mcconnell@edmondswa.gov with any specific questions you may have regarding his comments. 1. Please refer to Fire Department comments regarding the requirement to underground power along Main Street property frontage. Please revise plans as needed to address this requirement. 2. Provide preliminary approval from trash hauler, Sound Disposal, for trash enclosure size and location. 3. C4.1 — Backflow preventor on irrigation line shall be located on private property. Ensure sufficient space is available. 4. Sheet C5.1 — Main Street frontage improvements to be removed and replaced to comply with City standards and provide ADA compliance. Sidewalk shall extend fully to edge of right-of-way and street trees shall be installed. Typical spacing to be 30-ft on center. 5. Sheet Al. 02 — A transformer has been shown within an enclosed room in the parking garage. Please confirm that PUD has given preliminary approval for this location and will not require a transformer to be located on the exterior of the building. 6. Sheet Al. 02 — Confirm parking stall dimensions exclude building columns. 7. Site distance triangle requirements: a. Buildings; provide a site window or clear area to ensure line -of -sight exiting parking garage. b. Landscaping; maximum height within the site triangle shall not exceed 3' at full growth. Packet Pg. 66 O Stormwater Engineer Review: Refer to separate plan review comments by City Stormwater Engineer, Jerry Shuster. Please contact Jerry directly at 425-771-0220 or by email at jerry.shuster(cr�,edmondswa.gov with any specific questions you may have regarding his comments. Transportation Engineer Review: A Traffic Impact Analysis Worksheet was provided and has received preliminary approval. Specific mitigation fees will be further reviewed during the building permit phase of the project Packet Pg. 67 O vJ CITY OF EDMONDS STORMWATER REVIEW COMMENTS ENGINEERING DIVISION ` 5 . , o (425) 771-0220 City Website: www.edmondswa.gov DATE: January 5, 2023 TO: Permit Coordinator FROM: Jerry Shuster, P.E., Stormwater Engineer RE: Application #: PLN2022-0085 Project: Mixed Use Address: 611 Main St Stormwater Compliance (Preliminary) Review It is recommended that the project be approved to move into engineering design. Note that this approval is in no -way intended to be a warranty as to the proposed system's adequacy c and the project engineer is responsible for ensuring the drainage system can be designed to meet all design and maintenance standards without impacting the building footprint or site t° plan. The review comments below are specific concerns which remain to be addresses in addition to general compliance with drainage codes. -a During review of the above noted application, it was found that the following initial information, corrections, or clarifications are needed. Please submit revised plans/documents with a written response to each of the items below. City of Edmonds handouts, standard details and development code can be found on the City website. Comments on Drainage Report, 611 On Main Apartments, dated October 7, 2022 1. Section I, Page 2, Developed Condition —The tally of new plus replaced impervious area for TDA #1 should include any resulting from connecting to the dry utilities in alley northeast of the property line. 2. Section I, Page 6, Minimum Requirement # 3. This section is too general referencing whole sections of the Ecology manual. Include specific BMPs for the site use including the underground parking garage (S454 BMPs). Page 28- Pump Calculation Package — Demonstrate that the maximum flow rate from the pumped system is equal to or less than the maximum flow rate for the designed detention system under gravity flow conditions. The City is in the process of revising its policy on pumped stormwater discharges and should have it completed by the end of January. Packet Pg. 68 Comments on Civil Plans ,611 On Main Apartments, Report, October 7, 2022. 3. Sheet C3.2 — Floor drains in the parking garage must be plumbed to the sanitary sewer system not the storm. Under the City's illicit discharge code (ECDC 7.200), floor drains are prohibited from connecting to the storm system. 2 Packet Pg. 69 O Date: To: From: MEMORANDUM December 12, 2022 Mike Clugston, Senior Planner Leif Bjorback, Building Official 611 Main St. 18 Unit Mixed Use Building PLN2022-0085 as x The City of Edmonds Building Division has performed a preliminary building code review of the plans that were submitted under the referenced application number and have the following M comments. c 0 Please provide the following with the main building permit application. r 50 1. It appears that temporary shoring may be required for the construction project. If so, please submit shoring design documents to the City concurrently with the main building permit application. 2. Provide a Building Code Summary/Safety Analysis on the plans, including Egress requirements, Occupancy group(s), Occupant Load calculations, Fire Sprinklers, Fire rated assemblies, etc. 3. Since the building is closer than 10 feet to the west property line, provide an analysis on the plans for the west exterior walls to demonstrate compliance with IBC chapter 6 and section 705 for exterior walls, including fire rating of walls and projections, and allowable area of openings. 4. Sleeping Rooms shall be provided with emergency escape and rescue openings as per IBC 1030. These will need to be shown on the building permit drawings. 5. The plans will need to demonstrate an accessible path from the public way to the Type A accessible dwelling unit as per IBC 1104.3. Thank you. City of Edmonds cat Building Department Packet Pg. 70 O SOUTH COUNTY FIRE 12425 Meridian Ave S., Everett WA 98208 tel (425) 551-1200 • fax (425) 551-1249 www southsnafi re.arg City of Edmonds Department of Fire Prevention FIRE PRE -DEVELOPMENT COMMENTS Date: 12-09-2022 Prepared by: Chris Burt These comments are based on preliminary project review only and subject to change. An actual plan review will occur after a building permit has been submitted. Project Name: Mixed Use Plan Number: PLN2022-0085 Contacts: Phil Frisk PWF Architecture Location: 611 Main ST Proposed Occupancy Group: R PERMIT APPLICATION REQUIREMENTS 0 Indicate that the correct address and suite designations will be posted on the building(s). (Ref: IFC Section 505) 0 A Knox box is required. Show location on the plans. (Ref: SCF Emergency Access (Knox) Standard. See South County Fire Standards Link below. 0 A fire lane is required. See fire lane handout and make all necessary notations on the plans. Buildings greater than 30' require a 26' fire lane. Buildings less than 30' require 20' fire lanes Building. Re -paint as needed. (Ref. SCF Fire apparatus access road standard, IFC Section 503, IFC Appendix D) See South County Fire Standards Link below. 0 An approved, monitored fire alarm system is required. See fire alarm handout and make necessary notations on the plans. Show locations of all required fire alarm devices. See South County Fire Standards Link below. 0 Horns/strobes are required in accordance with the ADA (See WAC 51-50, Sections 907.9.1 and 907.9.2). Show all such device locations on the plans. 0 An approved, monitored fire sprinkler system is required. This system must meet the requirements of NFPA 13. See South County Fire Standards Link below. SERVING SOUTH 5NOHOM15H COUNTY • BRIER + EDMONDS • LYNNWOOD + MOUNTLAKE TERRACE Page 1 of 3 Packet Pg. 71 SOUTH COUNTY FIRE 12425 Meridian Ave S., Everett WA 98208 tel (425) 551-1200 • fax (425) 551-1249 www.southsnat t re.arg City of Edmonds Department of Fire Prevention ❑x Fire hydrants are required in accordance with Appendix B & C of the International Fire Code. On the site plan, show all new hydrants and all existing hydrants within 330 feet. A hydrant must be located within 50' of FDC. NOTE: A minimum of 2-hydrant(s) be required for this project. (Ref, IFC Appendix B and C) Calculation: Number of existing hydrants is acceptable. See comment on hydrant for FDC below. ❑x Show all dumpsters/enclosures. These must be at least five (5) feet from any combustible construction or building openings. (IFC Section 304, combustible waste material.) ❑x Indicate on the plans that one 2A:10B:C-rated fire extinguisher will be installed for each 2,000/3,000/6,000 square feet of floor space, and that the maximum travel distance to an extinguisher will be 75 feet. (IFC Section 906 Portable Fire Extinguishers, NFPA 10, Standard for portable extinguishers) ❑x Provide a safety plan showing means of egress distances, emergency exit signs, emergency lighting, extinguisher locations etc..... (IFC 2015 Chapter 10 Means of egress) ❑x Deferred Submittals Required ❑x Fire Alarm ❑x Sprinkler FIRE COMMENTS: 1. On page A1.07 the south elevation measures over 33' in height. Any building with the highest roof surface that exceeds 30' will require fire lane that is 26' wide and will need to be between 15' and 30' feet away from the building. The only access that meets this requirement for the aerial apparatus is Main Street. The utility lines that run in front of the address will be required to be buried or re-routed to allow access the roof. Please see the South County Fire Apparatus Standards. 2. A fire hydrant is required to be located within 50' of the FDC and on the same side of the road as the location of FDC. 3. FDC shall be remote from the building. Page 2 of 3 SERVING SOUTH SNOHOMISH COUNTY • BRIER • EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE I Packet Pg. 72 O SOUTH COUNTY FIRE 12425 Meridian Ave S., Everett WA 98208 tel (425) 551-1200 • fax (425) 551-1249 www southsnafi re.arg City of Edmonds Department of Fire Prevention 4. Sprinkler riser room/FACP is required to be accessed from an outside wall at grade. No other uses or equipment allowed in riser room other than FACP. The riser room will allow a minimum 36" clearance along the front of all risers and equipment and a minimum of at least 18" on the three remaining sides. Please read South County Fire Sprinkler standards. South County Fire Standards link Fire Prevention Standards I South County Fire (southsnofire.org) NOTE: All required fire hydrants, water supplies, and fire department access roads shall G be installed and made serviceable prior to any construction, in accordance with Sections 501.4 and Chapter 14 of the 2015 International Fire Code. Standpipes shall be installed and made serviceable as required by Section 1413 of the 2015 International Fire Code. a Disclaimer: These comments are intended to assist you with designing your proposal prior to submitting it for permitting. They are intended to identify any 'fatal flaws" with your proposal as well as aspects of your proposal that require clarification or further analysis. They are based on a brief, informal review of the plans and other information (if any) that were submitted to schedule your pre -development meeting. However, these comments are not based on a complete review of your proposal and they are not intended to identify all code - compliance issues. The complete review will occur following submission of your complete application, and additional concerns, issues or required revisions may be identified at that time. Chris Burt Deputy Fire Marshal Fire Prevention Services 12425 Meridian Ave S Everett Wa 98208 Cell: 425-327-5800 Page 3 of 3 SERVING SOUTH SNOHOMISH COUNTY • BRIER • EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE I Packet Pg. 73 O 01 PO Box 141 Edmonds, Washington 98020 (206( 920.5554 phone PWFArchilecture.com March 31, 2023 Michele Q. Szafran, Associate Planner City of Edmonds Planning Division 121 51h Avenue North Edmonds, Washington 98020 RE: Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085) Dear Ms. Szafran, Below is my response to your correction letter for the above -referenced project, dated February 15, 2023. Items below are numbered according to your letter. tO 1. Volume Model We have created additional renderings, showing the proposed building in relation to the surrounding environment and existing building volumes. See separate new renderings. 2. Transparency at Street Level The stated intent of ECDC 22.43.050 is `To provide visual connection between activities inside and outside the building." It specifies that a minimum of 75% of the building fagade shall have transparent windows between two and ten feet above grade in order to accomplish this intent. The drawings have been revised to include a larger area of transparent windows at the south elevation, fronting on Main Street. However, due to the sloping topography of Main Street, the entire main floor is below grade, ranging from six inches to four feet below the Main Street sidewalk. This existing condition limits the available wall area for windows. As noted on the drawings, the window area is calculated differently, totaling 45% of the building fagade between two and ten feet above the main floor level. This reduced window area will still accomplish the intent of providing a visual connection between activities inside and outside while also providing "improved visual interest along the ground level of (the) building facing (Main Street)", as required in ECDC 22.43.030. Because the ground -floor space along the Main Street frontage is south -facing office space, some degree of protection from direct sunlight is needed in order to provide a suitable environment for using a computer monitor. The offices as currently designed provide corner space to locate a computer monitor out of direct sunlight. If the prescriptive requirements of 75% of glazing was provided, nearly the entire south -facing walls of the offices would need to be transparent windows, creating not only an unsuitable environment for working on a computer, but ATTACHMENT 10 1 Packet Pg. 74 O Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085) March 31, 2023 Page 2 of 3 eliminating any desired privacy from pedestrians on the sidewalk. Those occupying the offices would likely need to install mini -blinds or some other window covering, eliminating the desired visual connection between inside and outside. The pedestrian experience of walking alongside large areas of glass covered inside with opaque window treatments is not a pleasant one. And if the occupants of the offices keep a messy work space, that is best not seen by the general public. The reduced window area in the proposed design allows for more masonry wall surface, precast concrete window head trim, and projecting masonry window sills. Additionally, the proposed ratio of masonry to glass area provides a more visually substantial base to the building. While the stated intent of ECDC 22.43.050 is to provide transparency, this would seem to primarily benefit commercial retail space. Having rented office space in Edmonds myself, I needed some degree of privacy and protection from direct sunlight without having to cover the windows to achieve that. Perhaps a discussion is started to amend this code section to exclude office space from this minimum window area requirement. We ask for your support in requesting from the ADB a deviation from the 75% minimum required ground floor glazing area. We believe this will result in a better streetscape, a more interesting pedestrian experience, and a more functional and desirable office space. 3. Height The building height calculation is revised as requested. 4. Signage The correct signage is shown east fagade. 5. Design Standards The north elevation now has a base of masonry veneer, consistent with the Main Street fagade. The masonry veneer now continues to the eastern edge of the south fagade. 6. Comprehensive Plan In addition to the precast concrete window head trim, the south elevation window trim at the office space is enhanced with a projecting masonry sill, similar to what is shown on the nearby Commons development (see attached photograph). The residential window treatment above is enhanced with wood trim around the perimeter of the windows, providing an additional layer of pedestrian -scaled architectural detail. 7. Lot Line Adjustment This will be done in subsequent permitting efforts. 8. EV Parking The required EV parking is shown on the electrical drawings (sheet E3.00). 9. Bike Parking The required bicycle parking is shown on sheets A1.01 (at the east plaza) and A1.02. Packet Pg. 75 O Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085) March 31, 2023 Page 3 of 3 10. General Comments The site plan is revised for the correct number of units. No HVAC equipment is going to be installed on the roof. The landscape plan has been revised to indicate the City's choice of street trees- see sheet 1-1.0. Thanks for your help with getting our approvals from the City. Sincerely, PWF Architecture, LLC Philip W. Frisk, AIA, Principal Washington State Architect Registration Number 7320 cc: Glenn Safadago, GBH Holdings Packet Pg. 76 O ' Illlijll r Mc Packet Pg. 77 O 01 PO Box 141 Edmonds, Washington 98020 (206( 920.5554 phone PWFArchilecture.com March 31, 2023 Chris Burt, Deputy Fire Marshal Fire Prevention Services 12425 Meridian Avenue South Everett, Washington 98208 RE: Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085) Dear Mr. Burt, Below is my response to your correction letter for the above -referenced project, dated December 9, 2022. Items below are numbered according to your letter. 1. The utilities along the frontage will be undergrounded, as shown on the separate revised civil engineering drawings. 2. A fire hydrant is shown on the revised civil engineering drawings. 3. The FDC is shown on the revised civil engineering drawings. 4. The sprinkler riser room with the FACP is now accessed directly through an exterior wall at grade. See separate architectural sheets A1.02 and A1.07. Thanks for your help with getting our approvals from the City. Sincerely, PWF Architecture, LLC Philip W. Frisk, AIA, Principal Washington State Architect Registration Number 7320 cc: Glenn Safadago, GBH Holdings Packet Pg. 78 O Philip Frisk From: Tran, Andy <AXTran@Snopud.com> Sent: Thursday, March 16, 2023 2:13 PM To: Philip Frisk Cc: Freeman, Boone; Brad Adcock; lance@awaelec.com; McAllister, Mary Subject: RE: [External Sender] 611 Main Apartments Hi Philip, Thanks for the confirmation. I approve of the preliminary plans as of this recent revision. We don't have a standard letter to send out regarding approvals, so I hope this will suffice. Moving forward, because this project no longer has a vault room, this will project will go back down to Mary McAllister out of the Lynnwood office. She is currently out of the office this week but will be back next week. In the meantime, I can answer any of your questions regarding this project until she returns. Best, Andy Tran I Design Engineer 5 Snohomish County PUD Office 1 425-783-8262 M Mobile 1 425-359-1123 0 0 L From: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Sent: Thursday, March 16, 2023 10:43 AM To: Tran, Andy <AXTran@Snopud.com> Cc: Freeman, Boone <BCFreeman@SNOPUD.com>; Brad Adcock <brad@awaelec.com>; lance@awaelec.com Subject: RE: [External Sender] 611 Main Apartments Hi Andy - Yes there is 13' clearance under the covered porch. See attached drawing. Packet Pg. 79 O Philip W. Frisk, AIA Principal rchitecture PO Box 141 Edmonds, Washington 98020 (206) 920.3554 phone PWFArchitecture.com From: Tran, Andy <AXTran@Snopud.com> Sent: Thursday, March 16, 2023 9:03 AM To: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Cc: Freeman, Boone <BCFreeman@SNOPUD.com>; Brad Adcock <brad@awaelec.com>; lance@awaelec.com Subject: RE: [External Sender] 611 Main Apartments Hi Philip, Thanks for the clarification. Can you confirm that there will be 10' of clearance in front of the transformer (the East side of the transformer on your plans)? Are there stairways under the covered porch? Thanks, Andy Tran I Design Engineer Snohomish County PUD Office 1 425-783-8262 Mobile 425-359-1123 From: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Sent: Wednesday, March 15, 2023 4:23 PM To: Tran, Andy <AXTran@Snopud.com> Cc: Freeman, Boone <BCFreeman@SNOPUD.com>; Brad Adcock <brad@awaelec.com>; lance@awaelec.com Subject: RE: [External Sender] 611 Main Apartments Hi Andy - Thanks for the quick response. I neglected to mention that there are no doors or windows within 8' of the transformer, and the walls will be covered with non-combustible fiber cement siding. So according to page 4-32 (attached) it looks like the 3' clearances will be OK. Please confirm. Packet Pg. 80 1;4 wnci hok 4141-4:4 oik C7 March 24, 2023 civil & structural engineering & planning Jeanie McConnell City of Edmonds 1215th Ave N, Edmonds, WA 98020 RE: Response on clarifications — Design Review Permit Number: PLN2022-0085 Project Name: 611 On Main Apartments Project Address: 605 & 611 Main Street, Edmonds, WA 98020 CG Project Number: 21395 Dear Ms. McConnell, Itemized below is our response to the review comments dated December 16, 2022, for the above referenced project. Our response appears in bold. 1. Please refer to Fire Department comments regarding the requirement to underground power along Main Street property frontage. Please revise plans as needed to address this requirement. Noted. We show the line being undergrounded on the civil plans now. We have noted that the exact location, pole replacement etc will be coordinated with PUD in the engineering permit drawings following design review. 2. Provide preliminary approval from trash hauler, Sound Disposal, for trash enclosure size and location. Included in resubmittal. 3. C4.1— Backflow preventor on irrigation line shall be located on private property. Ensure sufficient space is available. Revised as noted. 4. Sheet C5.1—Main Street frontage improvements to be removed and replaced to comply with City standards and provide ADA compliance. Sidewalk shall extend fully to edge of right-of-way and street trees shall be installed. Typical spacing to be 30-ft on center. Revised, noted. 5. Sheet A1.02 — A transformer has been shown within an enclosed room in the parking garage. Please confirm that PUD has given preliminary approval for this location and will not require a transformer to be located on the exterior of the building. 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph.425.778.8500 1 f.425.778.5536 www.cgenginee Packet Pg. 81 611 On Main Apartments / 21395 Comment Response March 24, 2023 Page 2 of 2 6. Sheet A1.02 — Confirm parking stall dimensions exclude building columns. 7. Site distance triangle requirements: a. Buildings; provide a site window or clear area to ensure line -of -sight exiting parking garage b. Landscaping; maximum height within the site triangle shall not exceed 3' at full growth. Comments 5-7 Response: The backgrounds have been updated to match the revised architectural drawings to address these comments. The transformer is now on the NW corner, outside. The parking plan is updated. Sight triangles are provided by architectural. If you have any questions or comments regarding the responses to this review, please do not hesitate to call. Sincerely, CG Engineering Jared Underbrink, PE Senior Project Manager C � ENGINEERING 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph.425.778.8500 1 f.425.778.5536 www.cgenginee Packet Pg. 82 C � ENGINEERING March 24, 2023 Jerry Shuster City of Edmonds 121 5th Ave N, Edmonds, WA 98020 civil & structural engineering & planning RE: Response on clarifications — Stormwater Compliance (Preliminary) Review Permit Number: PLN2022-0085 Project Name: 611 On Main Apartments Project Address: 605 & 611 Main Street, Edmonds, WA 98020 CG Project Number: 21395 Dear Mr. Shuster, Itemized below is our response to the review comments dated January 5, 2023, for the above referenced project. Our response appears in bold. Section I, Page 2, Developed Condition —The tally of new plus replaced impervious area for TDA #1 should include any resulting from connecting to the dry utilities in alley northeast of the property line. Noted, areas have been revised per new plans. Dry utilities are now depicted coming from Main Street side as we will now be replacing the sidewalk and undergrounding power per fire and engineering department comments. Sidewalk area added into new and replaced areas. 2. Section I, Page 6, Minimum Requirement # 3. This section is too general referencing whole sections of the Ecology manual. Include specific BMPs for the site use including the underground parking garage (S454 BMPs). Page 28- Pump Calculation Package — Demonstrate that the maximum flow rate from the pumped system is equal to or less than the maximum flow rate for the designed detention system under gravity flow conditions. The City is in the process of revising its policy on pumped stormwater discharges and should have it completed by the end of January. The pump has been eliminated. Source Controls along with their DOE Manual Sections and descriptions are now further described in Section III. 3. Sheet C3.2 — Floor drains in the parking garage must be plumbed to the sanitary sewer system not the storm. Under the City's illicit discharge code (ECDC 7.200), floor drains are prohibited from connecting to the storm system. Noted on plans. If you have any questions or comments regarding the responses to this review, please do not hesitate to call. Sincerely, CG Engineering Jared Underbrink, PE Senior Project Manager O 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph.425.778.8500 1 f.425.778.5536 www.cgenginee Packet Pg. 83 O 01 PO Box 141 Edmonds, Washington 98020 (206( 920.5554 phone PWFArchilecture.com March 31, 2023 Michael Clugston, Senior Planner City of Edmonds Planning Division 121 51h Avenue North Edmonds, Washington 98020 RE: Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085) Dear Mr. Clugston, c 0 Below is my response to your correction letter for the above -referenced project, dated December 16, 2022. Items below are numbered according to your letter. tO L 1. See separate civil engineering drawings for the undergrounding of power along Main Street. r J 2. See attached e-mail from Greg Hale, President of Sound Disposal, approving of the proposed trash enclosure. as c 3. See separate civil engineering drawings for the backflow preventer location. 0 a 4. See separate civil engineering drawings for the frontage improvements. 5. The transformer is now located outside, at the northwest corner of the property. See attached e-mail from Andy a Tran, Design Engineer at Snohomish County PUD, approving of the location. a 0 6. The parking stall dimensions are shown on sheet A1.02. Because the structural design has yet to be determined, z we are seeking approval to include any structural columns within the parking stall dimensions, as was done at the new Edmonds Post Office building (see attached pictures). While this may be unnecessary depending on the number and locations of structural columns, we would like to have the flexibility this would offer, should it be necessary. I park in the garage there regularly and have no trouble navigating the parking stalls. a r 7. A convex mirror is provided where the driveway meets the alley, to provide the required visibility of potential traffic, as was done at the new Edmonds Post Office building (see attached picture). Landscaping at the east end of E the driveway is low so as not to obscure sightlines (see separate landscape plan, sheet L1.0). Packet Pg. 84 O Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085) March 31, 2023 Page 2 of 2 The stormwater engineer review comments are addressed in a separate letter from CG Engineering. No action necessary at this time regarding traffic impacts. Thanks for your help with getting our approvals from the City. Sincerely, I PWF Architecture, LLC Philip W. Frisk, AIA, Principal Washington State Architect Registration Number 7320 cc: Glenn Safadago, GBH Holdings Packet Pg. 85 O Phil — Per the email we received below, based on the size of both complexes (611 Main & 627 Dayton) we would want a 10' x 10' enclosure for each. Please let me know if you any questions. Greg Hale President Cell: 206-949-7211 greg(@sounddisposalinc.com Sound Wspusal hx. From: Sound Disposal Inc. locally owned and operated<congruit)Jhr(@profusion products.com> Sent: Friday, March 10, 2023 4:00 PM To: Sound Disposal <office(@sounddisposalinc.com> Subject: New submission from Contact Us Name Phil Frisk Email Phil. Frisk@PWFArchitecture.com Phone (206) 920-3554 Message I'm working on two new apartment building projects in Edmonds. One at 611 Main Street has 18 apartments and 2600 square feet of office space. The other at 627 Dayton has 18 apartments. The City wants confirmation from you that we are providing enough room for dumpsters. I've shown 10'x10' enclosures for each, but I would like to make them smaller if possible. Let me know what additional information you need. 4 + 7 = 11 Packet Pg. 86 O From: Grea Hale To: Philio Frisk Subject: RE: New submission from Contact Us Date: Monday, March 13, 2023 9:37:55 AM This email will suffice. Greg Hale President Cell: 206-949-7211 iareiz(@sounddisaosalinc.com end Ohpo■el Inc. From: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Sent: Monday, March 13, 2023 9:35 AM To: Greg Hale <greg@sounddisposalinc.com> Subject: RE: New submission from Contact Us Hi Greg - Thanks for the response. Do you need to send a written confirmation that I can show to the City of Edmonds, or will this e-mail suffice? Philip 1 . Frisk, AIA Principal V p ia rhitur PO Box 141 Ednvnds. WaO"on 98020 �246} 920.3554 phone FWFArok1ecture.cam From: Greg Hale <greg(@sounddisposalinc.com> Sent: Monday, March 13, 2023 9:33 AM To: Philip Frisk <Phil.Frisk(@@ pwfarchitecture.com> Subject: FW: New submission from Contact Us Packet Pg. 87 O Philip Frisk From: Tran, Andy <AXTran@Snopud.com> Sent: Thursday, March 16, 2023 2:13 PM To: Philip Frisk Cc: Freeman, Boone; Brad Adcock; lance@awaelec.com; McAllister, Mary Subject: RE: [External Sender] 611 Main Apartments Hi Philip, Thanks for the confirmation. I approve of the preliminary plans as of this recent revision. We don't have a standard letter to send out regarding approvals, so I hope this will suffice. Moving forward, because this project no longer has a vault room, this will project will go back down to Mary McAllister out of the Lynnwood office. She is currently out of the office this week but will be back next week. In the meantime, I can answer any of your questions regarding this project until she returns. Best, Andy Tran I Design Engineer 5 Snohomish County PUD Office 1 425-783-8262 M Mobile 1 425-359-1123 0 0 L From: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Sent: Thursday, March 16, 2023 10:43 AM To: Tran, Andy <AXTran@Snopud.com> Cc: Freeman, Boone <BCFreeman@SNOPUD.com>; Brad Adcock <brad@awaelec.com>; lance@awaelec.com Subject: RE: [External Sender] 611 Main Apartments Hi Andy - Yes there is 13' clearance under the covered porch. See attached drawing. Packet Pg. 88 O Philip W. Frisk, AIA Principal rchitecture PO Box 141 Edmonds, Washington 98020 (206) 920.3554 phone PWFArchitecture.com From: Tran, Andy <AXTran@Snopud.com> Sent: Thursday, March 16, 2023 9:03 AM To: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Cc: Freeman, Boone <BCFreeman@SNOPUD.com>; Brad Adcock <brad@awaelec.com>; lance@awaelec.com Subject: RE: [External Sender] 611 Main Apartments Hi Philip, Thanks for the clarification. Can you confirm that there will be 10' of clearance in front of the transformer (the East side of the transformer on your plans)? Are there stairways under the covered porch? Thanks, Andy Tran I Design Engineer Snohomish County PUD Office 1 425-783-8262 Mobile 425-359-1123 From: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Sent: Wednesday, March 15, 2023 4:23 PM To: Tran, Andy <AXTran@Snopud.com> Cc: Freeman, Boone <BCFreeman@SNOPUD.com>; Brad Adcock <brad@awaelec.com>; lance@awaelec.com Subject: RE: [External Sender] 611 Main Apartments Hi Andy - Thanks for the quick response. I neglected to mention that there are no doors or windows within 8' of the transformer, and the walls will be covered with non-combustible fiber cement siding. So according to page 4-32 (attached) it looks like the 3' clearances will be OK. Please confirm. Packet Pg. 89 O Packet Pg. 90 as e� d i S K J O O. d _ N v Q O. _ Q H Z W Q H Q ' d PF t n Packet Pg. 91 O O M N O N 1 N f� E O L d �O♦ V C �L r a. w Cx G .C� C O r r 3cket Pg. 93 Date: To: From: Subject: MEMORANDUM April 27, 2023 Michele Szafran, Associate Planner Jeanie McConnell, Engineering Program Manager Bertrand Hauss, Transportation Engineer PLN2022-0085 — Design Review 611 on Main Apartments — 611 Main Street The comments provided below are based upon review of the application and documents submitted for the subject design review application. Additional information is requested from the applicant at this time. Please note, the current review is limited to a determination of feasibility and addressing major design/construction issues. Please respond to the following: Comments 1 — December 16, 2022 Comments 2 — April 27, 2023 General Engineering Review: The following comments are provided by the Engineering Division. Please contact Jeanie directly at 425-771-0220 or by email at Jeanie.mcconnell&edmondswa.gov with any specific questions you may have regarding these comments. 1. April 27, 2023 — Thank you for revising the civil plans to show undergrounding of power along Main Street. This comment remains to provide clarification that any and all overhead facilities along the Main Street property frontage will need to be undergrounded. This includes any power and/or communication facilities. 12/16/2022 comment - Please refer to Fire Department comments regarding the requirement to underground power along Main Street property frontage. Please revise plans as needed to address this requirement. 2. ok 3. ok 4. ok 5. ok 6. April 27, 2023 — Response letter states structural design is not yet complete and approval is requested to allow for structural columns to be included within parking stall dimensions. Per Edmonds Community Development Code 18.95.020, all stalls must meet the minimum width requirements exclusive of columns/poles. Please note, this code section includes provisions for a mixture of full width (8'/Z') and reduced width (8') ATTACHMENT 11 Packet Pg. 94 0 stalls. Please review this code section for applicability to the subject project. 12/16/2022 comment - Sheet A1.02 — Confirm parking stall dimensions exclude building columns. 7. April 27, 2023 —see comment below. 12/16/2022 comment - Site distance triangle requirements: a. Buildings; April 27, 2023 — Response letter states a convex mirror is provided to address required visibility. A convex mirror is not an approved alternative and sight lines are to be addressed with the building design. Please revise plans as needed such that the building design does not interfere with providing clear sight lines. 12/16/2022 comment - provide a site window or clear area to ensure line -of -sight exiting parking garage. b. ok Stormwater Engineer Review: No further comments Transportation Engineer Review: Comment retained for reference: A Traffic Impact Analysis Worksheet was provided and has received preliminary approval. Specific mitigation fees will be further reviewed during the building permit phase of the project N U) H Z W 0 U 0 Z W Packet Pg. 95 Approved by: �� 11//30/22 APPENDIX Page 1 of 2 !1M Transportation Impact Analysis Worksheet PERMITTING & DEVELOPMENT ENGINEERING DIVISION 121 5th Avenue N P: 425.771.0220 Name of Proposed Project: 611 On Main Owner/Applicant GBH Holdings, LLC Name PO Box 1389 Street/Mailing Address Edmonds, WA 98020 City State Telephone: 206.739.5400 Applicant Contact Person: Philip Frisk Name PO Box 141 Street/Mailing Address Edmonds, WA 98020 Zip City Telephone: 206.920.3 5 54 Traffic Engineer who prepared the Traffic Impact Analysis (if applicable): Kimley-Horn and Associates, Inc. Matthew Palmer Firm Name Contact Name State Zip Telephone: 425.708.8275 E-mail: matt.palmer@kimley-horn.com 1. PROJECT DESCRIPTION a. Location - Street address: 611 Main Street, Edmonds, WA 98020 (Attach a vicinity map and site plan.) b. Specify existing land use: 636 SF of hair salon (shopping center 2004) and 5,058 SF of general office (2004) c. Specify proposed type and size of development: 18 multifamily low-rise apartment units and 2,600 SF of general office (# of residential units and/or square.footage of building) d. Date construction will begin and be completed: ASAP through June 2024 e. Define proposed access locations: Access for the development's garage is located off of the alley to the north, approximately 120 feet east of 6th Avenue N. HANDOUT UPDATED Packet Pg. 96 i APPENDIX A Page 2 of 2 f. Define proposed sight distance at site egress locations: Approximately 120 ft of clear sight to the intersection to the west and over 300 ft of clear sight distance to the east. 2. MITIGATION RECOMMENDATIONS State recommended measures and fees required to mitigate project specific traffic impacts. Traffic impact fee shall be calculated from the attached Impact Fee Rate Tables and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations in ECDC 18.82.130. ® CHANGE IN USE Fee for prior use shall be based on fee established at the time the prior use was permitted. If the previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04), the 2004 ECDC 18.82.120 impact fee shall be used. ITE Land Use Category New Use Apartments General Office Shopping Center (2004) Prior Use General Office (2004) Units in Per Unit square feet, Fee Fee Rate # of dwelling, of , etc. X 18 Units = $ 4,092.36 $ 73,662.48 10.89 2,600 SF 28 314.00 0.93 $ 636 SF = X $ 591.48 1.81 5.085 SF 9,154.98 New Use Fee: $ 101,976.48 - Prior Use Fee: $ 9,746.46 = $ 92,230.02 NEW DEVELOPMENT Units in ITE Land Use Category Per Unit square feet, Fee Rate # of dwelling, of , etc. New Use $ X ❑ NO CHANGE ❑ INDEPENDENT FEE CALCULATION MITIGATION FEE RECOMMENDATION: $ INDEPENDENT FEE CALCULATION: $240.00 (+ consultant fee) $ TOTAL TRANSPORTATION IMPACT FEE $ City of Edmonds, Engineering Division Approval Date 1 No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative. Packet Pg. 97 HANDOUT UPDATED 1 - City of Edmonds VICINITY MAP W 0 63.15 126.3 Feet 94.0 This ma is a user generated static output from an Internet mapping site and 1,128 P� B P PP B reference only. Data layers that appear on this map may or may not be accu WGS 1984 Web Mercator_Auxiliary_Sphere current, or otherwise reli © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCT Legend 0 ReZones PRD RoW Zoning RS-6 RS-8 RS-10 RS-12 © RSW-12 RS-20 RS-MP RM-3 ■ RM-2.4 ■ RM-1.5 RM-EW BD1 BD2 BD3 BD4 BD5 OR ® WMU ® BP W BN ® FVMU BC Notes 605 & 611 MAIN ST. I Packet Pg. 98 of EDA, CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Application for design review of a new three-story mixed -use building to include approximately 2,600 square feet of office space, 18 apartment units and an underground parking garage for approximately 21 stalls. Two existing structures will be demolished to make room for the new mixed - use building. District -based design review applications that trigger SEPA review are Type III -A decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtown Business (BD2) zone. The proposed development is subject to the zoning standards in Chapter 16.43 Edmonds Community Development Code (ECDC) and design standards for the BD zones in Chapter 22.43 ECDC. Proponent: Phil Frisk, (rep. GBH Holdings LLC) Location of proposal, including street address if any: 605 and 611 Main Street, Edmonds, WA. (Tax ID #: 00434209803900 & 00434209803700) Lead agency: City of Edmonds The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030 (2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The City of Edmonds has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. There is no comment period for this DNS. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by May 25, 2023. Project Lead: Michele Q. Szafran, Associate Planner Responsible Official: David Levitan, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date: May 11, 2023 Signature: XX You may appeal this determination to David Levitan, Planning Manager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than June 1, 2023. You should be prepared to make specific factual objections. Contact Michele Q. Szafran to read or ask about the procedures for SEPA appeals. XX Posted on May 11, 2023 at City Hall, the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit@ecy.wa.gov). XX Distribute to "Checked" Agencies below. O ATTACHMENT 13 1 Packet Pg. 99 O The SEPA Checklist, DNS, and associated documents can be obtained online at https://www.edmondswa.gov/services/public involvement/public notices/development notices under permit number PLN2022-0085, by emailing the project planner (michele.szafran@edmondswa.gov), or by calling the City of Edmonds at 425-771-0220. Distribution List: This DNS and SEPA checklist were distributed to the following: 0 Applicant 0 Dept. of Ecology 0 Parties of Record ❑ Dept. of Ecology - Shorelands ❑ Dept. of Natural Resources ❑ US Army Corps of Engineers 0 Dept. of Commerce ❑ US Fish and Wildlife 0 WSDOT ❑ WSDOT — Ferries 0 Puget Sound Energy ❑ Dept. of Fish & Wildlife 0 Snohomish PUD ❑ Dept. of Health — Drinking Water ❑ Olympic View Water & Sewer 0 Dept. of Arch. & Historic Pres. ❑ Alderwood Water District ❑ Dept. of Parks and Rec. Commission ❑ Edmonds School District ❑ Port of Edmonds ❑ Puget Sound Clean Air Agency 0 South County Fire ❑ Puget Sound Regional Council ❑ Swedish Hospital ❑ Puget Sound Partnership 0 Community Transit 0 Tulalip Tribe pc: File No. SEPA Notebook ❑ City of Everett ❑ City of Lynnwood ❑ City of Mountlake Terrace ❑ City of Mukilteo ❑ City of Shoreline ❑ Town of Woodway ❑ Snohomish Co. Public Works ❑ Snohomish Co. PDS ❑ Snohomish Co. Health Dist. ❑ King County - Transit ❑ King County— Environ. Planning ❑ Other Page 2 of 2 5/10/23.SEPA Packet Pg. 100 0 Applying the Design Guidelines When designing projects and issuing permits for new developments, applicants and City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower -intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site's zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that — examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. ATTACHMENT 14 1 Packet Pg. 101 0 Considering the Site Edmond's Land Use Code sets specific, prescriptive rules that are applied uniformly for each land use zone throughout the city. There is little room in the Code's development standards to account for unique site conditions or neighborhood contexts. A project architect can read the Code requirements and theoretically design a building without ever visiting the site. However, to produce good compatible design, it is critical that the project's design team examine the site and its surrounding, identify the key design features and determine how the proposed project can address the guidelines' objectives. Because they rely on the project's context to help shape the project, the guidelines encourage an active viewing of the site and its surroundings. For a proposal located on a street with a consistent and distinctive architectural character, the architectural elements of the building may be key to helping the building fit the neighborhood. On other sites with few attractive neighboring buildings, the placement of open space and treatment of pedestrian areas may be the most important concerns. The applicant and the project reviewers should consider the following questions and similar ones related to context when looking at the site: What are the key aspects of the streetscape? (The street's layout and visual character) Are there opportunities to encourage human activity and neighborhood interaction, while promoting residents' privacy and physical security? How can vehicle access have the least effect on the pedestrian environment and on the visual quality of the site? Are there any special site planning opportunities resulting from the site's configuration, natural features, topography etc.? What are the most important contextual concerns for pedestrians? How could the sidewalk environment be improved? Does the street have characteristic landscape features, plant materials, that could be incorporated into the design? Are there any special landscaping opportunities such as steep topography, significant trees, greenbelt, natural area, park or boulevard that should be addressed in the design? Do neighboring buildings have distinctive architectural style, site configuration, architectural concept? Packet Pg. 102 0 Design Guidelines Checklist This checklist is intended as a summary of the issues addressed by the guidelines. It is not meant to be a regulatory device or a substitute for the language and examples found in the guidelines themselves. Rather, it is a tool for assisting the determination about which guidelines are the most applicable on a particular site. A. Site Planning N/A Lower Priority Higher Priority 1. Reinforce existing site characteristics ❑ ❑ ❑ 2. Reinforce existing streetscape characteristics ❑ ❑ ❑ 3. Entry clearly identifiable from the street ❑ ❑ ❑ 4. Encourage human activity on street ❑ ❑ ❑ 5. Minimize intrusion into privacy on adjacent sites ❑ ❑ ❑ 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects) ❑ ❑ ❑ 7. Maximize open space opportunity on site (residential projects) ❑ ❑ ❑ 8. Minimize parking and auto impacts on pedestrians and adjoining property ❑ ❑ ❑ 9. Discourage parking in street front ❑ ❑ ❑ 10.Orient building to corner and parking away from corner on public street fronts (corner lots) ❑ ❑ ❑ B. Bulk and Scale N/A Lower Higher Priority Priority 1. provide sensitive transitions to nearby, less- ❑ ❑ ❑ intensive zones Packet Pg. 103 0 C. Architectural Elements and Materials N/A Lower Priority Higher Priority 1. Complement positive existing character and/or respond to nearby historic structures ❑ ❑ ❑ 2. Unified architectural concept ❑ ❑ ❑ 3. Use human scale and human activity ❑ ❑ ❑ 4. Use durable, attractive and well -detailed finish materials ❑ ❑ ❑ 5. Minimize garage entrances ❑ ❑ ❑ D. Pedestrian Environment N/A Lower Priority Higher Priority 1. Provide convenient, attractive and protected pedestrian entry ❑ ❑ ❑ 2. Avoid blank walls ❑ ❑ ❑ 3. Minimize height of retaining walls ❑ ❑ ❑ 4. Minimize visual and physical intrusion of parking lots on pedestrian areas ❑ ❑ ❑ 5. Minimize visual impact of parking structures ❑ ❑ ❑ 6. Screen dumpsters, utility and service areas ❑ ❑ ❑ 7. Consider personal safety ❑ ❑ ❑ E. Landscaping N/A Lower Higher Priority Priority 1. Reinforce existing landscape character of ❑ ❑ ❑ neighborhood 2. Landscape to enhance the building or site ❑ ❑ ❑ 3. Landscape to take advantage of special site ❑ ❑ ❑ conditions Packet Pg. 104 0 A-1: Responding to Site Characteristics The siting of buildings should respond to specific site conditions and opportunities such as non -rectangular lots, location on prominent intersections, unusual topography, significant vegetation and other natural features. Explanations and Examples Site characteristics to consider in project design include: 1) Topography • Reflect, rather than obscure, natural topography. For instance, buildings should be designed to "step up" hillsides to accommodate significant changes in elevation. • Where neighboring buildings have responded to similar topographic conditions in their sites in a consistent and positive way, consider similar treatment for the new structure. • Designing the building in relation to topography may help to reduce the visibility of parking garages. 2) Environmental constraints • Site buildings to avoid or lessen the impact of development on environmentally critical areas such as steep slopes, wetlands and stream corridors. 3) Solar orientation • The design of a structure and its massing on the site can enhance solar exposure for the project and minimize shadow impacts on adjacent structures and public areas. 4) Existing vegetation • Careful siting of buildings can enable significant or important trees or other vegetation to be preserved. 5) Existing structures on the site Where a new structure shares a site with an existing structure or is a major addition to an existing structure, designing the new structure to be compatible with the original structure will help it fit in. A-2: Streetscape Compatibility The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way. Explanation and Examples The character of a neighborhood is often defined by the experience of traveling along its streets. We often perceive streets within neighborhoods as individual spaces or "rooms." How buildings face and are set back from the street determine the character and proportion of this room. Packet Pg. 105 0 A-3: Entrances Visible from the Street Entries should be clearly identifiable and visible from the street. Explanation and Examples Entries that are visible from the street make a project more approachable and create a sense of association among neighbors. A-4: Human Activity New development should be sited and designed to encourage human activity on the street. Explanation and Examples`r Livelier street edges make for safer streets. Ground floor shops and market spaces providing services needed by%• residents can attract market activity to the street and r increase safety through informal surveillance. Entrances, porches, awnings, balconies, decks, seating and other elements can promote use of the street front and provide :f places for neighborly interaction. Siting decisions should consider the importance of these features in a particular context and allow for their incorporation. Also, architectural elements and details can add to the interest and excitement of buildings and spaces. Elements from the following list should be incorporated into all projects. Projects in pedestrian oriented areas of the City should include an even greater number of these details due to the scale of the buildings and the proximity of the people that will experience them. Lighting or hanging baskets supported by ornamental brackets Belt courses Plinths for columns Kickplate for storefront window Projecting sills Tilework Transom or clerestory windows Planter box Variations in applied ornament, materials, colors or trim. An element not listed here, as approved, that meets the intent. Packet Pg. 106 0 In pedestrian oriented areas, ground floor commercial space is encouraged to be at grade with the sidewalk. If the entrance can not be located at the grade of the sidewalk, special care must be taken to ensure that there is both a visual and physical connection between the pedestrian way and the entrance that enhances the pedestrian orientation of the building. The ground level fagades of buildings that are oriented to street fronts in the CW, BC, BN, and BP zones shall have transparent windows to engage the public. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section 'Treating Blank Walls'. In the Downtown Commercial Core The ground level fagades of buildings that are oriented to streets should have a substantial amount of transparent windows, especially in the retail core. A primary function of the pedestrian oriented retail core is to allow for the visual interaction between the walking public and the goods and services businesses located on the first floor are providing. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section 'Treating Blank Walls'. Buildings that are entirely residential do not have a specific transparency requirement. However, all -residential buildings shall be treated as if they have blank walls facing the street and must comply with the guidelines under the section 'Treating Blank Walls'. That portion of Ground level spaces that opens up to the , sidewalk through means of sliding or roll up doors shall be considered to comply with any transparency requirements regardless of the amount of glass in the opening. Awnings are encouraged along pedestrian street fronts. They may be structural (permanently attached to and part of the building) or non-structural (attached to the building using a metal or other framework). To enhance the visibility of business signage retractable awnings are encouraged and should be open -sided. Front valances are permitted and signage is allowed on valances, but not on valance returns. Marquee, box, or convex awning shapes are not permitted. Awnings should be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings should also be hung just below a clerestory or "transom" 4; Ih 1 -w acket Pg. 107 window, if it exists. Awnings on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Non-structural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high - gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Structural Awnings should be designed to incorporate natural light. Artificial lighting should only be used at night. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged which result in a coordinated design while minimizing the size of individual signs. Blade or projecting signs which include decorative frames, brackets or other design elements are encouraged. This type of detail is consistent with the design elements mentioned above that enhance the interest of the area. Use graphics or symbols to reduce the need to have large expanses of lettering. Signage in the "Arts Center Corridor" defined in the Comprehensive Plan is required to include decorative sign frames or brackets in its design. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register or the Edmonds Register of Historic Places A-5: Respect for Adjacent Sites Buildings should respect adjacent properties by being located on their sites to minimize disruption of the privacy and outdoor activities of residents in adjacent buildings. Explanation and Examples One consideration is the views from upper stories of new buildings into adjacent houses or yards, especially in less intensive zones. This problem can be addressed in several ways. Reduce the number of windows and decks on the proposed building overlooking the neighbors. Step back the upper floors or increase the side or rear setback so that window areas are farther from the property line. Take advantage of site design which might reduce impacts, for example by using adjacent ground floor area for an entry court. Minimize windows to living spaces which might infringe on the privacy of adjacent residents, but consider comfort of residents in the new building. Stagger windows to not align with adjacent windows. Packet Pg. 108 0 A-6: Transition Between Residence and Street For residential projects, the space between the building and the sidewalk should provide security and privacy for residents and encourage social interaction among residents and neighbors. Explanation and Examples The transition between a residential building and the street varies with the depth of the front setback and the relative elevation of the building to the street. A-7: Residential Open Space Residential projects should be sited to maximize opportunities for creating usable, attractive, well -integrated open space. Examples and Explanations Residential buildings are encouraged to consider these site planning elements: Courtyards which organize architectural elements, while providing a common garden or other uses. Entry enhancement such as landscaping along a common pathway. A-8: Parking and Vehicle Access Siting should minimize the impact of automobile parking and driveways on the pedestrian environment, adjacent properties and pedestrian safety. Explanation and Examples Techniques used to minimize the impacts of driveways and parking lots include: Locate surface parking at rear or side lots. Break large parking lots into smaller ones. Minimize number and width of driveways and curb cuts. Share driveways with adjacent property owners. Locate parking in lower level or less visible portions of site. Locate driveways so they are visually less dominant. Access should be provided in the following order of priority: 1 i) If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. 'V'5'fwz 3 /N Packet Pg. 109 ii) For corner parcels, access should be off the secondary street rather than the primary street. iii) Share the driveway with an adjacent property. This can be a driveway with two-way traffic. iv) A driveway serving a single project is the least preferred option. Drive -through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, espresso stands, etc., should comply with the following: i) Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. ii) Drive -through speakers shall not be audible off -site. iii) The entrance and exit from the drive -through shall be internal to the site, not a separate entrance and/or exit to or from the street. A-9: Location of Parking on Commercial Street Fronts Parking on a commercial street front should be minimized and where possible should be located behind a building. Explanation and Examples Parking located along a commercial street front where pedestrian traffic is desirable lessens the attractiveness of the area to pedestrians and compromises the safety of pedestrians along the street. A-10: Corner Lots Building on corner lots should be oriented to the corner and public street fronts. Parking and automobile access should be located away from corners. Explanation and Examples Corner lots offer unique opportunities because of their visibility and access from two streets. (above and below) Corner lot treatments. Page 10 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 110 0 B-1: Bulk, and Scale Compatibility Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to near -by, less intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived bulk, and scale between anticipated development potential of the adjacent zones. Explanation and Examples For projects undergoing Design Review, the analysis and mitigation of bulk and scale impacts will be accomplished through the Design Review process. Careful siting and design treatment based on the technique described in this and other design guidelines will help to mitigate some bulk and scale impacts; in other cases, actual reduction in the bulk and scale of a project may be necessary to adequately mitigate impacts. Design Review should not result in significant reductions in a project's actual bulk and scale. Bulk and scale mitigation may be required in two general circumstances: 1. Projects on or near the edge of a less intensive zone. A substantial incompatibility in scale may result from different development standards in the two zones and may be compounded by physical factors such a s large development sites, slopes or lot orientation. 2. Projects proposed on sites with unusual physical characteristics such as large lot size, or unusual shape, or topography where buildings may appear substantially greater in bulk and scale than that generally anticipated for the area. Factors to consider in analyzing potential bulk and scale impacts include: distance from the edge of a less intensive zone differences in development standards between abutting zones (allowable building width, lot coverage, etc.) effect of site size and shape bulk and scale relationships resulting from lot orientation (e.g. back lot lineto back lot line vs. back lot line to side lot line) type and amount of separation between lots in the different zones (e.g. separation by only a property line, by an alley or street, or by other physical features such as grade changes). Page 11 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 111 In some cases, careful siting and design treatment may be sufficient to achieve reasonable transition and mitigation of bulk and scale impacts. Some techniques for achieving compatibility are as follows: use of architectural style, details (such as roof lines or fenestration), color or materials that derive from the less intensive zone. (See also Guideline C-1: Architectural Context.) creative use of landscaping or other screening location of features on -site to facilitate transition, such as locating required open space on the zone edge so the building us farther from the lower intensity zone. treating topographic conditions in ways that minimize impacts on neighboring development, such as by using a rockery rather than a retaining wall to give a more human scale to a project, or stepping a project down a hillside. in a mixed -use project, siting the more compatible use near the zone edge. In some cases, reductions in the actual bulk and scale of the proposed structure may be necessary in order to mitigate adverse impacts and achieve an acceptable level of compatibility. Some techniques which can be used in these cases include: articulating the building's facades vertically or horizontally in intervals that conform to existing structures or platting pattern. increasing building setbacks from the zone edge at ground level reducing the bulk of the building's upper floors limiting the length of, or otherwise modifying, facades reducing the height of the structure reducing the number or size of accessory structures. C-1: Architectural Context New buildings proposed for existing neighborhoods with a well-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. Explanation and Examples Paying attention to architectural characteristics of surrounding buildings, especially historic buildings, can help new buildings be more compatible with their neighbors, especially if a consistent pattern is already established by similar: building articulation building scale and proportion or complementary architectural style or complementary roof forms building details and fenestration patterns or complementary materials Even where there is no consistent architectural pattern, building design and massing can be used to complement certain physical conditions of existing development. In some cases, the existing context is not so well-defined, or may be undesirable. In such cases, a new project can become a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. Page 12 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 112 0 In most cases, especially in the downtown commercial area, Buildings shall convey a visually distinct base' and 'top'. Abase' can be emphasized by a different masonry pattern, more architectural detail, visible plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Architectural Features Below are several methods that can help integrate new buildings into the surrounding architectural context, using compatible: architectural features fenestration patterns, and - building proportions. Building Articulation Below are several methods in which buildings may be articulated to create intervals which reflect and promote compatibility with their surroundings: modulating the facade by stepping back or extending forward a portion of the facade repeating the window patterns at an interval that equals the articulation interval providing a porch, patio, deck or covered entry for each interval providing a balcony or bay window for each interval changing the roofline by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval changing the materials with a change in the building plane providing a lighting fixture, trellis, tree or other landscape feature with each interval C-2: Architectural Concept and Consistency Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roofline or top of the structure should be clearly distinguished from its facade walls. Explanation and Examples This guideline focuses on the important design consideration of organizing the many architectural elements of a building into a unified whole, so that details and features can be seen to relate to the structure and not appear as add-ons. The other objective of this guideline is to promote buildings whose form is derived from its function. Buildings which present few or no clues through their design as to what purpose they serve are often awkward architectural neighbors. For example, use of expansive blank walls, extensive use of metal or glass siding, or extremely large or small windows in a residential project may create architectural confusion Is middle base Page 13 of 22 Attachment 12 Revised by ADB 311/06 Packet Pg. 113 0 or disharmony with its neighbors. Conversely, commercial buildings which overly mimic residential styles might be considered inappropriate in some commercial neighborhoods. Often times, from an architectural design perspective buildings will convey a visually distinct base' and 'top'. Abase' can be emphasized by a different masonry pattern, more architectural detail, visible plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Other architectural features included in the design of a building may include any number of the following: building modulation or articulation bay windows top base corner accent, such as a turret garden or courtyard elements (such as a fountain or gazebo) rooflines building entries building base Architectural details may include some of the following: treatment of masonry (such as ceramic tile inlay, paving stones, or alternating brick patterns) treatment of siding (such as wood siding combined with shingles to differentiate floors) articulation of columns sculpture or art work architectural lighting detailed grilles and railings special trim details and moldings a trellis or arbor m - � M N O N L N E 0 L a� 0 c c 0 U_ c �L x m c� a as N R m x c c 0 r Page 14 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 114 0 C-3: Human Scale The design of new buildings should incorporate architectural features, elements and details to achieve a good human scale. Explanation and Examples The term "human scale" generally refers to the use of human -proportioned architectural features and site design elements clearly oriented to human activity. A building has a good human scale if its details, elements and materials allow people to feel comfortable using and approaching it. Features that give a building human scale also encourage human activity. The following are some of the building elements that may be used to achieve better human scale: pedestrian -oriented open space such as a courtyard, garden, patio, or other unified landscaped areas bay windows extending out from the building face that reflect an internal space such as a room or alcove individual windows in upper stories that o are approximately the size and proportion of a traditional window o include a trim or molding that appears substantial from the sidewalk o are separated from adjacent windows by a vertical element windows grouped together to form larger areas of glazing can have a human scale if individual window units are separated by moldings or jambs windows with small multiple panes of glass window patterns, building articulation and other treatments that help to identify individual residential units in a multi -family building upper story setbacks a porch or covered entry pedestrian weather protection in the form of canopies, awnings, arcades or other elements wide enough to protect at least one person visible chimneys C-4: Exterior Finish Materials Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. Explanation and Examples The selection and use of exterior materials is a key ingredient in determining how a building will look. Some materials, by their nature, can give a sense of permanence or can provide texture or scale that helps new buildings fit better in their surroundings. Page 15 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 115 0 Materials typical to the northwest include: clear or painted wood siding shingles brick stone ceramic and terra-cotta tile Many other exterior building materials may be appropriate in multifamily and commercial neighborhoods as long as the materials are appropriately detailed and finished, for instance, to take account of the northwest's climate or be compatible with nearby structures. Some materials, such as mirrored glass, may be more difficult to integrate into residential or neighborhood commercial settings. D-1: Pedestrian Open Spaces and Entrance Convenient and attractive access to the building's entry should be provided. To ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian -oriented open space should be considered. Explanation and Examples If a building is set back from the sidewalk, the space between the building and public right-of-way may be conducive to pedestrian or resident activity. In business districts where pedestrian activity is desired, the primary function of any open space between commercial buildings and the sidewalk is to provide visual and physical access into the building and perhaps also to provide a space for additional outdoor activities such as vending, resting, sitting or dining. Street fronts can also feature art work, street furniture and landscaping that invite customers or enhance the building's setting. Where a commercial or mixed -use building is set back from the sidewalk a sufficient distance, pedestrian enhancements should be considered in the resulting street front. Examples of desirable features to include: visual and pedestrian access (including barrier -free access) into the site from the public sidewalk walking surfaces of attractive pavers pedestrian -scaled site lighting areas for vendors in commercial areas landscaping that screens undesirable elements or that enhances the space and architecture signage which identifies uses and shops clearly but which is scaled to the pedestrian site furniture, artwork or amenities such as fountains, benches, pergolas, kiosks, etc. Examples of features to avoid are: asphalt or gravel pavement adjacent unscreened parking lots adjacent chain -link fences Page 16 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 116 0 adjacent blank walls without appropriate screening The following treatment of entrances can provide emphasis and interest: special detailing or architectural features such as ornamental glazing, railings and balustrades, awnings, canopies, decorative pavement, decorative lighting, seats, architectural molding, planter boxes, trellises, artwork signs, or other elements near the doorway. visible signage identifying building address Higher bay(s) Recessed entry (recessed at least 3 feet) Forecourt D-2: Blank Walls - See pages 8-9 from guidelines blank walls Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest. Explanation and Examples A wall may be considered "large" if it has a blank surface substantially greater in size than similar walls of neighboring buildings. The following examples are possible methods for treating blank walls: installing vertical trellis in front of the wall with climbing vines or plants materials setting the wall back and providing a landscaped or raised planter bed in front of the wall, including plant materials that could grow to obscure or screen the wall's surface providing art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface employing small setbacks, indentations, or other means of breaking up the wall's surface providing special lighting, a canopy, horizontal trellis or other pedestrian -oriented features that break up the size of the blank wall's surface and add visual interest An architectural element not listed above, as approved, that meets the intent D-3: Retaining Walls lighting fixture, opaque glass projecting cornice masonry belt course\ metal canopy\ �- recess Retaining walls near a public sidewalk that extend higher than eye level should be avoided where possible. Where higher retaining walls are unavoidable, they should be designed to reduce their impact on pedestrian comfort and to increase the visual interest along the streetscapes. Blank walls shall be treated with architectural elements to provide visual interest. Page 17 of 22 Attachment 12 Revised by ADB 311/06 Packet Pg. 117 Explanation and Examples The following are examples of methods to treat retaining walls: - any of the techniques or features listed under blank walls above terracing and landscaping the retaining walls substituting a stone wall, rockery, modular masonry, or special material locating hanging plant materials below or above the wall D-4: Design of Parking Lots Near Sidewalks Parking lots near sidewalks should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. Explanation and Examples The following examples illustrate some considerations to address in highly visible parking lots: Treatment of parking area perimeter d the edges of parking lots pavement adjacent to landscaped areas and other pavement can be unsightly and difficult to maintain. Providing a curb at the perimeter of parking areas can alleviate these problems. Security lighting provide the appropriate levels of lighting to create adequate visibility at night. Evenly distributed lighting increases security, and glare -free lighting reduces impacts on nearby property. Encroachment of cars onto the sidewalk without wheel stops or a low wall, parked cars can hang over sidewalks. One technique to protect landscaped and pedestrian areas from encroachment by parked cars is to provide a wide wheel stop about two feet from the sidewalk. Another technique is to widen a sidewalk or planting bed basically "building in" a wheel stop into the sidewalk or planting bed. This is more durable than wheel stops, does not catch debris and reduces tripping hazards. Signs and equipment reduce sign clutter by painting markings on the pavement or by consolidating signs. Provide storage that is out of view from the sidewalk and adjacent properties for moveable or temporary equipment like sawhorses or barrels. Screening of parking screening of parking areas need not be uniform along the property frontage. Variety in the type and relative amount of screening may be appropriate. screen walls constructed of durable, attractive materials need not extend above waist level. Screen walls across a street or adjacent to a residential zone could also include landscaping or a trellis or grillwork with climbing vines. screening can be designed to provide clear visibility into parking areas to promote personal safety. Page 18 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 118 D-5: Visual Impacts of Parking Structures The visibility of all at -grade parking structures or accessory parking E garages should be minimized. The parking portion of a structure should be architecturally compatible with the rest of the structure lil;il " and streetscape. Open parking spaces and carports should be screened from the street and adjacent properties. Explanation and Examples___.. The following examples illustrate various methods of improving the — appearance of at -grade parking structures: incorporating pedestrian -oriented uses at street level can reduce the visual impact of parking structures in commercial areas. Sometimes a depth of only 10 feet along the front of the building is enough to provide space for newsstands, ticket booths, flower shops and other viable uses. setting the parking structure back from the sidewalk and installing dense landscaping incorporating any of the blank wall treatments listed in Guideline D-2 visually integrating the parking structure with adjacent buildings continuing a frieze, cornice, canopy, overhang, trellis or other devices at the top of the parking level incorporating into the parking structure a well -lit pedestrian walkway, stairway or ramp from the sidewalk to the upper level of the building setting back a portion of the parking structure to allow for the retention of an existing significant tree using a portion of the top of the larking level as an outdoor deck, patio or garden with a rail, bench or other guard device around the perimeter D-6: Screening of Dumpsters, Utilities, and Service Areas Building sites should locate service elements like trash dumpsters, loading docks and mechanical equipment away from the street front where possible while maintaining access to utilities. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front, they should be situated and screened from view and should not be located in the pedestrian right-of-way. Explanation and Examples Unsightly service elements can detract from the compatibility of new projects and create hazards for pedestrians and autos. The following examples illustrate considerations to address in locating and screening service areas and utilities: plan the feature in a less visible location on the site screen it to be less visible. For example, a utility meter can be located behind a screen wall so that it is not visible from the building entrance. use durable materials that complement the building incorporate landscaping to make the screen more effective locate the opening to the area away from the sidewalk. Page 19 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 119 0 incorporate roof wells, utility rooms or other features to accommodate utility and mechanical equipment needs. D-7: Personal Safety and Security Project design should consider opportunities for enhancing personal safety and security in the environment under review. Explanation and Examples Project design should be reviewed for its contribution to enhancing the real and perceived feeling of personal safety and security within the environment under review. To do this, the question needs to be answered: do the design elements detract from or do they reinforce feelings of security of the residents, workers, shoppers and visitors who enter the area? Techniques that can help promote safety include the following: providing adequate lighting retaining clear lines of site use of semi -transparent security screening, rather than opaque walls, where appropriate avoiding blank, windowless walls that attract graffiti and that do not permit residents or workers to observe the street use of landscaping that maintains visibility, such as short shrubs and pruning trees, so there are no branches below head height creative use of ornamental grille as fencing or over ground floor windows in some locations absence of structures that provide hiding places for criminal activity design of parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park there and for occupants of nearby buildings clear directional signage encouraging "eyes on the street" through placement of windows, balconies and street -level uses ensuring natural surveillance of children's play areas. E-1: Landscaping to Reinforce Design Continuity with Adjacent Sites Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape. Explanation and Examples Several ways to reinforce the landscape design character of the local neighborhood are listed below: Street Trees If a street has a uniform planting of street trees, or a distinctive species, plant street trees that match the planting pattern or species. Page 20 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 120 0 Similar Plant Materials When many lots on a block feature similar landscape materials, emphasis on these materials will help a new project fit into the local context. Similar construction materials, textures, colors or elements Extending a low brick wall, using paving similar to a neighbor's or employing similar stairway construction are ways to achieve design continuity. E-2: Landscaping to Enhance the Building and/or Site Landscaping, including living plant material, special pavements, approach, screen walls, planters, site furniture and similar features should be appropriately incorporated into the design to enhance the project. Examples Landscape enhancements of the site may include some of the approaches or features listed below: Soften the form of the building by screening blank walls,-"" terracing retaining walls, etc. ` Increase privacy and security through screening and/or sharing. Provide a framework such as a trellis or arbor for plants to grow on. Incorporate a planter guard or low planter wall as part of the architecture. Distinctively landscape open areas created by building modulation. Incorporate upper story planter boxes or roof planters. Include a special feature such as a courtyard, fountain or pool. Emphasize entries with special planting in conjunction with decorative paving and/or lighting. Screen a building from view by its neighbors, or an existing use from the new building. E-3: Landscape Design to Address Special Site Conditions The landscape design should take advantage of special on -site conditions such as high -bank front yards, steep slopes, view corridors, or existing significant trees and off -site conditions such as greenbelts, ravines, natural areas, and boulevards. Explanation and Examples The following conditions may merit special attention. The examples suggest some ways to address the issue. High Bank Front Yard Where the building's ground floor is elevated above a sidewalk pedestrian's eye level, landscaping can help make the transition between grades. Several techniques are listed below. - rockeries with floral displays, live ground cover or shrubs. - terraces with floral displays, ground covers or shrubs. - low retaining walls with raised planting strips. - stone or brick masonry walls with vines or shrubs. Page 21 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 121 0 Barrier -free Access Where wheelchair ramps must be provided on a street front, the ramp structure might include a planting strip on the sidewalk side of the elevated portions of the ramp. Steep Topography Special plantings or erosion control measures may be necessary to prevent site destabilization or to enhance the visual qualities of the site in connection with a neighborhood improvement program. Boulevards Incorporate landscaping which reflects and reinforces . Greenbelt or Other Natural Setting Minimize the removal of significant trees. Replace trees that were removed with new trees. Emphasize naturalizing or native landscape materials. Retain natural greenbelt vegetation that contributes to greenbelt preservation. Select colors that are more appropriate to the natural setting. On -site Vegetation Retain significant vegetation where possible. Use new plantings similar to vegetation removed during construction, when that vegetation as distinctive. Page 22 of 22 Revised by ADB 311/06 Attachment 12 1Packet Pg. 122 O Chapter 16.43 BD — DOWNTOWN BUSINESS Sections: 16.43.000 Purposes. 16.43.010 Subdistricts. 16.43.020 Uses. 16.43.030 Site development standards. 16.43.035 Design standards — BD zones. 16.43.040 Operating restrictions. 16.43.000 Purposes. The BD zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. C. Identify supporting arts and mixed -use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.010 Subdistricts. The "downtown business" zone is subdivided into five distinct subdistricts, each intended to implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts are: BD — Downtown Retail Core; BD2 — Downtown Mixed Commercial; BD3 — Downtown Convenience Commercial; BD4 — Downtown Mixed Residential; BD5 — Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.020 Uses. A. Table 16.43-1. Permitted Uses BD1 GFD1 BD2 BD3 BD4 BD5 Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X A A A A ATTACHMENT 15 Packet Pg. 123 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 2/12 Permitted Uses BDl GFDF<'> BD2 BD3 BD4 BD5 Financial A X A A A A Advising A X A A A A Mortgage A X A A A A Banks (without tellers) A X A A A A Accounting A X A A A A Counseling A X A A A A Architecture A X A A A A Engineering A X A A A A Advertising A X A A A A Insurance A X A A A A Fitness related business (yoga/pilates/gym/fitness club) A X A A A A Service uses A A`'-' A A A A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X X X X X X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, restaurant, microbreweries/distilleries or food service establishment that also provides an on -site retail outlet open to the public A A A A A A Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents C X A A A X Printing, publishing and binding establishments C X A A A C Public markets licensed pursuant to provisions in Chapter 4.90 ECC' A A A A A A Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) — see ECDC 16.43.030(B) for further location standards A X A A A A Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC 17.100.020 A A A A A A Primary and high schools, subject to the requirements of ECDC 17.100.050(G) through (R) A X A A A A Local public facilities, subject to the requirements of ECDC 17.100.050 C C C C A C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A A A A A Off-street parking and loading areas to serve a permitted use B X B B B B Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X B B B X Commercial parking lots C X C C C X The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 124 O Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 3/12 Permitted Uses BD1 GFDFp> BD2 BD3 BD4 BD5 Wholesale uses X X X C X X Hotels and motels A A A A A A Amusement establishments C C C C C C Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use X X X C X X Day-care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums X X C C A X Medical uses, e.g., A X A A A A Physicians A X A A A A Dental A X A A A A Optometrist (without retail) A X A A A A Physical therapy (without retail) A X A A A A Counseling A X A A A A Other similar medical services A X A A A A Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C C C C C Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 ECC X X D D D D A = Permitted primary use B = Permitted secondary use C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: (1) BD Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights-of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 125 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 4/12 (2) Services — by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD GSFS. The owner of a building in the BD zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; 2. The space does not contain direct access to the street or sidewalk; 3. The previous use was a nonconforming use (e.g., not retail); and 4. The space has been vacant for a period of more than six months. [Ord. 4282 § 3 (Exh. B), 2022; Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3894 § 4, 2012; Ord. 3700 § 1, 2008] 16.43.030 Site development standards. A. Table 16.43-2. Minimum Height of Ground Floor within the Minimum Lot Minimum Lot Minimum Minimum Side Minimum Rear Maximum Designated Street Sub District Area Width Street Setback Setback' Setback' Height' Front' BD15 0 0 0 0 0 30' 15' BD2' 0 0 0 0 0 30' 12' BD3' 0 0 0 0 0 30' 12' BD4',' 0 0 0 0 0 30' 12' BD5' 0 0 0 0 0 25' 12' 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 126 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS 3 Within the 13134 zone, site development standards listed in Table 16.43-2 apply when a building contains a ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See ECDC 16.43.030(B)(8) for further details. 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. 5 Site development standards for single-family dwellings are the same as those specified for the RS-6 zone. Page 5/12 The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 127 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Map 16.43-1: Designated Street Front for BD Zones Designated Street Front Page 6/12 U) w a 2001�1-1111 The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 128 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Figure 16.43-1: Ground Floor Height Measurement Page 7/12 B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD zones. 1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation to the finished grade along the width of the side of the structure that is principally oriented to the designated street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the ground "floor" is considered to be the sum of the floor planes which, in combination, run the full extent of the building and are closest in elevation to one another. For the purposes of this chapter, the definition of "ground floor" contained in ECDC 21.35.017 does not apply. 2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all properties lying within the BD zones. The designated street front is defined as the 45 feet measured perpendicular to the street front of the building lot fronting on each of the mapped streets. 3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum height of the ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the designated street front established in subsection (B)(2) of this section. 4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on the ground floor within a designated street front as defined in subsection (13)(2) of this section, the elevation of the ground floor and associated entry shall be within seven inches of the grade level of the adjoining sidewalk. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 129 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 8/12 "Grade" shall be as measured at the entry location. Portions of the ground floor outside the designated street front of the building need not comply with the access requirements specified in this section. 5. When the designated street front of a building is on a slope which does not allow both the elevation of the entry and ground floor within the designated street front to be entirely within seven inches of the grade level of the sidewalk, as specified in subsection (13)(4) of this section, the portion of the ground floor of the building located within the designated street front may be designed so that either: a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or b. The building may be broken up into multiple frontages, so that each entry/ground floor combination is within seven inches of the grade of the sidewalk. c. For corner lots, a primary entry shall be established for the purposes of determining where the ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on 4th Avenue. 6. Within the BD zone, development on the ground floor shall consist of only commercial uses, except that parking may be located on the ground floor so long as it is not located within the designated street front. 7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses within the designated street front. Any permitted use may be located on the ground floor outside of the designated street front. 8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and BD3 zones in subsection (13)(7) of this section. As a second option, if more residential space is provided so that the ground floor does not meet the commercial use requirements described in subsection (13)(7) of this section, then the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5 setbacks are required, the required street setback shall be landscaped and no fence or wall in the setback shall be over four feet in height above sidewalk grade unless it is at least 50 percent open, such as in a lattice pattern. 9. Within the BD5 zone, one option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 zone in subsection (13)(7) of this section. When development of the ground floor does not conform to these requirements, then development within the BD5 zone shall meet the following requirements: a. The building shall be oriented to 4th Avenue. "Orientation to 4th Avenue" shall mean that: i. At least one building entry shall face 4th Avenue. ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the 13135 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 130 O Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 9/12 employee, and that person's household. The live/work space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2: BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry oriented to the street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (13)(1) through (9) of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permittcd secondary use. b. The restrictions on the location of residential uses shall not apply when a single-family use is the only permitted primary use located on the property. c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor commercial use requirement within the designated street front (e.g., when the first 45 feet of a building are within a designated street front in the 13131 zone, parking may not be located within that 45 feet). e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as measured from the street front of the building be less than 30 feet. f. Within the 13132, 13133 and 13134 zones, if the first 45 feet of the building as measured perpendicular to the street consist only of commercial uses and permitted secondary uses, then permitted multiple -family residential unit(s) may be located behind the commercial uses. g. Recodified as ECDC 22.43.050(B)(4). h. Within the 13131 zone, each commercial space located on the ground floor within the designated street front shall be directly accessible by an entry from the sidewalk. C. Building Height Regulations. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 131 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 10/12 1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of "height" detailed in ECDC 21.40.030). 2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets one of the following conditions. In addition, if the building is located within 15 feet of the public right-of-way, architectural details and/or applied art shall be incorporated into the building design, and the ground floor shall be distinguished from the upper portions of the building through the use of differences in materials, windows, and/or architectural forms. a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions of the roof is at least six-by-12 and the roof includes architectural features, such as dormers or gables of a steeper pitch, that break up the roof line into distinct segments. b. If the building does not make use of a pitched roof system as described in subsection (C)(2)(a) of this section, a building step -back shall be provided within 15 feet of any street front. Within the 15-foot step -back, the maximum building height is the lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or 30 feet above the "average level" as defined in ECDC 21.40.030. For corner lots, a 15-foot step -back is required along both street fronts. If a building located on a corner lot has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the required step -back on both street fronts, then the step -back may be waived facing the secondary street. 3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following architectural features are allowed to extend above the height limits specified in this chapter: a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof area of the building. b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any building step -back required under subsection (C)(2)(b) of this section; provided, that the railing is constructed so that it has the appearance of being transparent. An example meeting this condition would be a railing that is comprised of glass panels. D. Off -Street Parking and Access Requirements. The parking regulations included here apply specifically within the BD zone. Whenever there are conflicts between the requirements of this chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking Regulations, the provisions of this chapter shall apply. 1. Within the BD zone, no new curb cuts are permitted along 5th Avenue or Main Street. 2. No parking is required for any commercial floor area of permitted uses located within the BD I, BD2, BD4, and BD5 zones. E. Open Space Requirements. 1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120 feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open space. Open space shall not be required for additions to existing buildings that do not increase the building footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line). Such open space may be provided as any combination of: a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food service establishments); b. Public plaza or sidewalk that is accessible to the public; c. Landscaping which includes a seating area that is accessible to the public. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 132 O Edmonds Page 11/12 Chapter 16.43 BD — DOWNTOWN BUSINESS 2. Required open space shall be open to the air and not located under a building story. 3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while depth is measured perpendicular to the street lot line). Figure 16,43-5, Building Size, Width and Open Space Example, Building is an four loll, each 30020 feet- * Building width is 120 feel. ■ Open space is required due to building width, and due to lot area. Open space provided exceeds the 5% of lot area requirement, ------- Lot Lielmi Building Area f X-D'--� r--------------- T--------------- T--------------- T---------------tii � i 1 ■ 1 . � 1 1 Y ■ I * 1 ■ 1 ■ 1 ■ 1 * Y Y 1 1 1 1 . • . ■ . ■ 1 Total Lot Area = 14.400 sq- ft. 1 ■ 1 . ■ ■ Building Foolprinl = 13,650 sq. ■ ft. Open space Required = 720 sq. ft; 1 1 * 1 1 1 ■ 1 . 1 1 ■ 1 . 1 1 � 1 ■ 1 1 ■ 1 . 1 1 ■ 1 ■ 1 1 * 1 ■ 1 i ■ 1 ■ ' $uilding Width Parallel to GtreeVROW ` 12U'-0" 1 � 1 1 1 ■ 1 . f • i i ■ i . � Y a Y • , f Open space 750 sq. ft. ! 1 ■ 1 ■ in F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds register of historic buildings. 1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the building. The decision of staff shall be processed as a Type II development project permit application (see Chapter 20.01 ECDC). a. Building step -backs required under subsection (C)(2)(b) of this section. b. Open space required under subsection (E) of this section. 2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds register of historic buildings. Note that additional parking exceptions involving building expansion, remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C). The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 133 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 12/12 3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is retained on -site, no off-street parking is required for any additional buildings or uses located on the same property. To obtain this benefit, an easement in a form acceptable to the city shall be recorded with Snohomish County protecting the exterior of the historic building and ensuring that the historic building is maintained in its historic form and appearance so long as the additional building(s) obtaining the parking benefit exist on the property. The easement shall continue even if the property is subsequently subdivided or any interest in the property is sold. G. Density. There is no maximum density for permitted multiple dwelling units. H. Screening. The required setback from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback, except for that portion of the BD zone that is in residential use. I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign standards shall be the same as those that apply within the BC zone. J. Satellite Television Antennas. In accordance with the limitations established by the Federal Communications Commission, satellite television antennas greater than two meters in diameter shall be reviewed in accordance with the provisions of ECDC 16.20.050. [Ord. 4282 § 2 (Exh. A), 2022; Ord. 4140 § 1, 2019; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord. 3700 § 1, 2008]. 16.43.035 Design standards — BD zones. Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.040 Operating restrictions. A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except: 1. Public uses such as utilities and parks; 2. Off-street parking and loading areas, and commercial parking lots; 3. Drive-in businesses; 4. Plant nurseries; 5. Public markets; provided, that when located next to a single-family residential zone, the market shall be entirely within a completely enclosed building; 6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040; 8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; 9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. C. Interim Use Status — Public Markets. 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premises licensed as a public market shall be considered a temporary use. As a temporary use, the city council finds that any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established by Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3894 § 5, 2012; Ord. 3700 § 1, 2008]. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 134 O Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Sections: 22.43.000 Applicability. 22.43.010 Massing and articulation. 22.43.020 Orientation to street. 22.43.030 Ground level details. 22.43.040 Awnings/canopies and signage. 22.43.050 Transparency at street level. 22.43.060 Treating blank walls. 22.43.070 Building HVAC equipment. 22.43.080 Additional design standards for stand-alone multiple dwelling buildings in the BD2 zone. 22.43.000 Applicability. The design standards in this chapter apply to all development within the BD1, 13132, 13133, and 13134 downtown zones, except for multifamily buildings in the 13134 zone. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.010 Massing and articulation. A. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. B. Standards. 1. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. ATTACHMENT 16 Packet Pg. 135 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES IN-000-11 A fop Buildings should convey a distinct base and top. fop base The base can be emphasized by different material(s). Page 2/13 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.020 Orientation to street. A. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. B. Standards. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 136 O Edmonds Page 3/13 Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. 2. Entrances to buildings in the BD I, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. ; Carxff ecesed entry TaAer bay Buildings shall be oriented to the street. Entrances shall be given visually distinct expression. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 137 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 4/13 22.43.030 Ground level details. A. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. B. Standards. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; b. Medallions; c. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window; f. Projecting sills; g. Tile work; h. Transom or clerestory windows; i. Planter box; j. An element not listed here, as approved, that meets the intent. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 138 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES MUM Ld9wOJk ft4Ef baskef and medaDorr '�'1111'I A'4,l{ .MOU✓�C+�d7 d� 4N'S fi Page 5/13 Ground floor details encourage visual interest along the ground level of buildings facing pedestrian streets. I i [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.040 Awnings/canopies and signage. A. Intent. 1. To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2. To provide clear signage to identify each business or property, and to improve way -finding for visitors. 3. To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. B. Standards. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. M 2 E 0 L 0 V �L M r d L a m N d K c 0 cc The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 139 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 6/13 2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns. 3. Marquee, box, or convex awning or canopy shapes are not permitted. 4. Retractable awnings are encouraged. 5. Awnings or canopies shall be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Open -sided nonstructural awning with front valance. Open -sided structural canopy. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 140 0 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 7/13 8. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in Chapter 20.60 ECDC. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). 10. Use graphics or symbols to reduce the need to have large expanses of lettering. 11. Instead of broadly lighting the face of the sign, Signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. 12. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 141 O Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Retractable and open -sided awnings allow signage to be visible. of projecting signs using decorative frames and Awning or canopy shapes: 4 j S (m, dwd Svx Cn rr�x hiarge+ee Page 8/13 The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 142 O Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. A. Intent. To provide visual connection between activities inside and outside the building. B. Standards. Page 9/13 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 143 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 10/13 Ground level facades of buildings should have transparent windows between two to 10 feet above grade. Windows shall provide a visual connection between activities inside and outside the building, and therefore should not be mirrored or use darkly tinted glass. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. *Code reviser's note: Subsection (13)(4) of this section was formerly codified as ECDC 16.43.030(B)(10)(g). 22.43.060 Treating blank walls. A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 144 O Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. leg Opagw grass wirWows bek ovurse � FUM33 8lafik%als sWbe imaWwO ardt4chural e,'eFreMS I D yroWe +aswai inlarasf Buildings shall not display blank, unattractive walls to the abutting street. Page 11/13 [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.070 Building HVAC equipment. A. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. B. Standards. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 145 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 12/13 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Rooftop equipment should be screened from view. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.080 Additional design standards for stand-alone multiple dwelling buildings in the BD2 zone. A. Intent. To ensure that buildings entirely comprised of multiple dwelling units are compatible with the downtown area. B. Materials. Building facades must be clad with preferred building materials which include natural stone, wood, architectural metal, brick and glass. Alternative materials may be permitted by the director or architectural design board if they contribute to a cohesive design theme for the building. C. Private Amenity Space. An exterior area equivalent to at least 10 percent of the project's gross lot area must be provided as private amenity space for residents of the development. This standard can be met through a combination of balconies (cantilevered, recessed or semirecessed), decks, patios or yards for individual dwelling units or the site as a whole. 1. Not all dwelling units are required to have private amenity space. When it is provided, it must be immediately accessible from the dwelling unit and be a minimum of 40 square feet. 2. If the space is at ground level facing a street, no fence may be over three feet in height. 3. Balconies may encroach into a required setback adjacent to R-zoned property up to a maximum of six feet. Patios and decks may encroach into a required setback adjacent to R-zoned property up to a maximum of 10 feet. D. Roof Treatment and Modulation. In order to provide the appearance of a well -modulated roof, three types of roof modulation are required and can include differing heights, projections, slopes, materials, step downs, step setbacks, or a similar expression. E. Street -Side Amenity Space or Pedestrian Area. An exterior area equivalent to at least five percent of the project's gross lot area must be provided as street -side amenity space or pedestrian area. This space must be arranged along The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 146 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 13/13 the street front between the building and the sidewalk and must be open to the sky, unless otherwise excepted. The space must be pedestrian -oriented and may include the following elements: 1. Landscaping; 2. Seating area; 3. A similar feature as approved by the director or architectural design board; 4. Areas allocated to private amenity space cannot be used toward the street -side amenity space or pedestrian area requirement. [Ord. 4276 § 1 (Exh. A), 2022]. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Packet Pg. 147 O� CITY OF EDMONDS NOTICE OF SPECIAL MEETING j 1g9° ARCHITECTURAL DESIGN BOARD The City of Edmonds Architectural Design Board (ADB) will hold a special meeting on June 15, 2023 to continue the Phase I public hearing for PLN2022-0085, a design review application for a new three-story mixed use building at 605/611 Main Street. The public hearing was opened at the ADB's May 25 regular meeting and continued to a date certain of June 15. It is anticipated that the ADB will schedule the second phase of the public hearing at the conclusion of the June 15 special meeting. DATE AND TIME OF SPECIAL MEETING: June 15, 2023 at 6:00 PM MEETING LOCATION: This is a hybrid meeting. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Online participation is also available via the following Zoom link: https://edmondswa-gov.zoom.us/o/88959586932 Or via phone by dialing 253-215-8782 Meeting ID: 889 5958 6932 Password: 591531 Information on this development application (including the original Notice of Public Hearing and the application materials) is available at the City of Edmonds Planning & Development Department, 121 5t" Ave North, Edmonds, WA 98020 between the hours of 10:00 A.M. and 2:00 P.M. Monday — Friday or on the city website (https://www.edmondswa.gov/services/public involvement/public notices/development notices) by searching for permit PLN2022-0085. Public comments for the Phase I public hearing will be accepted through the date of the special meeting and may also be submitted in advance of Phase II of the public hearing. CITY CONTACT: Michele Q. Szafran, Associate Planner / Michele.Szafran@edmondswa.gov / 425-771-0220 ATTACHMENT 17 1 Packet Pg. 148 of EDM CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA DETERMINATION Inc. 189� M PROJECT DESCRIPTION: Application for design review of a new three-story mixed -use building to include approximately 2,600 square feet of office space, 18 apartment units and an underground parking garage for approximately 21 stalls within the Downtown Business (BD2) zone. Two existing structures will be demolished. District -based design review projects that require a SEPA determination such as this are Type III -A decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). PROJECT LOCATION: 605 and 611 Main Street, Edmonds, WA (Tax ID #: 00434209803900 & 00434209803700) NAME OF APPLICANT: Phil Frisk (rep. GBH Holdings LLC) FILE NO.: PLN2022-0085 DATE OF APPLICATION: November 14, 2022 DATE OF COMPLETENESS: December 12, 2022 DATE OF NOTICE: May 11, 2023 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED PERMITS: Building permits REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA checklist, critical area checklist, traffic impact analysis, stormwater report COMMENTS ON PROPOSAL DUE: May 25, 2023 PUBLIC HEARING INFORMATION: Phase 1 of the two-phase hybrid public hearing will be held by the Architectural Design Board on Thursday, May 25, 2023 at 6:00 p.m. The hearing will be continued to a date certain for Phase 2 of the public hearing during the May 25t" meeting. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room Or join the Zoom meeting at: https://edmondswa- gov.zoom.us/i/88959586932?pwd=RzdPWUIwM09PZ1k1MHN2eWM1YXphZz09 Or via phone by dialing 253-205-0468 Meeting ID: 889 5958 6932 Password: 591531 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. Packet Pg. 149 O Information on this development application is available at the City of Edmonds Planning & Development Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 10:00 A.M. and 2:00 P.M. Monday — Friday or through the City's website (https://www.edmondswa.gov/services/public involvement/public notices/development notices) and search for permit PLN2022-0085. SEPA DETERMINATION: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340(2) for the above project. DATE OF ISSUANCE: May 11, 2023 SEPA COMMENTS DUE: May 25, 2023. Comments may be submitted in writing to City of Edmonds Planning Division, 121 5th Ave N, Edmonds, WA 98020 or via email to the contact below. SEPA APPEAL: This SEPA determination may be appealed by filing a written appeal citing the specific reasons for appeal with the required appeal fee no later than June 1, 2023. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. CITY CONTACT: Michele Q. Szafran, Associate Planner / Michele.Szafran@edmondswa.gov / 425-771-0220 VICINITY MAP Packet Pg. 150 File No.: PLN2022-0085 Applicant: Phil Frisk DECLARATION OF POSTING SEPA Determination & Public Hearing On the 11 th day of May, 2023, the attached Notice of Public Hearing and SEPA Determination was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michele Q. Szafran, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1 1 th day of May, 2023, at Edmonds, Washington. Signed: Packet Pg. 151 O From: Grea Hale To: Philio Frisk Subject: RE: New submission from Contact Us Date: Monday, March 13, 2023 9:37:55 AM This email will suffice. Greg Hale President Cell: 206-949-7211 EreR(@sounddisposalinc.com ft 1lruucrd I7lipa�sel Inc, From: Philip Frisk<Phil.Frisk@pwfarchitecture.com> Sent: Monday, March 13, 2023 9:35 AM To: Greg Hale <greg@sounddisposalinc.com> Subject: RE: New submission from Contact Us Hi Greg - Thanks for the response. Do you need to send a written confirmation that I can show to the City of Edmonds, or will this e-mail suffice? Philip 1 . Frisk, AIA Prtncip,9l Architecture PO Box 141 Elnvnds. wash"on 98020 �Ma 920.3554 phone FWFArckiecture.cam From: Greg Hale <greg(@sounddisposalinc.com> Sent: Monday, March 13, 2023 9:33 AM To: Philip Frisk <Phil.Frisk(@@ pwfarchitecture.com> Subject: FW: New submission from Contact Us ATTACHMENT 18 1 Packet Pg. 152 O Phil — Per the email we received below, based on the size of both complexes (611 Main & 627 Dayton) we would want a 10' x 10' enclosure for each. Please let me know if you any questions. Greg Hale President Cell: 206-949-7211 greg(@sounddisposalinc.com Sound Wspusal hx. From: Sound Disposal Inc. locally owned and operated<congruit)Jhr(@profusion products.com> Sent: Friday, March 10, 2023 4:00 PM To: Sound Disposal <office(@sounddisposalinc.com> Subject: New submission from Contact Us Name Phil Frisk Email Phil. Frisk@PWFArchitecture.com Phone (206) 920-3554 Message I'm working on two new apartment building projects in Edmonds. One at 611 Main Street has 18 apartments and 2600 square feet of office space. The other at 627 Dayton has 18 apartments. The City wants confirmation from you that we are providing enough room for dumpsters. I've shown 10'x10' enclosures for each, but I would like to make them smaller if possible. Let me know what additional information you need. 4 + 7 = 11 Packet Pg. 153 O From: Lynda Fireman To: Szafran, Michele Subject: Comments on Proposal: File No, PLN2022-0085, 605 & 611 Main Street, Edmonds, WA Date: Tuesday, January 24, 2023 12:01:09 PM January 24, 2023 To: Michele Q. Szafran, Planner City of Edmonds, WA From: Lynda Fireman 600 Bell Street, #201 Edmonds, WA 98020 RE: Comments on Proposal: File No, PLN2022-0085, 605 & 611 Main Street, Edmonds, WA The proposed building is now even bigger than the previous. The only measurement available shows that the building is 0.32 inches lower that the maximum allowed from the highest point on Main Street. I was told by Kernan Lien, who is no longer there, that the height of the previous proposed building was taken from the median elevation on Main Street. He had also said that he would ask for an "in situ" of the building showing how it affects the 600 Bell Street Condominium on the alley. There are no "in situ" diagrams in this proposal at all. It also appears that: 1. it is still a rectangular box, with no outdoor space, which dwarfs the surrounding buildings. 2. the entire lot is an impervious surface except for a few shrubs. The building has two addresses. 605 Main is office space with a ramp down to the front door 611 Main is the main entrance to the apartments on the first & second floors and can only be accessed by stairs down from the east side of the building off of Main Street, to the small "Plaza" which is the only outside space. The only true ADA access to the first -floor apartments, other than through the elevator from the garage, is through the office space at 605 Main. Not everyone can or will drive if they have mobility issues and may prefer to walk. I know from experience, as my husband has become disabled and now requires a wheelchair to get around, that the design is not adequate for the disabled. People needing ADA compliant suites usually have mobility issues getting around, requiring them to use canes, walkers and/or wheelchairs. Think about how they are going to access their apartments, Main Street, the garage, the alley and the dumpster safely. ATTACHMENT 19 1 Packet Pg. 154 O 1. It is highly unlikely that the first -floor residents will be able to use the stairs. 2. Is the width of the ramp to the 605 Main Street door ADA compliant? This is the only ramp into the building that can possibly be compliant at this time, with this design. The entrance through the garage to the alley is not. It is too steep and it is unsafe because there is no protected access for the disabled resident that is not in a vehicle. There is only vehicle access. 3. Is going through 605 Main going to be the main access to the first -floor apartments in 611 Main? 4. Is there an automatic door opener to get in and out of 605 Main? If not, is there someone available in the 605 offices to help them? 5. Is there an automatic door opener to get in and out of the door which allows access to the first -floor apartments from the office? If not, is there someone available in the 605 Main offices to help them? 6. Will access from the 605 offices be available 24/7? If not, their only access, if not in a vehicle (& not everyone can drive), is up the steep vehicle ramp (not ADA compliant) into the 15-foot-wide alley (which is 12 feet wide at the 6th street entrance). This is not safe, particularly at night? 7. Does the door in and out of the elevator room in the garage have an automatic door opener? 8. How are they going to be able to access the dumpster? 9. Where is the pick-up/drop off for disabled residents and delivery access/loading zone for the building on Main Street? 10. Is there an automatic door opener from and onto the Plaza? This is the main access into 611 Main. This is the only outdoor space available and the entrance is being used as Community space. Note the very small square footage with room for two benches. 11. MOST IMPORTANT! Where are the fire escape exits for the ADA apartments? There are stairs everywhere. In the case of a fire, the elevator will shut down. The only ramp out is through the offices and is it locked or available 24/7 with automatic door openers? If that is where the fire is, how do they get out? Packet Pg. 155 O Other issues: 1. Washington state now requires electric car charging stations in multi -family buildings. Is there at least one? What about e-bike charging? 2. Now that there is no access to balconies and decks, what is the airflow like? Are there fresh air returns in the apartments? Is there air conditioning? 3. Once again, there is the issue of the alley. This "15-foot" alley narrows at many points. The 6th street entrance is 12-feet wide. Neither 6th nor 7th has any or adequate yellow lines on either side of the alley to prevent parking so that there is visibility when turning into or out of the alley. 4. 1 have lived at 600 Bell Street for close to 8 years and there has been continual construction in the alley and vicinity and it takes a number of years for each project to complete, no matter how small. • Children and their parents walk down the alley to 6th twice every for the School bus that parks across the access to alley. Will this remain safe? • Two small cars, let alone bigger vehicles cannot pass. It's one thing to have garbage pick-up or an amazon/UPS truck stop, deliver quickly and then move on. It's another to have a moving truck park in front of my garage for at least 2-plus hours at a time, even with notice. Our lives should not be controlled by parked moving trucks. • Our three garages that open onto the alley should have free access and so should everyone else that parks off the alley in the other condominiums. There needs to be a loading zone on Main Street. As it is, Amazon/UPS trucks frequently stop in the middle of Main Street to make deliveries blocking all traffic for more than a few minutes. A loading zone would remedy that. • Usually there is a set -back that can be used to provide space for construction materials. Is this project going to use the alley for this purpose? If not, where will it be? • I have a garage to protect my vehicle from the elements and to prevent vandalism & theft. It also allows me to enter, exit, load and unload safely and easily directly from inside. I, like everyone else in the building, is somewhere in our 70's & 80's. (Many, and it could be the majority of people living in this square block are also retired.) Carrying our groceries in from some random parking spot on the street (& there generally is no parking) will be difficult and unsafe. Packet Pg. 156 How often and how long will we be required to park on the road? How much notice will we get and who will they send it to. Notice by mail will not work, neither will posting it on our doors • Who will pay our parking fee and where will I park? • Will the city designate parking on Bell Street close to our building for those of us that cannot access our garages? Respectfully submitted, Lynda Fireman Packet Pg. 157 O From: Annette Border To: Szafran, Michele Subject: File No: PLN2022-008r Date: Wednesday, January 18, 2023 12:37:03 PM Has anyone on the committee ventured down my alley? (between 6th and 7th) There is an immense amount of traffic that uses the alley. The garage entrances will be extremely hard to negotiate if the builder is allowed to abut the alley. The height of the structure will not only affect our building but several up the alley of natural light. I must also mention property values will plummet. And I understand the builder is doing the same thing on Dayton with yet another building. You seem to be only concerned about the looks on Main Street. If that is so, why was the owner of the corner of 6th and Main allowed to erect the ugly black mini -mall? Why do you want a transient community in the downtown locale? An 18-unit apartment building is not the answer. Parking here is nil and this project is so wrong. Annette Border 600 Bell St. Edmonds Packet Pg. 158 O From: Dale Shouo To: Szafran, Michele Subject: PLN2022-0085 Date: Tuesday, January 24, 2023 9:09:11 AM Michele, I reside in the property directly across the alley from the proposed development application PLN2022-0085 and I would like to raise a couple concerns about the impact on me and other residents at 600 Bell St.: • First the building is overly large and boxy for the surrounding residential neighborhood. • The setback from the alley is insufficient considering adjacent garage openings with cars backing onto the alley. • The exit from the basement garage creates a blind corner for traffic using the alley. Thank you for your consideration! Dale Shoup 600 Bell St. Apt 301 Edmonds, WA 98020 Packet Pg. 159 O From: Clugston, Michael To: Szafran, Michele Subject: FW: 605/611 Main Street Proposed Development Date: Wednesday, January 11, 2023 7:41:23 AM FYI From: Greg Brewer <edmondsremodel@gmail.com> Sent: Tuesday, January 10, 2023 8:25 PM To: Planning <Planning@edmondswa.gov>; Clugston, Michael <Michael.Clugston@edmondswa.gov>; McLaughlin, Susan <susan.mclaughlin@edmondswa.gov> Cc: Public Comment (Council) <publiccomments@edmondswa.gov> Subject: 605/611 Main Street Proposed Development To the Planning Department and Architectural Design Board, I'm writing in regards to the proposed development at 605/611 Main Street. This property is in the BD2 with a street frontage designation. There are serious concerns that need to be addressed: 1)The glazing in the current design is inadequate for the current zoning and needs to be adjusted to comply. 2)The design lacks sufficient horizontal and vertical modulation. Still looks like a big box. r r 3)The setbacks from the right-of-way in the front of the building and in the back are not sufficient. 4)The public or open space is woefully inadequate for such a high use building. 5) Parking is at the bare minimum and will cause congestion on all adjacent streets 6) There is no designated drop off and/or delivery parking. This should be studied as it will have a significant impact on Main and 6th Street. 7) Traffic in the alley is going to be severely impacted. It should be studied. Please consider taking design cues from the post office building, which possesses the following design standards: setbacks, stepbacks, horizontal and vertical modulation, additional parking and adequate public spaces. That building fits nicely into its surroundings and is a pleasant and attractive addition to our downtown core. The same standards should be applied to the Main Street development if we would like the same positive result. The BD2 deserves this. Sincerely, Packet Pg. 160 Greg Brewer M N O N N R E O L 4 (1 3 C C O U_ C �L Cu x r U) Cu IL a) N a) X_ C Cu E N r-+ C 0 E E O U 2 IL z w x U a H H a r C 0 E t R a Packet Pg. 161 From: michelle dotsch To: Szafran, Michele Subject: Comment on Application File No.: PLN2022-0085 at 605 and 611 Main Street Date: Tuesday, January 24, 2023 1:51:54 PM To: Michele Szafran, City of Edmonds Planner Re: File No.: PLN2022-0085 at 605 and 611 Main Street, Edmonds To Whom it May Concern: A couple key elements of our current comprehensive plan that this proposed 605 and 611 Main St. development in the BD2 zone is not in compliance with, is found on pages 46-47 under: Downtown/Waterfront Area Goal A. Promote downtown Edmonds as an attractive setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community and as a destination for visitors from throughout the region. — this proposed development in the downtown business district 2, as it is currently designed, is not compatible with this Policy. A.1 Ensure that the downtown/waterfront area continues — and build on- its function as a key identity element for the downtown community. A.2 Enhance Edmonds' visual identity by continuing its pedestrian - scale of downtown development, enhancing its shoreline character, and protecting and building on the strong visual quality of the "5th and Main" core." Downtown/Waterfront Area Goal D: Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. D.1 Encourage opportunities for new development and redevelopment which reinforce Edmonds' attractive, small-town pedestrian -oriented character. Provide incentives to encourage adaptive reuse as an alternative to redevelopment of historic structures in order to preserve these resources. These historic structures are a key component of the small town character of Edmonds and its economic vitality. Height limits that reinforce and require pedestrian -scale development are an important part of this quality of life, and should be implemented through zoning regulations and design guidelines." Packet Pg. 162 This proposed development is not compatible, as the developer even states in his application: "Structures on the adjacent parcels do not support the intensity of development under the current zoning and comprehensive plan..." Clearly this proposed building is not pedestrian scale or protecting the strong visual quality required of the Downtown/Waterfront Area. The building at 605 Main Street was built in 1915 and the house adjacent to it at 601 Main Street was built in 1891. As some of the few remaining structures in our area built well -over 100 years ago, I refer you also to Paof the current Edmonds comprehensive plan titled "Historic Preservation — identify and encourage the preservation of lands, sites, and structures that have historical or archeological significance." As our defined Edmonds' character and charm in our historical downtown is exactly these types of buildings that remain peppered around the area, to desecrate one of the oldest structures in our Downtown/Waterfront Area by towering a solid up to 40 foot monochromatic wall as close as can be built to this house built in 1891, does not follow these defined comprehensive plan elements and goals. A glaring deficiency in the design of this structure is having its separate residential units defined in the application as 611 Main inaccessible for a disabled person from the only residential access to and from the sidewalk/streetfront on Main Street. ADA codes require access from the sidewalk and this separate proposed residential address does not include this access. The only ADA access in the application is via an elevator from the garage and up a steep drive ramp with no safe way to have a disabled person have a separate pathway from the steep slope causing multiple blind spots to a pedestrian along the vehicle ingress/egress. In the case of a fire the elevator is not accessible for a disabled person and the only way in and out to the sidewalk is the door to the east that has no disabled escape access for that person — they are trapped! On the application it shows the only entrance from Main St with an ADA ramp as the "covered entry to commercial space". Clearly this is NOT the access to the residential units and would be clearly understood from Packet Pg. 163 a disabled visitor to the residential units or the disabled resident themself would understand this is NOT the entrance to use for the residential 611 address to the building. There is no ADA access to and from the sidewalk to the 611 residential address of the building. Please review these inconsistencies of this 605 and 611 Main Street building application in regard to the Edmonds comprehensive plan and ADA laws. A new application should be provided for the public to review again well before any Phase 1 ADB public hearing. It seems this is not ready for that 1 st ADB public hearing if out of compliance as is regarding ADA standards and would need to be reposted for comment. This is the role of the planning department to require the applicant to fix these obvious deficiencies in the proposed design before it goes in front of the Architectural Design Board. If it is not the role of the planning department of the City of Edmonds to have the developer fix missing ADA access requirements on an application prior and is now only the burden of the Edmonds ADB to do so on this application, please inform me of the reasons why as a person of record on this application. Thank you for your service to the Edmonds community, Michelle Dotsch, Edmonds Resident Packet Pg. 164 O From: Theresa Hollis To: Szafran, Michele Subject: comments on PLN2022-0085 Date: Friday, January 6, 2023 3:45:29 PM Ms. Szafran, I have an interest in an aspect of the design of the mixed use building planned for 611 Main St. It is being managed as project PLN2022-0085. Per the instructions in the public notice of application, I am forwarding my comments. 1. The design presented to the ADB in the public hearing should include more information about the EV charging facilities in the parking area. It is a topic of wide public interest since the State of Washington regulation is that all new cars sold starting in 2035 should be electric, hybrid, or hydrogen cell vehicles. 2. My specific questions are: a) How many level 3 (fast charge) charging stations will be provided on day 1 of building occupancy? b) Will paid EV charging stations be available to members of the public who are doing business in the commercial space on the ground level? Please forward a copy of your report to the ADB when it is available. thank you, Theresa Hollis Edmonds resident. Packet Pg. 165 0 From: Will Magnuson To: Szafran, Michele Subject: Revised Notice of Application 605/611 Main Street Date: Thursday, January 12, 2023 4:59:40 PM Dear Michele Szafran, I wish to submit the following comments regarding the proposed 605/611 Main Street application. 1) Project lacks sufficient storefront glazing per BD design standards. 2) The desire to provide a more private office glazing area for the developer's business is not sufficient reason for variance or deviation from BD design standards. Commercial space should be flexible for diverse commercial occupancy and consistent with the public aspects of other commercial storefront properties maintaining adaptability for future commercial tenants. 3) Project lacks sufficient public setbacks from the public sidewalk and ROW. 4) Project lacks sufficient public outdoor space 5) Project lacks sufficient parking stalls for residential and commercial use. Commercial parking stalls for office space occupancy should be clarified? 6) Project lacks sufficient design to meet Edmonds BD design standards for commercial, residential and public interaction. 7) Project exterior is an improvement from initial concept but lacks design interest and cohesiveness with downtown properties. It's still a box to maximize leaseable area. Additionally I would like to be informed of future notices and application information regarding this project. Thank you, Will Magnuson Edmonds, WA Packet Pg. 166 O From: Will Magnuson To: Planning; Council; Public Comment (Council) Subject: Main and Dayton Street diveristy and inclusion Date: Thursday, May 18, 2023 9:16:26 AM Attachments: Dayton St cellar apartments.pdf Main St cellar apartments.pdf Good morning Planning Board members, I wanted to bring to attention a couple projects being proposed for Main and Dayton Street with the understanding that these projects will be reviewed at next week's ADB meeting. Please see attached basement floor plans for the location of ADA units which are essentially cellar units. I am no ADA expert but this seems to ignore the diversity and inclusion desires of our community, not to mention limited ADA access to other residents of the building. My understanding is that ADA standards are to ensure access to amenities for all and I believe that access to your fellow building residents is indeed an amenity. Please understand, my career was in real estate development and much of it mixed use. I am all for mixed use development in our community, but these two projects presently do not meet our definitions of community, diversity, inclusion and BD2 mixed use. The design provisions of the ADA units and other project related issues will be brought to further attention of council and the ADB but I wanted to ensure you were aware of what is happening with these two projects. Thank you, Will Magnuson Packet Pg. 167 !In�'TitE:4-11111n=12-111110 i'1M To: Edmonds Architectural Review Board Re. Applicant: Phil Frisk (rep. GBH Holdings LLC) Subject: PLN2022-0085 Is this the precedence we want to establish for Edmonds? High density housing lacking usable outdoor space and compounding a pre-existing parking problem due to the lack of adequate housing for occupants and guests. Affordable housing is desperately needed throughout the greater Seattle area, Edmonds included; however, the proposal submitted by architect Phillip Frisk, representing property owner GBH Holdings does not appear to address this need nor the needs of the community of Edmonds. The proposed multiuse building with 17 designated residential units, and 2,600 square foot dedicated office space is to be constructed within the historic Edmonds business district; however, the structure as proposed, lacks several key elements for healthy living. The approximate 20,000 square foot structure will overwhelm the 9,889 square foot designated building site. Additionally, the proposed structure will lack adequate outdoor space, adequate parking and will be devoid of a design which will blend with the greater surrounding historic community. The area designated for construction lies within the Downtown Business (BD2) and a E prime real estate zone of one million plus dollar homes and would garner higher versus o lower rental income thus failing to address the issue of affordable housing. Designated parking for the structure has been limited to "... approximately 20 stalls" to accommodate 17 residential units, 5 identified with multiple bedrooms and a 2600 square foot commercial space designated to accommodate up to 15 people.) Parking has been an issue for both Edmonds residents and persons visiting the Edmonds area for at least the past decade. This proposal will only serve to exacerbate a preexisting problem. Such design flaws seem to be a hallmark of GBH Holdings as they (GBH Holdings) blatantly disregarded this issue with the construction of another multi - residential building on 3rd Avenue which provides no parking for tenants and guests. Studies have repeatedly shown the positive influence a connection with nature (or the outdoors) has on positive mental health (Nurtured by Nature, American Psychological Association, Apr 2020, The Importance of Greenspace for Mental Health, J. Barton 2017; Greenspace is Good for Mental Health, NASA, July 16, 2019.) The structure as proposed would open directly onto Main Street and is completely devoid of any form of outdoor space. Lack of outdoor space would most likely negatively impact the mental health of the occupants and would fail to foster a sense of community or community engagement. Packet Pg. 168 Furthermore, the proposed building as designed would overwhelm the space, erecting an approximately 20,000 square foot structure onto a 9,889 square foot lot. Additionally, the building design, as proposed, fails to blend with the historic nature of the area. I respectfully request the Architectural Design Board to NOT encourage said development, nor approve the application submitted under PLN2022-0085 for the proposed multi -use building. The proposed structure fails to address the needs of the Edmonds community, would further exacerbate pre-existing parking problems and potentially would adversely affect the mental health of the occupants and the greater community. This is not the precedence we want to set for the future of historic Edmonds. Packet Pg. 169 DECEIVED MAY 1 q 2023 DEVELOPNF-NT SERVICE,,' zy L,x � -41, r �1 ,o mac, ti qa� yl�L� L-� M N O N Li N R 2 0 4 3 C C O U c U) (L a) N R d X T Packet Pg. 170 O From: Levitan, David To: Szafran, Michele; cluaston, Michael Subject: Fwd: BD2 Zone - Main and Dayton Street projects Date: Monday, May 22, 2023 5:14:04 PM From: Will Magnuson <willomagnuson@gmail.com> Sent: Monday, May 22, 2023 5:09 PM To: Planning <planning@edmondswa.gov>; Council <council@edmondswa.gov>; Public Comment (Council) <publiccomment@edmondswa.gov>; LaFave, Carolyn <carolyn.lafave@edmondswa.gov> Subject: BD2 Zone - Main and Dayton Street projects Greetings Mayor and City Council, I'm requesting your review and monitoring of the implementation of our recently adopted BD2 ordinance. First some context and then a final thought. Usually while working to create anything it's a good practice to take time to review your y work and verify the work is consistent with the intent. Please take time to review the Main R and Dayton street apartment projects presently proposed in our downtown BD2 zone. X These two projects are proposed for review after implementation of recent BD2 zoning c legislation with the Dayton Street project permit application being quickly accepted just prior to adoption of the new zoning. These projects will also be reviewed at the ADB meeting this o r Thursday evening with public comment encouraged. I encourage the council to review both project proposals to appreciate the effectiveness of the BD2 zoning legislation to meet our goals and aspirations for the community. a I understand it's election season for many of you including other fellow candidates and you may be hesitant to speak out for the community with your own thoughts regarding the Main and Dayton street projects. However, these are the very first two projects proposed after recently updating the BD2 ordinance and they little reflect the goals that we sought to achieve in creating a more diverse, inclusive, walkable and welcoming environment for downtown as well as all of our core communities and neighborhoods including hwy 99. I hope you will look back and review the BD2 zoning development code legislation that apparently has created opportunities for some developers who wish to circumvent the needs and wishes of our community. Thank you, Will Magnuson Packet Pg. 171 From: cbruce-cmcCabpea k.org To: Szafran, Michele Cc: cindy Bruce; Steve Beck Subject: Properties at 611 and 605 Main Street Date: Thursday, June 1, 2023 1:12:35 PM To Whom This May Concern: I'm writing with concerns from the Sea Breeze Condominium population at 633 Main Street with regards to the proposed three-story mixed -use building to be built after the demolishment of a home and an office building on the properties at 605 and 611 Main. have been out of town and perhaps, with deadlines for public hearings past, this letter may be of no consequence as far as decisions regarding the proposed plans for this space. Nevertheless the owners feel that our voices should be heard with regards to our concerns if construction and demolition is to go as planned: 1. Our street is the entrance to the Edmonds Bowl. We pride ourselves on being the first street many visitors see as they head towards the downtown area now teeming with shops, places to eat, see a movie, rest on a bench and listen to a street musician, enjoy one of our many art galleries, buy a book, grab a coffee, or order a pizza on the way to the waterfront to enjoy the beach and perhaps catch a ride on the ferry and back. Our street's appearance matters. Our street's safety matters. The accessibility for parking for visitors matters. Just the welcoming "look" is something we take pride in. Will this apartment house/mix reflect some artful appreciation of our street or will it be a stark office building with floors above for renters and/or owners with a lack of the ambience we hope to maintain? 2. The alley concerns all of us. It is a walking place for many who go down to the Saturday Market and all of the amenities downtown. It is a safe haven for families traveling down the hill with their dogs or strollers or toddlers and a safe, open alley to pick up their children as the school bus drops them off. With all of the people parking along Main Street on a busy morning, the alley is often a place for trucks to pull in to deliver appliances or furniture, take away some large items from a garage to give to a charity, or stop long enough to drop off some necessary items for a homeowner. The space is important. We all respect it. Truck drivers and delivery people make certain the alley is always back open as quickly as possible so all of us can back our cars out and go up or down the hill. Will the underground garage with people coming and going still maintain that safety and pleasurable walking ability that we have now? 3. 1 could say much more about all of the businesses that were forced to leave and take their clients with them from building 611 and the historic value of that charming craftsman house next door at 605. 1 could also say that despite all of the traffic that you can imagine going up and down Main most of the time, all of us along this street pride ourselves on a certain "quietness" and peacefulness and some of that may be due to a library across the street that encourages people who like to read and our hope that when it is finally opened again there will be ample parking spaces and respect for those who come to use it. Yes, more to say, but I trust this has gotten some concerns across to you. Packet Pg. 172 Thank you, Cindy Bruce Secretary, Sea Breeze Condominium Packet Pg. 173