The URL can be used to link to this page

2023-12-11 Architectural Design Board PacketOF EDA,,G v ti Agenda Edmonds Architectural Design Board SPECIAL MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020 DECEMBER 11, 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?pwd=RzdPWUIwM09PZ1k1MHN2eWM 1YXphZz09 Meeting ID: 889 5958 6932 Password: 591531 Call into the meeting by dialing: 253-205-0468 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. APPROVAL OF MINUTES Approve previous meeting minutes 4. AUDIENCE COMMENTS S. PUBLIC HEARINGS 6. NEW BUSINESS Design Review after House Bill 1293 Election of Officers for 2024 Appreciation of Lauri Strauss and Joe Herr's Service on the ADB 7. UNFINISHED BUSINESS 8. CHAIR COMMENTS 9. MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda December 11, 2023 Page 1 Architectural Design Board Agenda Item Meeting Date: 12/11/2023 Approve previous meeting minutes Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History Staff Recommendation Approve minutes from the September 28 meeting. Narrative Attachments: September 28, 2023 draft minutes Packet Pg. 2 CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting September 28, 2023 Chair Bayer called the hybrid meeting of the Architectural Design Board to order at 6:00 p.m. in the Brackett Room at City Hall, 121— 5th Avenue North, Edmonds, Washington. Board Members Present Kim Bayer, Chair Joe Herr Corbitt Loch (online) Steve Schmitz (online) Lauri Strauss (online) Board Members Absent Alexa Brooks, Vice Chair (excused) Maurine Jeude (excused) APPROVAL OF AGENDA The agenda was approved as presented. AUDIENCE COMMENTS None APPROVAL OF MINUTES Staff Present Mike Clugston, Senior Planner August 24 and 31, 2023 ADB Meeting Minutes MOTION MADE BY BOARD MEMBER HERR, SECONDED BY BOARD MEMBER STRAUSS, TO APPROVE THE MINUTES AS PRESENTED. Board Member Loch recommended any action on the minutes be deferred to a future ADB meeting since the public had not had a chance to review them due to technological issues. Chair Bayer agreed with moving those to a later date since she also had some issues with looking at the August 31 meeting minutes. Architectural Design Board Meeting Minutes of Regular Meeting September 28, 2023 Page 1 of Packet Pg. 3 BOARD MEMBER STRAUSS MOVED, BOARD MEMBER LOCH SECONDED, TO AMEND THE MOTION TO TABLE APPROVAL OF THE MINUTES UNTIL THE NEXT MEETING. MOTION PASSED UNANIMOUSLY. THE MAIN MOTION AS AMENDED WAS APPROVED. PUBLIC HEARINGS Lapse of Application for Design Review of 627 Dayton Apartments (PLN2022-0089) Senior Planner Mike Clugston reviewed details of this item. He explained that the application had lapsed and the Board needed to formally close the hearing. Board Member Herr expressed concern that they had inadvertently killed this project because they didn't want to hear both projects on the same night when the applicant was ready to them both. Mr. Clugston explained that ultimately, the applicant wasn't going to be able to get both permits done by November 14, 2023. Chair Bayer asked when the applicant would have had to put their application in to be vested. Mr. Clugston thought that the applicant submitted their application a couple weeks before the code was changed. Chair Bayer summarized that if they would have put their application in after the City Council changed the code, they would have been required to have the commercial on the first floor similar to 6d' and Main. Mr. Clugston agreed. Board Member Schmitz asked if there are any mechanisms in place to allow the applicant to extend their application window further than 12 months. Is it typical for permits to lapse after one year? Mr. Clugston explained this is a special kind of permit related to the design review. It is good for 180 days with a 180-day extension. The applicant took advantage of but it still didn't allow them enough time to get both processes done. Board Member Schmitz asked about communication with the applicant about the deadlines. Mr. Clugston reviewed the timeline. Chair Bayer recalled that the ADB was originally supposed to review both projects on the same night, but it was staff that decided to move one to September. Mr. Clugston was not sure but noted there had been a general desire to stagger them. Board Member Strauss commented that it is not the ADB's responsibility to make sure that everything gets done within the timeframe. They are working as hard as they can with the amount of time that they have. She wants to make sure they are making good decisions and giving the community time to respond on projects that they want to look at. She recalled that there were issues with the projects. She feels bad for the applicant, but it is not the ADBs responsibility to keep the application going. Chair Bayer clarified that she just learned that it was the applicant who requested the extension to September 28. MOTION MADE BY BOARD MEMBER STRAUSS, SECONDED BY BOARD MEMBER LOCH, TO CLOSE THE PUBLIC HEARING ON 627 DAYTON STREET. MOTION PASSED UNANIMOUSLY. Architectural Design Board Meeting Minutes of Regular Meeting September 28, 2023 Page 2 of 4 Packet Pg. 4 BOARD REVIEW ITEMS None BOARD DISCUSSION ITEMS Chair Bayer said she would like to have some discussion on the design standards process. She noted that the Planning Department has indicated that all this is coming down from the State. Mr. Clugston commented that they have known for a long time that the two-phase design review process needs to be changed. The State has subsequently come in and said through BB 1293 that cities can only have one meeting, and all standards must be clear and objective. Some of the standards are clear and objective, but not all are. By June 2025 cities have to adjust their codes accordingly. In early 2024, the Department of Commerce is supposed to come out with some guidance on all the recent house bills that were passed for middle housing, ADUs, and that sort of thing. Supposedly they will have model ordinances as part of that guidance. He has heard that if the City does not adopt its own standards by mid-2025, the model ordinance put out by Department of Commerce will take effect. Right now, staff is ramping up quickly to focus on the Comprehensive Plan over the next 15-16 months. He thinks staff will be able to also address some of these other things like the design code while the rest of the comprehensive planning process goes on. Due to staffing levels, he can't take on anything else until they get a few more employees hired. He thinks the first quarter of 2024 will be a better time to have this discussion. Chair Bayer asked what they have control over on the ADB board. She expressed concern about just sitting idle until the State dictates to them what they are supposed to be doing. Board Member Strauss commented that they have been talking for several years about changing how the ADB reviews projects. She is not sure where to go with the state mandates that are changing all of the thought that they have put into this. She noted she will be terming out at the end of the year so she won't be able to be a part of the process after that. She was hopeful they could get to a point where they could define something better for the ADB that would actually have more impact at the beginning of the design process. Board Member Herr noted he was also close to terming out. He wondered if Board Member Strauss would stay on if there was a way for that to happen. Board Member Strauss was not sure because she didn't feel like it would make a difference. She expressed frustration that they have been talking about this for years and nothing has happened. There was some discussion about terms being limited to two terms but also having a hard time finding replacements and getting a quorum. Board Member Herr asked if they should bring this up to City Council. Board Member Schmitz reiterated the frustration that things have not been moving very quickly. While they are waiting for state guidance, he wondered about having some workshops to discuss their thoughts on how to improve the process as members who have served on the Board. Board Member Strauss concurred. If they are only going to have one meeting, how can they make that work better and provide valuable information for the applicant. Board Member Schmitz also suggested looking at things like how they do introductions, how many projects they review in a night, and how long they give the applicant to speak versus the audience. Board Member Loch said it is a bit of a conundrum without staff support. There are limits to what they can achieve and still have it be of value long-term. He pointed out that if there is a loss of staff temporarily at the City, that also means salary saving. That could potentially mean there is money available to hire a consultant to Architectural Design Board Meeting Minutes of Regular Meeting September 28, 2023 Page 3 of 4 Packet Pg. 5 help the Board through these various steps with no additional budget impact. He encouraged staff to look into that. He has written design guidelines and processes and is happy to volunteer with that but he also doesn't want to waste any time at all. Mr. Clugston said he does not have any bandwidth to deal with it through the end of the year but he does like the workshop idea if they can squeeze it in with the upcoming holidays. He noted that it is a moving target with the State right now. He thinks the design checklist will go away but it could be useful to look at how that language could be incorporated into a standalone policy document. He will try to get a workshop type meeting together by the end of the year to revisit the ideas discussed. Chair Bayer wondered if it would be valuable for the ADB to have a joint meeting the Planning Board as they are reviewing the Comprehensive Plan. Mr. Clugston said it might make sense, but they will have to wait until they get closer to reviewing that element to see. Board Member Herr commented that it is not the cities that are the problem. The issue is with Snohomish County and King County. There is no reason it should take four years to get a short plat approved in the county. The City is getting caught up in these unintended consequences. Board Member Strauss said she would love to be a part of a workshop if they can get that scheduled before she leaves at the end of December. Board Member Herr will also be leaving at the end of the year, and he would be a valuable person to have there as well. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS None ADJOURNMENT The meeting was adjourned at 6:46 p.m. Architectural Design Board Meeting Minutes of Regular Meeting September 28, 2023 Page 4 of 4 Packet Pg. 6 Architectural Design Board Agenda Item Meeting Date: 12/11/2023 Design Review after House Bill 1293 Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History House Bill (HB) 1293 was passed by the state legislature during this year's legislative session and signed by Governor Inslee on May 8, with an effective date of July 23, 2023. The bill will impact both design review processes and standards in Edmonds and will require significant code revisions to both. For example, the current two-phase public hearing process for district -based design review will need to be eliminated because the new rules only allow one public meeting for a project. The City Council and Planning Board held a joint special meeting on June 14, 2023 to discuss the impacts of several of the housing and design review bills passed in 2023, including HB 1293 (meeting minutes as Attachment 6). A summary of HB 1293 is included as Attachment 1. The City's design review process chapters are included as Attachment 2 (some standards also exist in ECDC 20.11.030). Design guidance from the City's Comprehensive Plan is Attachment 3. The City's design standard handout and the design guideline checklist described in the code is Attachment 4. The design standards in Title 22 are included as Attachment 5. Staff Recommendation Compliance with HB 1293 will be an important component of the city's code modernization project, including updates to multifamily design standards, which will occur over the next year and a half. It is expected that the Department of Commerce will issue guidance regarding the implementation of HB 1293 in the first quarter of 2024. The purpose of the December 11 meeting is to review HB 1293 and discuss known issues with current design guidance and review processes. Staff would welcome any feedback the Board can provide regarding the strengths and weaknesses of the current standards and processes. Staff will work on the project as time allows prior to mid-2025 and consult the ADB at various points throughout the work program. Narrative Cities and counties are required to update their development regulations to comply with HB 1293 within six months of the completion of their next periodic comprehensive plan update (June 2025). A general overview is provided below. Packet Pg. 7 Design Review Local jurisdictions are required to update their development code to apply only clear and objective regulations to the exterior design of new development, except for designated landmarks or historic districts established under a local preservation ordinance. For the design review process, a clear and objective regulation: must include one or more ascertainable guidelines, standards, or criteria by which an applicant can determine whether a given building design is permissible under that development regulation; and • may not result in a reduction in density, height, bulk, or scale below the generally applicable development regulations for a development proposal in the applicable zone. Any design review process must be conducted concurrently, or otherwise logically integrated, with the consolidated review and decision process for project permits, and may not include more than one public meeting. Project Review During project review, local jurisdictions may only require pre -application conferences or a public meeting where otherwise required by state law. In addition, cities are encouraged to adopt project review provisions that ensure an objective review and expedite project permit applications for projects that include dwelling units that are affordable to low-income and moderate -income households. Attachments: Attachment 1 - HB 1293 summary Attachment 2 - ECDC 20.10 - 20.12 Design Review Processes Attachment 3 - Design Guidance from the 2020 Comprehensive Plan Attachment 4 - Design Review Handout and Design Guideline Checklist Attachment 5 - Design Standards ECDC Title 22 Attachment 6 - Council minutes June 14, 2023 Packet Pg. 8 FINAL BILL REPORT ESHB 1293 C 333 L 23 Synopsis as Enacted Brief Description: Streamlining development regulations. Sponsors: House Committee on Housing (originally sponsored by Representatives Klicker, Leavitt, Barkis, Jacobsen, Waters, Chapman, Reed and Graham). House Committee on Housing Senate Committee on Local Government, Land Use & Tribal Affairs Background: Growth Management Act. The Growth Management Act (GMA) is the comprehensive land use planning framework for counties and cities in Washington. The GMA establishes a wide array of planning duties for 28 counties, and the cities within those counties, that are obligated to satisfy all planning requirements of the GMA. These jurisdictions are sometimes referred to as fully planning under the GMA. Counties that fully plan under the GMA must designate urban growth areas (UGA), within which urban growth must be encouraged and outside of which growth may occur only if it is not urban in nature. Each city in a county must be included in a UGA. Fully planning jurisdictions must include within their UGAs sufficient areas and densities to accommodate projected urban growth for the succeeding 20-year period. Project Review. Before developing land, a developer must obtain permits from the local government that allow the development. These permits can include land use permits, environmental permits, building permits, and others, and are known as project permits. All counties and cities, including those not planning under the GMA, are required to combine the environmental review process with the project permit review process. When a fully planning county or city is reviewing a project, its comprehensive plan and This analysis was prepared by non partisan legislative staff for the use of legislative members in their deliberations. This analysis is not part of the legislation nor does it constitute a statement of legislative intent. House Bill Report - 1 - ESHB 1293 Packet Pg. 9 development regulations must serve as the basis for the project permit review. In determining if a proposed project is consistent with the comprehensive plan and development regulations, the county or city must consider the type of land use, the level of development or density proposed, and the availability of infrastructure needed to service the development. Fully planning counties and cities must comply with additional project permit processing requirements, including establishing an integrated or consolidated permit process. Counties and cities are encouraged to adopt project review provisions to provide prompt, coordinated review and ensure accountability to applicants and the public, including expedited review for project permit applications for projects that are consistent with adopted development regulations and within the capacity of systemwide infrastructure improvements. Counties and cities also must adopt procedures to monitor and enforce permit decisions and conditions and may require preapplication conferences or a public meeting by rule, ordinance, or resolution. Design Review. Design review is a formally adopted local government process by which projects are reviewed for compliance with design standards for the type of use adopted through local ordinance. Design review focuses on the appearance of new construction, site planning, and items such as landscaping, signage, and other aesthetic issues. A design element is an optional element of a comprehensive plan, and many jurisdictions have included design elements in their comprehensive plans. Summary: Design Review. Beginning six months after its next required periodic comprehensive plan update, a fully planning county or city may apply only clear and objective regulations to the exterior design of new development, except for designated landmarks or historic districts established under a local preservation ordinance. For the design review process, a clear and objective regulation: • must include one or more ascertainable guideline, standard, or criterion by which an applicant can determine whether a given building design is permissible under that development regulation; and • may not result in a reduction in density, height, bulk, or scale below the generally applicable development regulations for a development proposal in the applicable zone. Any design review process must be conducted concurrently, or otherwise logically integrated, with the consolidated review and decision process for project permits, and may not include more than one public meeting. Project Review. House Bill Report - 2 - ESHB 1293 Packet Pg. 10 During project review, counties and cities may only require preapplication conferences or a public meeting where otherwise required by state law. In addition, counties and cities are encouraged to adopt project review provisions that ensure an objective review and expedite project permit applications for projects that include dwelling units that are affordable to low-income and moderate -income households. Votes on Final Passage: House 94 3 Senate 49 0 (Senate amended) House 95 1 (House concurred) Effective: July 23, 2023 House Bill Report - 3 - ESHB 1293 Packet Pg. 11 Ch. 20.10 Design Review I Edmonds Community Development Code C Page 1 of 3 Sections: 20.10.000 20.10.010 20.10.020 20.10.030 20.10.040 20.10.045 20.10.000 Chapter 20.10 DESIGN REVIEW Purposes. Types of design review. Scope. Approval required. Optional pre -application. Augmented architectural design review applications. Purposes. In addition to the general purposes of the comprehensive plan and the zoning ordinance, this chapter is included in the community development code for the following purposes: A. To encourage the realization and conservation of a desirable and aesthetic environment in the city of Edmonds; B. To encourage and promote development which features amenities and excellence in the form of variations of siting, types of structures and adaptation to and conservation of topography and other natural features; C. To encourage creative approaches to the use of land and related physical developments; D. To encourage the enhancement and preservation of land or building of unique or outstanding scenic or historical significance; E. To minimize incompatible and unsightly surroundings and visual blight which prevent orderly community development and reduce community property values. [Ord. 3636 § 1, 2007]. 20.10.010 Types of design review. A. There are two types of design review: (1) general design review subject to the provisions of Chapter 20.11 ECDC, and (2) district -based design review subject to the provisions of Chapter 20.12 ECDC. District -based design review is applicable when an area or district has adopted design guidelines or design standards that apply specifically within that area or district. General design review applies to areas or properties that do not have specifically adopted design guidelines or standards. Projects may undergo either district -based design review or general design review, but not both. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 12 Ch. 20.10 Design Review I Edmonds Community Development Code Page 2 of 3 District -based design review applies to the following areas or districts: The downtown Edmonds business districts (BD zones) located within the downtown/waterfront activity center as shown on the city of Edmonds comprehensive plan map. 2. The general commercial (CG) zone located within the medical/Highway 99 activity center or the Highway 99 corridor as shown on the city of Edmonds comprehensive plan map. C. General design review applies to all areas of the city not specifically designated for district -based design review under subsection (B) of this section. D. The exemptions established pursuant to subsection (B) of this section shall apply to all types and phases of design review under this chapter and Chapters 20.11 and 20.12 ECDC. [Ord. 4299 § 46 (Exh. A), 2023; Ord. 3636 § 1, 20071. 20.10.020 Scope. A. Design review is intended to apply to all development, except for those developments specifically exempted from review under subsection (B) of this section. "Development" includes any improvement to real property open to exterior view, including but not limited to buildings, structures, fixtures, landscaping, site screening, signs, parking lots, lighting, pedestrian facilities, street furniture, use of open areas (including parks, junk yards, riding academies, kennels and recreational facilities), mobile home and trailer parks, whether all or any are publicly or privately sponsored. Exempt Development. The following types of development are exempt from design review: 1. Parks developed under a master plan approved by the Edmonds city council. 2. Permitted primary and secondary uses in RS - single-family residential districts. 3. Detached single-family homes or duplexes in RM - multiple residential districts. 4. Additions or modifications to structures or sites on the Edmonds register of historic places which require a certificate of appropriateness from the Edmonds historic preservation commission. 5. Fences that do not require a separate development permit. 6. Signs that meet all of the standards contained in Chapter 20.60 ECDC. 7. Underground utilities. [Ord. 3636 § 1, 2007]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 13 Ch. 20.10 Design Review I Edmonds Community Development Code C Page 3 of 3 20.10.030 Approval required. A. Development. Unless exempted under ECDC 20.10.020(B), no city permit or approval shall be issued for, and no person shall start, any development, or substantially change any development, until the development has received design review approval. B. Bond. The city may require that a bond be posted under Chapter 17.10 ECDC to ensure the satisfactory installation of site improvements. [Ord. 3636 § 1, 2007]. 20.10.040 Optional pre -application. The applicant may submit plans required under ECDC 20.02.002 as part of the complete application in preliminary or sketch form, so that the comments and advice of the architectural design board may be incorporated into the final plans submitted for application. [Ord. 3736 § 38, 2009; Ord. 3636 § 1, 2007]. 20.10.045 Augmented architectural design review applications. At the option of the applicant, an augmented ADB application to vest rights under the provisions of ECDC 19.00.025 may be submitted. Such applications may not be submitted in conjunction with the concept review provided for by ECDC 20.10.040. The application shall be processed in all respects as a regular application for review, but vesting rights shall be determined under the provisions of ECDC 19.00.025. The architectural design board shall not be required to, and shall not, consider the application of vesting rights or the interpretation of ECDC 19.00.025 and any appeal with respect thereto shall be taken only as provided in that section. [Ord. 3636 § 1, 2007]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by Code Publishing Company, A General Code Company. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 14 C Ch. 20.11 General Design Review I Edmonds Community Development Code Page 1 of 5 Chapter 20.11 GENERAL DESIGN REVIEW Sections: 20.11.010 Review procedure — General design review. 20.11.020 Findings. 20.11.030 Criteria. 20.11.040 Appeals. 20.11.050 Lapse of approval. 20.11.010 Review procedure -General design review. A. Review. The architectural design board (ADB) shall review all proposed developments that require a threshold determination under the State Environmental Policy Act (SEPA). All other developments may be approved by staff as a Type I decision. When design review is required by the ADB, proposed development shall be processed as a Type III -A decision. The role of the ADB shall be dependent upon the nature of the application as follows: 1. The ADB shall conduct a public hearing for the following types of applications: a. Applications that are not consolidated as set forth in ECDC 20.01.002(B). b. Applications that are consolidated as set forth in ECDC 20.01.002(B) but in which the ADB serves as the sole decision -making authority. c. Applications that are consolidated as set forth in ECDC 20.01.002(B) but in which all decision -making authority is exercised both by staff, pursuant to this chapter and Chapter 20.13 ECDC, and by the ADB. The ADB shall act in the place of the staff for these types of applications. 2. The ADB shall review proposed developments at public meetings without a public hearing and make recommendations to the hearing examiner to approve, conditionally approve, or deny proposals for developments that, although consolidated as set forth in ECDC 20.01.002(B), are not subject to a public hearing by the ADB under subsection (A)(1) of this section. The hearing examiner shall subsequently hold a public hearing on the proposal. 3. The ADB under subsection (A)(1) of this section and the hearing examiner under subsection (A)(2) of this section shall approve, conditionally approve, or deny the proposal. The ADB or hearing examiner may continue its public hearing on the proposal to allow changes to the proposal, or to obtain information needed to properly review the proposal. See ECC 3.13.090 regarding exemptions from review required by this chapter. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 15 C Ch. 20.11 General Design Review I Edmonds Community Development Code Page 2 of 5 4. Notwithstanding any contrary requirement, for a development in which the city is the applicant, the action of the ADB under subsection (A)(1) of this section and the hearing examiner under subsection (A)(2) of this section shall be a recommendation to the city council. B. Notice. Public notice by mail, posting or newspaper publication shall only be required for applications that are subject to environmental review under Chapter 43.21 C RCW, in which case notice of the hearing shall be provided in accordance with Chapter 20.03 ECDC. [Ord. 4154 § 14 (Att. D), 2019; Ord. 3736 § 39, 2009; Ord. 3636 § 2, 2007]. 20.11.020 Findings. The board shall make the following findings before approving the proposed development: A. Criteria and Comprehensive Plan. The proposal is consistent with the criteria listed in ECDC 20.11.030 in accordance with the techniques and objectives contained in the urban design chapter of the community culture and urban design element of the comprehensive plan. The city has the obligation to provide specific direction and guidance to applicants. The urban design chapter has been adopted to fulfill the city's obligations under Washington State case law. The urban design chapter shall be used to determine if an application meets the general criteria set forth in this chapter. In the event of ambiguity or conflict, the specific provisions of the urban design chapter shall control. B. Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, or a variance or modification has been approved under the terms of this code for any duration. The finding of the staff that a proposal meets the bulk and use requirements of the zoning ordinance shall be given substantial deference and may be overcome only by clear and convincing evidence. [Ord. 3636 § 2, 2007]. 20.11.030 Criteria. A. Building Design. No one architectural style is required. The building shall be designed to comply with the purposes of this chapter and to avoid conflict with the existing and planned character of the nearby area. All elements of building design shall form an integrated development, harmonious in scale, line and mass. The following are included as elements of building design: All exterior building components, including windows, doors, eaves, and parapets; 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level; 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and the design objectives of the comprehensive plan. This criterion is meant to The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 16 C Ch. 20.11 General Design Review I Edmonds Community Development Code Page 3 of 5 describe the entire building. All elements of the design of a building including the massing, building forms, architectural details and finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous. a. In multifamily (RM) or commercial zones, selections from among the following or similar features are appropriate for dealing with this criterion: Windows with architectural fenestration; ii. Multiple rooflines or forms; iii. Architecturally detailed entries; iv. Appropriate landscaping; v. The use of multiple materials; 5. All signs should conform to the general design theme of the development. B. Site Treatment. The existing character of the site and the nearby area should be the starting point for the design of the building and all site treatment. The following are elements of site treatment: 1. Grading, vegetation removal and other changes to the site shall be minimized to protect natural resources, limit disturbance of native soils, and encourage low impact development. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. 3. Landscape treatment shall be provided to buffer the development from surrounding property where conflict may result, such as parking facilities near yard spaces, streets or residential units, and different building heights, design or color. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. 5. Service yards, and other areas where trash or litter may accumulate, shall be screened with planting or fences or walls which are compatible with natural materials. 6. All screening should be effective in the winter as well as the summer. 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for planting in areas unsuitable for plant growth. 8. Exterior lighting shall be the minimum necessary for safety and security. Excessive brightness shall be avoided. All lighting shall be low-rise and directed downward onto the site. Lighting standards and patterns shall be compatible with the overall design theme. C. Other Criteria. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 17 C Ch. 20.11 General Design Review I Edmonds Community Development Code Page 4 of 5 Community facilities and public or quasi -public improvements should not conflict with the existing and planned character of the nearby area. 2. Street furniture (including but not limited to benches, light standards, utility poles, newspaper stands, bus shelters, planters, traffic signs and signals, guardrails, rockeries, walls, mail boxes, fire hydrants and garbage cans) should be compatible with the existing and planned character of the nearby area. [Ord. 4085 § 9 (Exh. A), 2017; Ord. 3636 § 2, 2007]. 20.11.040 Appeals. All design review decisions of the hearing examiner or the ADB are appealable to superior court in accordance with Chapter 36.70C RCW. [Ord. 4154 § 16 (Att. D), 2019; Ord. 3736 § 40, 2009; Ord. 3636 § 2, 2007]. 20.11.050 Lapse of approval. A. Time Limit. Unless the owner submits a fully completed building permit application necessary to bring about the approved alterations, or, if no building permit application is required, substantially commences the use allowed within 18 months from the date of approval, ADB or hearing examiner approval shall expire and be null and void, unless the owner files a fully completed application for an extension of time prior to the expiration date. For the purposes of this section the date of approval shall be the date on which the ADB's or hearing examiner's minutes or other method of conveying the final written decision of the ADB or hearing examiner as adopted are mailed to the applicant. In the event of appeal, the date of approval shall be the date on which a final decision is entered by the city council or court of competent jurisdiction. Time Extension. 1. Application. The applicant may apply for a one-time extension of up to one year by submitting a letter, prior to the date that approval lapses, to the planning division along with any other supplemental documentation which the planning manager may require, which demonstrates that he/she is making substantial progress relative to the conditions adopted by the ADB or hearing examiner and that circumstances are beyond his/her control preventing timely compliance. In the event of an appeal, the one- year extension shall commence from the date a final decision is entered in favor of such extension. 2. Fee. The applicant shall include with the letter of request such fee as is established by ordinance. No application shall be complete unless accompanied by the required fee. 3. Review of Extension Application. An application for an extension shall be reviewed by the planning official as a Type I decision (Staff decision - No notice required). [Ord. 3736 § 41, 2009; Ord. 3636 § 2, 2007]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 18 C Ch. 20.11 General Design Review I Edmonds Community Development Code Page 5 of 5 The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by Code Publishing Company, A General Code Company. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 19 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 1 of 8 Chapter 20.12 DISTRICT -BASED DESIGN REVIEW Sections: 20.12.005 Outline of process and statement of intent. 20.12.010 Applicability. 20.12.020 Design review by the architectural design board. 20.12.030 Design review by city staff. 20.12.070 Design guidelines, criteria and checklist. 20.12.080 Repealed. 20.12.090 Lapse of approval. 20.12.005 Outline of process and statement of intent. The architectural design board (ADB) process has been developed in order to provide for public and design professional input prior to the expense incurred by a developer in preparation of detailed design. In combination, Chapter 20.10 ECDC and this chapter are intended to permit public and ADB input at an early point in the process while providing greater assurance to a developer that his general project design has been approved before the final significant expense of detailed project design is incurred. In general, the process is as follows: A. Public Hearing (Phase 1). The applicant shall submit a preliminary conceptual design to the city. Staff shall schedule the first phase of the ADB hearing within 30 days of staffs determination that the application is complete. Upon receipt, staff shall provide full notice of a public hearing, noting that the public hearing shall be conducted in two phases. The entire single public hearing on the conceptual design shall be on the record. At the initial phase, the applicant shall present facts which describe in detail the tract of land to be developed noting all significant characteristics. The ADB shall make factual findings regarding the particular characteristics of the property and shall prioritize the design guideline checklist based upon these facts, the provisions of the city's design guideline elements of the comprehensive plan and the Edmonds Community Development Code. Following establishment of the design guideline checklist, the public hearing shall be continued to a date certain requested by the applicant, not to exceed 120 days from the meeting date. The 120-day city review period required by RCW 36.70B.080 commences with the application for Phase 1 of the public hearing. The 120-day time period is suspended, however, while the applicant further develops their application for Phase 2 of the public hearing. This suspension is based upon the finding of the city council, pursuant to RCW 36.7013.080, that additional time is required to process this project type. The city has no control over the length of time needed or taken by an applicant to complete its application. B. Continued Public Hearing (Public Hearing, Phase 2). The purpose of the continuance is to permit the applicant to design or redesign his initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. When the applicant has completed his design or redesign, he The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 20 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 2 of 8 shall submit that design for final review. The matter shall be set for the next available regular ADB meeting date. If the applicant fails to submit his or her design within 180 days, the staff shall report the matter to the ADB who shall note that the applicant has failed to comply with the requirements of the code and find that the original design checklist criteria approval is void. The applicant may reapply at any time. Such reapplication shall establish a new 120-day review period and establish a new vesting date. C. After completing the hearing process, the final detailed design shall be presented to the city in conjunction with the applicable building permit application. The city staffs decision on the building permit shall be a ministerial act applying the specific conditions or requirements set forth in the ADB's approval, but only those requirements. A staff decision on the building permit shall be final and appealable only as provided in the Land Use Petition Act. No other internal appeal of the staffs ministerial decisions on the building permit is allowed. [Ord. 4302 § 4 (Att. A), 2023; Ord. 3636 § 3, 20071. 20.12.010 Applicability. A. Downtown Business (BD) Zones. The architectural design board (ADB) shall review all proposed developments in the downtown business (BD) zones that require a threshold determination under the State Environmental Policy Act (SEPA) using the process set forth in ECDC 20.12.020. All other developments in the downtown business zones may be approved by staff as a Type I decision using the process set forth in ECDC 20.12.030. When design review is required by the ADB under ECDC 20.12.020, the application shall be processed as a Type III -A decision. B. General Commercial (CG) Zone. In the general commercial zone, the applicable design review process depends on the site and project -specific situation: Design review by the architectural design board is required for any project that includes buildings exceeding 75 feet in height as identified in ECDC 16.60.020. 2. If the project site is adjacent to or across the street from the IRS zone and an application contains a building greater than 35 feet in height, staff reviews the project and issues a Type II -A decision. Specific mailed notice requirements are provided in ECDC 20.03.002(D)(2). 3. Staff completes all other project design reviews as a Type I decision. 4. Preapplication Neighborhood Meeting. For proposals subject to a Type II -A or Type III -A review process, the applicant shall host a public preapplication neighborhood meeting to discuss and receive public comment on the conceptual proposal. The applicant shall provide notice of this meeting to all property owners and residents (including tenants of individual units within multifamily residential buildings) within 500 feet of the subject site by depositing written notice in the U.S. mail postage paid at least 14 calendar days in advance of the meeting to all persons and entities shown as having an ownership interest in the land records of Snohomish County. An affidavit of mailing shall be provided to the city by the applicant attaching its mailing list. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 21 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 3 of 8 While this meeting will allow immediate public response to the proposal in its conceptual form, comments submitted during this meeting are not binding to the applicant or staff. However, staff may make general recommendations to the applicant as part of the formal application based on the input from this meeting to the extent that said comments are consistent with the adopted provisions of the Edmonds Community Development Code and the comprehensive plan. As a courtesy, the applicant shall provide summary minutes of the meeting to all of those in attendance within two weeks of the date of the meeting. [Ord. 4302 § 4 (Att. A), 2023; Ord. 4154 § 15 (Att. D), 2019; Ord. 3736 § 42, 2009; Ord. 3636 § 3, 2007]. 20.12.020 Design review by the architectural design board. A. Public Hearing - Phase 1. Phase 1 of the public hearing shall be scheduled with the architectural design board (ADB) as a public meeting. Notice of the meeting shall be provided according to the requirements of ECDC 20.03.003. This notice may be combined with the formal notice of application required under ECDC 20.03.002, as appropriate. 1. The purpose of Phase 1 of the public hearing 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 contained within the design guidelines and this chapter. The ADB shall utilize the urban design guidelines and standards contained in the relevant city zoning classification(s), any relevant district -specific design objectives contained in the comprehensive plan, and the relevant portions of this chapter and Chapter 20.13 ECDC, to identify the relative importance of design criteria; no new, additional criteria shall be incorporated, whether proposed in light of the specific characteristics of a particular tract of land or on an ad hoc basis. 2. Prior to scheduling Phase 1 of the public hearing, the applicant shall submit information necessary to identify the scope and context of the proposed development, including any site plans, diagrams, and/or elevations sufficient to summarize the character of the project, its site, and neighboring property information. At a minimum, an applicant shall submit the following information for consideration during Phase 1 of the public hearing: a. Vicinity plan showing all significant physical structures and environmentally 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. Aerial photographs may be used to develop this information. b. Conceptual site plan(s) showing topography (minimum two -foot intervals), general location of building(s), areas devoted to parking, streets and access, existing open space and vegetation. All concepts being considered for the property should be submitted to assist the ADB in defining all pertinent issues applicable to the site. c. Three-dimensional sketches, photo simulations, or elevations that depict the volume of the proposed structure in relation to the surrounding buildings and improvements. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 22 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 4 of 8 3. During Phase 1 of the public hearing, the applicant shall be afforded an opportunity to present information on the proposed project. The public shall also be invited to address which design guidelines checklist criteria from ECDC 20.12.070 they feel are pertinent to the project. The Phase 1 meeting shall be considered to be a public hearing and information presented or discussed during the meeting shall be recorded as part of the hearing record. 4. Prior to the close of Phase 1 of the public hearing, the ADB shall identify the specific design guidelines checklist criteria - and their relative importance - that will be applied to the project during the project's subsequent design review. In submitting an application for design review approval under this chapter, the applicant shall be responsible for identifying how the proposed project meets the specific criteria identified by the ADB during Phase 1 of the public hearing. 5. Following establishment of the design guidelines checklist, the public hearing shall be continued to a date certain, not exceeding 120 days from the date of Phase 1 of the public hearing. The continuance is intended to provide the applicant with sufficient time to prepare the material required for Phase 1 of the public hearing, including any design or redesign needed to address the input of the public and ADB during Phase 1 of the public hearing by complying with the prioritized checklist. 6. Because Phase 1 of the public hearing is only the first part of a two-part public hearing, there can be no appeal of the design decision until Phase 2 of the public hearing has been completed and a final decision rendered. B. Continued Public Hearing - Phase 2. 1. An applicant for Phase 2 design review shall submit information sufficient to evaluate how the project meets the criteria identified by the ADB during Phase 1 of the public hearing described in subsection (A) of this section. At a minimum, an applicant shall submit the following information for consideration during Phase 2 of the public hearing: Conceptual site plan showing topography (minimum two -foot intervals), general layout of building, parking, streets and access, and proposed open space. b. Conceptual landscape plan, showing locations of planting areas identifying landscape types, including general plant species and characteristics. c. Conceptual utility plan, showing access to and areas reserved for water, sewer, storm, electrical power, and fire connections and/or hydrants. d. Conceptual building elevations for all building faces illustrating building massing and openings, materials and colors, and roof forms. A three-dimensional model may be substituted for the building elevation(s). If more than one development concept is being considered for the property, the submissions should be developed to clearly identify the development options being considered. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 23 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 5 of 8 An annotated checklist demonstrating how the project complies with the specific criteria identified by the ADB. g. Optional: generalized building floor plans may be provided. 2. Staff shall prepare a report summarizing the project and providing any comments or recommendations regarding the annotated checklist provided by the applicant under subsection (B)(1)(f) of this section, as appropriate. The report shall be mailed to the applicant and ADB at least one week prior to the public hearing. 3. Phase 2 of the public hearing shall be conducted by the ADB as a continuation of the Phase 1 public hearing. Notice of the meeting shall be provided according to the requirements of Chapter 20.03 ECDC. During Phase 2 of the public hearing, the ADB shall review the application and identify any conditions that the proposal must meet prior to the issuance of any permit or approval by the city. When conducting this review, the ADB shall enter the following findings prior to issuing its decision on the proposal: a. Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, or a variance or modification has been approved under the terms of this code for any duration. The finding of the staff that a proposal meets the bulk and use requirements of the zoning ordinance shall be given substantial deference and may be overcome by clear and convincing evidence. b. Design Objectives. The proposal meets the relevant district -specific design objectives contained in the comprehensive plan. c. Design Criteria. The proposal satisfies the specific checklist criteria identified by the ADB during Phase 1 of the public hearing under subsection (A) of this section. When conducting its review, the ADB shall not add or impose conditions based on new, additional criteria proposed in light of the specific characteristics of a particular tract of land or on an ad hoc basis. 4. Project Consolidation. Projects may be consolidated in accordance with RCW 36.70B.110 and the terms of the Edmonds Community Development Code. C. Effect of the Decision of the ADB. The decision of the ADB described in subsection (B) of this section shall be used by staff to determine if a project complies with the requirements of these chapters during staff review of any subsequent applications for permits or approvals. The staffs determination shall be purely ministerial in nature and no discretion is granted to deviate from the requirements imposed by the ADB and the Edmonds Community Development Code. The staff process shall be akin to and administered in conjunction with building permit approval, as applicable. Written notice shall be provided to any party of record (as developed in Phases 1 and 2 of the public hearing) who formally requests notice as to: Receipt of plans in a building permit application or application for property development as defined in ECDC 20.10.020; and 2. Approval, conditioned approval or denial by staff of the building permit or development approval. [Ord. 4302 § 4 (Att. A), 2023; Ord. 3817 § 10, 2010; Ord. 3736 §§ 43, 44, 2009; Ord. 3636 § 3, 2007]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 24 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 6 of 8 20.12.030 Design review by city staff. A. Optional Preapplication Meeting. At the option of the applicant, a preapplication meeting may be scheduled with city staff. The purpose of the meeting is to provide preliminary staff comments on a proposed development to assist the applicant in preparing an application for development approval. Submission requirements and rules of procedure for this optional preapplication meeting shall be adopted by city staff consistent with the purposes of this chapter. B. Application and Staff Decision. 1. An applicant for design review shall submit information sufficient to evaluate how the project meets the criteria applicable to the project. Staff shall develop a checklist of submission requirements and review criteria necessary to support this intent. When design review is intended to accompany and be part of an application for another permit or approval, such as a building permit, the submission requirements and design review may be completed as part of the associated permit process. 2. In reviewing an application for design review, staff shall review the project checklist and evaluate whether the project has addressed each of the applicable design criteria. Staff shall enter the following findings prior to issuing a decision on the proposal: a. Zoning Ordinance. That the proposal meets the bulk and use requirements of the zoning ordinance, including the guidelines and standards contained in the relevant zoning classification(s). b. Design Guidelines. That the proposal meets the relevant district -specific design objectives contained in the comprehensive plan. When conducting its review, city staff shall not add or impose conditions based on new, additional criteria proposed in light of the specific characteristics of a particular tract of land or on an ad hoc basis. [Ord. 4302 § 4 (Att. A), 2023; Ord. 3636 § 3, 20071. 20.12.070 Design guidelines, criteria and checklist. A. In conducting its review, the ADB shall use the design guidelines and design review checklist as contemporaneously adopted in the design guidelines. B. Additional Criteria. Design review shall reference the specific criteria adopted for each area or district. 1. Criteria to be used in design review for the downtown Edmonds business districts (BD zones) located within the downtown/waterfront activity center as shown on the city of Edmonds comprehensive plan map include the following: a. Design objectives for the downtown waterfront activity center contained in the Edmonds comprehensive plan. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 25 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 7 of 8 b. (Reserved). 2. Criteria to be used in design review for the general commercial (CG) zone located within the medical/ Highway 99 activity center or the Highway 99 corridor as shown on the city of Edmonds comprehensive plan map include the following: Design standards contained in Chapter 16.60 ECDC for the general commercial zone. b. Policies contained in the specific section of the comprehensive plan addressing the medical/ Highway 99 activity center and Highway 99 corridor. [Ord. 4302 § 4 (Att. A), 2023; Ord. 4299 § 47 (Exh. A), 2023; Ord. 3636 § 3, 2007]. 20.12.080 Appeals. Repealed by Ord. 4302. 20.12.090 Lapse of approval. A. Time Limit. Unless the owner submits a fully completed building permit application necessary to bring about the approved alterations, or, if no building permit application is required, substantially commences the use allowed within 18 months from the date of approval, ADB or hearing examiner approval shall expire and be null and void, unless the owner files a fully completed application for an extension of time prior to the expiration date For the purposes of this section, the date of approval shall be the date on which the ADB's or hearing examiner's minutes or other method of conveying the final written decision of the ADB or hearing examiner as adopted are mailed to the applicant. In the event of appeal, the date of approval shall be the date on which a final decision is entered by the city council or court of competent jurisdiction. Time Extension. 1. Application. The applicant may apply for a one-time extension of up to one year by submitting a letter, prior to the date that approval lapses, to the planning division along with any other supplemental documentation which the planning manager may require, which demonstrates that he/she is making substantial progress relative to the conditions adopted by the ADB or hearing examiner and that circumstances are beyond his/her control preventing timely compliance. In the event of an appeal, the one- year extension shall commence from the date a final decision is entered in favor of such extension. 2. Fee. The applicant shall include with the letter of request such fee as is established by ordinance. No application shall be complete unless accompanied by the required fee. 3. Review of Extension Application. An application for an extension shall be reviewed by the planning official as a Type I decision (Staff decision - No notice required). [Ord. 4302 § 4 (Att. A), 2023; Ord. 3736 § 46, 2009; Ord. 3636 § 3, 2007]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 26 C Ch. 20.12 District -Based Design Review I Edmonds Community Development Code Page 8 of 8 The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by Code Publishing Company, A General Code Company. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 27 Urban Design General. The man-made environment is an expression of human culture and reflects, in physical form, the social values of the members of the community. The manner in which the man-made elements are integrated into the natural environment helps create the community's special characteristics and contribute to the quality of life in Edmonds. The beauty and variety of the natural surroundings in Edmonds and the historical development of the City have combined to create an interesting and visually attractive community. Views, especially views from public corridors and public places, are an important community asset. However, unsightly development — of poor quality or design — does exist in the City. Aging buildings in some parts of the City can create an aesthetic problem if they are not maintained. Retaining historic buildings can positively reinforce the character of an area such as downtown. The strip type of development along Highway 99 has often resulted in economic underdevelopment of private properties that end up being aesthetically displeasing. Although utility wires are placed underground where new development takes place, overhead wires still exist in most of the older parts of the City where they interfere with views and create visual blight. Commercial signs contribute to the color and variety of community life as well as providing an important function but they may also create discordant and unsightly conditions where they are excessive or of poor design. Street landscaping has been utilized in the past on a limited basis. However, in many areas, parking lots, access roads, streets and buildings can be better integrated with the landscape. Urban Design Goals & Policies The general design objectives provided with this goal are intended to provide general guidance, while the subsequent design objectives (Goals B, C and D) for specific locations or situations are intended to supplement the general objectives and add more guidance for those specific situations. Each key goal in this element (or section) is identified by an alphabet letter (for example, "D"). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, "D.2") General Design Goal A. Design goals and objectives are intended to provide a set of tools for the City to use to guide future development to result in high quality, well -designed, and sensitive projects that reflect the values of the citizens of Edmonds. The goals and related objectives contained in this section are intended to: • improve the physical appearance and character of Edmonds, • improve retail and pedestrian circulation options, Community Culture and Urban Design 122 Packet Pg. 28 • improve business opportunities, • protect natural environments using sustainable design practices, • protect and enhance the residential character of Edmonds. General Design Objectives Design Objectives for Site Design. The development of parking lots, pedestrian walkways and landscaping features is an integral part of how a building interacts with its site and its surrounding environment. Good design and site planning improves access by pedestrians, bicycles and automobiles, minimizes potential negative impacts to adjacent development, reinforces the character and activities within a district and builds a more cohesive and coherent physical environment. A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety. A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian access and help define the street edge. Parking should be placed to the side and rear. A.3 Connections On- and Offsite. Design site access and circulation within and between sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to providing and improving connections to transit. A.4 Building Entry Location. Building entries should be configured to provide clear entry points to buildings, be oriented to pedestrian walkways/pathways, and support the overall intent of the streetscape environment. Space at the entry for gathering or seating is desirable for residential or mixed use buildings. A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and provide a common street frontage tieing each site to its neighbor. Setbacks should be appropriate to the desired streetscape, providing for transition areas between public streets and private building entries where a variety of activities and amenities can occur. A.6 Open Space. For residential settings, create green spaces to enhance the visual attributes of the development and provide places for interaction, play, seating, and other activities. A.7 Building/Site Identity. Improve pedestrian access and way -finding by providing variety in building forms, colors, materials and individuality of buildings. A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. Community Culture and Urban Design 123 Packet Pg. 29 E= A.9 Lighting. Provide adequate and appropriate illumination in all areas used by automobiles, bicycles and pedestrians — including building entries, walkways, parking areas, circulation areas and other open spaces — to support activity and security. A.10 Signage. Encourage signage that provides clear information and direction for properties and businesses while preventing the streetscape from becoming cluttered. Encourage the use of graphics and symbols in signage to support the city's emphasis on uniqueness and the arts. A.I I Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of utility systems using such features as landscaping, building forms, or integrated design. A.12 Integrating Site Features. Integrate natural landscape features and unique landforms — such as rocky outcroppings or significant trees — into site design whenever possible. A.13 Landscape Buffers. Use landscaping and/or other features such as fences to maintain privacy and create a visual barrier between incompatible uses. These buffering techniques should also be used to soften hard edges (such as the perimeters of parking lots) and reinforce pedestrian ways and circulation routes. Native plants and rain gardens should be promoted as alternatives to lawns and runoff retention areas. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms. A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale elements in building design and/or by subdividing building masses vertically or horizontally. A.16 Roof Modulation. Use roof forms to help identify different programs or functional areas within the building and support differentiation of building form and massing. Roof design, in combination with wall modulation, can allow for additional light to enter buildings or pedestrian spaces. A.17 Wall Modulation. Variation in materials, decorative elements, or other features should be employed to support pedestrian scale environments and streetscapes, or to help break up large building masses to keep in scale with the surrounding environment. Community Culture and Urban Design 124 Packet Pg. 30 N= Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Facade Design. Encourage building facades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a facade, as well as provide light and air to the building interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building facades to help define the scale and style of the structure. Variation in facade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Urban Design Goals & Policies for Specific Areas In addition to the general design goal and objectives described above under Goal A, supplemental design objectives are outlined below for specific areas or districts within the city. Each key goal in this element (or section) is identified by an alphabet letter (for example, "D"). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, "D.2") Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. Community Culture and Urban Design 125 Packet Pg. 31 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. B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. 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 beach areas. hi 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. 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. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. 1 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4' Community Culture and Urban Design 126 Packet Pg. 32 Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building facades should respect and echo historic patterns along downtown pedestrian streets. B.11 Building Fagade. Provide a human scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Urban Design Goal C: Highway 99 Corridor. Additional Design Objectives for the Highway 99 Corridor should support its function as a locus of commercial and potential mixed use activity, building on the availability of multiple forms of transportation and its proximate location to surrounding neighborhoods. C.1 General Appearance and Identity. Design of buildings and spaces along Highway 99 should encourage a feeling of identity associated with different sections of the highway. C.2 Site Design. Site design should allow for vechicular access and parking as well as safe access and circulation for pedestrians. Whenever possible, sites should provide connections between adjacent businesses and between businesses and nearby residential neighborhoods. C.3 Landscaping and Buffering. Landscaping, fencing or other appropriate techniques should be used to soften the street front of sites and also used to buffer more intensive uses from adjoining less intensive use areas (e.g. buffer commercial from residential development). Urban Design Goal D: Neighborhood Commercial Areas. Design in neighborhood commercial areas should seek to support the function of the neighborhood center while paying close attention to its place within the neighborhood setting. Community Culture and Urban Design 127 Packet Pg. 33 D.1 Landscape and Buffering. Special attention should be paid to transitions from commercial development to surrounding residential areas, using landscaping and/or gradations in building scale to provide compatible development. Streetscape and Street Trees General. Trees are a valuable asset to the community.They help absorb stormwater, provide habitat for wildlife, clean pollution from the air, and give both summer shade and aesthetic pleasure. Trees on public property and within the right-of-way are a common feature of urban design. "Streetscape" is a term that refers to the street environment, often including pedestrian features, landscaping, lighting, pavement materials, and signage. The streetscape plays an important role in the livability and character of Edmonds. Public streets, with their associated walkways and pedestrian spaces, provide the places for people to interact with their neighbors, accommodate public events and commerce, promote human needs for enjoyment and exercise including arts and aesthetics, and can improve the ecological function of the city. When designed properly, the streetscape complements the urban design elements incorporated into the development of private property. A Streetscape Plan was developed in 2002 by the Parks, Recreation, and Cultural Services Department and updated in 2006. It focused on the public realm along streets, certain areas of the City such as the 4th Avenue Arts Corridor, Highway 99 International area, and downtown. The Streetscape Plan included a Street Tree Plan as an appendix. The Street Tree Plan has since been updated to reflect lessons learned about preferred tree species in certain locations. The Street Tree Plan provides guidance to the City in selecting and maintaining street trees in specific areas. In 2011, the City adopted a `Complete Streets' program that prioritizes accommodating the needs of all users — including pedestrians, bicyclists, transit and individual vehicles — in transportation projects The intent is to create safe environments for people of all ages and abilities while improving transportation options and connections between the City's destinations and centers of activity. A complete streets approach can improve the ability of residents and visitors to experience the City in a variety of ways while improving environmental quality, enhancing economic activity, and promoting healthy lifestyle. Where feasible, street trees or other landscaping located between the travel lane and the sidewalk can improve the pedestrian experience. This section has a key goal and several policies specifically related to streetscape and street trees within the public right of way. Streetscape and Street Trees Goals & Policies Each key goal in this element (or section) is identified by an alphabet letter (for example, "D"). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, "D.2") Community Culture and Urban Design 128 Packet Pg. 34 Streetscape and Street Trees Goal A. Enhance the public realm through streetscape and street tree choices. A.1. Encourage improvements to streets that link parks, open spaces, recreation centers, employment centers, and transportation nodes. A.2. Balance the need for short-term parking for shoppers and loading for businesses with the need for pedestrian -oriented design, especially downtown. A.3. As opportunities arise, provide for sustainable streetscapes that can enhance the natural environment, help ensure safety, and complement the characteristics of the neighborhood or district in which they are located. A.4. Promote the planting and maintenence of landscaping and street trees to enhance City gateways and connections; strengthen the character and identify of downtown and other retail/commercial centers; and improve the pedestrian environment. A.5. Seek to maintain and retain existing healthy trees in the rights -of -way without sacrificing public safety or public infrastructure or allowing a hazard or nuisance A.6. Selecting and managing trees for planting in the public rights -of -way should be based on a variety of factors, such as aesthetics, view corridors, safety, maintenence, size, spacing, longevity, location, utilities, and adaptability to the regional environment. Implementation Actions Implementation actions are steps that are intended to be taken within a specified timeframe to address high priority Streetscape and Street Tree goals. The actions identified here are specifically called out as being important, but are not intended to be the only actions or measures that may be used by the City. Action 1: Develop an update to the Street Tree Plan by the end of 2018. Action 2: Develop an Urban Forest Management Plan by the end of 2018. Community Culture and Urban Design 129 Packet Pg. 35 INFORMATION FOR Design Review 'ne. I19- PLANNING & DEVELOPMENT PLANNING DIVISION 121 5th Avenue N P: 425.771.0220 www.edmondswa.qov WHERE CAN I FIND APPLICABLE DESIGN STANDARDS AND PROCESSES? Design guidance is found in both the City's Comprehensive Plan and the Edmonds Community Development Code (ECDC) and applies to general areas of the City or specific zoning districts. These documents and the others referenced below are available on the City's website at: (www.edmondswa.gov/government/department s/development services/planning division). 1. General and district -specific urban design goals, policies, and objectives are found in the Community Culture and Urban Design Element of the Comprehensive Plan (pgs. 122 — 127). 2. ECDC Title 16 — Zone Districts. Some zoning districts have specific design standards, particularly the Residential Multifamily (Chapter 16.30), the Community Business — Edmonds Way (Chapter 16.50), the General Commercial (Chapter 16.60), and the Westgate Mixed -Use (Chapter 16.100) zones. 3. ECDC Chapters 20.10 — 20.13. These chapters include standards and processes used in design review. a. Chapter 20.10 — Design Review b. Chapter 20.11 —General Design Review c. Chapter 20.12 — District -Based Design Review Form #P9 d. Chapter 20.13 — Landscaping Requirements 4. ECDC Title 22 — Design Standards. Specific design standards for the downtown business (BD) zones, the Westgate Mixed -Use District (WMU), and the Firdale Village (FVMU) zones. 5. Street Tree Plan. This portion of the Edmonds Streetscape Plan contains specific requirements for street tree installation in certain locations throughout the city. Other sections of the Edmonds Community Development Code that will affect the design of a project include: ECDC Chapter 17.50, off-street parking standards; ECDC Title 18, Public Works Requirements (including stormwater, streets and sidewalks, parking lot construction, etc.); ECDC Title 23, Tree and Critical Area code; ECDC Title 24, the Shoreline Master Program. ARE THERE DIFFERENT TYPES OF DESIGN REVIEW? Yes. The type of design review depends on the location of the project within the City. 1. District -based design review applies for projects located in: a. The Downtown Business zones (BD zones) located within the Downtown/Waterfront Activity Center. b. The General Commercial (CG) zone located within the Revised on 61712023 P Packet Pg. 36 Medical/Highway 99 Activity Center or the Highway 99 Corridor. 2. General design review applies to all other multifamily, business and commercial areas of Edmonds. WHO DOES THE REVIEW? Depending on the scope of the project, design review is done either by City staff or the Architectural Design Board (ADB). The ADB is composed of five design professionals and two lay citizens who review those projects where a threshold determination is required by the State Environmental Policy Act (SEPA); except, the ADB is only required to review projects that include buildings exceeding 75 feet in height in the CG zone. The ADB meets the fourth Thursday of the month at 6:00 p.m. in the Brackett Room, 3rd Floor, City Hall, 121 5t" Ave. N. The meeting is hybrid and also available on Zoom. All projects under the maximum height in CG and all those elsewhere in the City that do not require a SEPA determination are reviewed by city staff. WHAT IS THE PROCESS FOR GENERAL DESIGN APPROVAL? The following findings must be made by staff or the ADB when using general design review: • Criteria and Comprehensive Plan. The proposal is consistent with the criteria listed in ECDC 20.11.030 in accordance with the techniques and objectives contained in the Urban Design chapter of the Community Culture and Urban Design Element of the Comprehensive Plan. • Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, or a variance or modification has been approved under the terms of this code for any duration. Staff Review (Type I decision) Most commonly, staff completes design review as part of the building permit application review. The required application materials identified on Page 5 are submitted with the building permit application and staff reviews the project for design compliance while verifying compliance with height, setbacks, parking and other zoning criteria. In a limited number of instances, a separate design review application may be required. ADB Review (Type III -A decision) Upon submittal, staff will review the application for completeness; the contact person for the project will receive a letter indicating whether the application is complete and/or identifying any additional items or information that is required. Once complete, the application is reviewed for compliance with city codes, and the proposal is scheduled for an ADB meeting agenda. One week before the meeting, a staff report with recommendations and suggested conditions is sent to the ADB and the project contact. The ADB meeting is a public hearing with testimony taken from staff, the applicant, and interested citizens. Staff will present their report and the applicant then usually makes a presentation about the proposal. Citizens can comment on the proposal as well. After deliberation and consideration of the testimony presented, the Board will make a motion to approve the proposal, deny it, or approve the proposal with modifications or conditions. WHAT IS THE PROCESS FOR DISTRICT -BASED APPROVAL? The following findings must be made by staff when using district -based design review: Design Guidelines. The proposal meets the relevant district -specific design objectives contained in the Comprehensive Plan. Revised on 61712023 Page 2 of 7 Packet Pg. 37 Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, including the guidelines and standards contained in the relevant zoning chapter(s). The following findings must be made by the ADB when using district -based design review: Design Objectives. The proposal meets the relevant district -specific design objectives contained in the Comprehensive Plan. Design Criteria. The proposal satisfies the specific checklist criteria identified by the ADB during Phase 1 of the public hearing (see ECDC 20.12.020). Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, including the guidelines and standards contained in the relevant zoning chapter(s). Staff Review (Type I decision) As with general design review, staff usually completes district -based design review as part of the building permit application review. The required application materials identified on Page 5 are submitted with the building permit application and staff reviews the project for design compliance while verifying compliance with height, setbacks, parking and other zoning criteria. In a limited number of instances, a separate design review application may be required. Staff Review (Type II -A decision) For certain projects in the General Commercial (CG) zone, staff does the design review following public notification. If the proiect site is adjacent to or across the street from the RS zone and an application contains a building greater than 35 feet in height, then staff reviews the project and issues a Type II -A decision. ADB Review (Type III -A decision) The district -based review by the ADB involves a two-phase process developed in order to obtain public and design professional input prior to the expense incurred by a developer in preparation of detailed design. In general, the process is as follows: 1. Public Hearing (Phase 1). The applicant submits a preliminary conceptual design to the City. Staff schedules the first phase of the ADB hearing within 30 days of the application being found to be "complete." During Phase 1 of the public hearing, the ADB makes factual findings regarding the particular characteristics of the property and establishes a prioritized design guideline checklist based upon these facts, the provisions of the City's design guidelines, and elements of the Comprehensive Plan and the Edmonds Community Development Code. Following establishment of the design guideline checklist, the public hearing is continued to a date -certain (as requested by the applicant), not to exceed 120 days from the Phase 1 date. 2. Continued public hearing (Public Hearing, Phase 2). The purpose of the continuance is to allow the applicant time to further refine 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. When refinement or redesign is complete, it is resubmitted for final review; the review of this design is the subject of Phase 2 of the public hearing. This design must be submitted within 180 days of the Phase 1 meeting, or the two-step process must begin again as a new application. Revised on 61712023 Page 3 of 7 Packet Pg. 38 HOW DO I APPLY FOR DESIGN REVIEW? Depending on whether design review is by staff or the ADB, submit those materials identified on the "Design Review Application Checklist" (Page 5). Include those "Plan Elements" applicable to the type of application that are listed on Pages 6 — 7. All required application materials must be submitted through the MyBuilding Permit portal. The "Design Review Application Checklist" is intended to summarize all the information needed to allow the City to make a well- informed decision on an application. Additional materials may supplement the required application materials if they help to demonstrate a project's compliance with the applicable regulations. Some examples include: photographs of the site and surrounding area, architectural renderings, perspective drawings, or dimensional models, building material samples, etc. Please be aware that all application materials are public information and all exhibits submitted with a project become the property of the City and will not be returned. AFTER DESIGN REVIEW... Appeals Design review decisions may be appealed to Snohomish County superior court within 21 days of the issuance of the decision. Prior to Construction In those instances where design review is performed as a stand-alone review (not with a building permit application), building permits must be obtained from the Building Division prior to any construction. The building permit submittal must substantially agree with the approved design or the project may be subject to additional design review by the appropriate reviewing body or returned to the applicant for revision. Improvements As a result of your application, you may be required to make improvements, such as sidewalks, curbs, street trees or utilities undergrounding within the rights -of -way abutting your property. Refer to Title 18 of the Edmonds Community Development Code and/or consult with the City Engineering Division to determine if this is the case. Expiration of Approval Design approval is valid for eighteen (18) months from the date of approval. The approval shall expire and be null and void unless a building permit is applied for within that time. The permit holder may file a written extension request with the Planning Division prior to the approval's expiration, which may be granted by the City if circumstances warrant. Augmented Design Review and Optional Vesting Design review application and approval does not vest a project to the development regulations and fees in effect at the time of application or approval. At the option of the applicant, an augmented design review application to vest rights under the provisions of ECDC 19.00.030 may be submitted at the same time as the design review application. The application is processed like standard design review but vesting rights are determined under the provisions of ECDC 19.00.030. Revised on 61712023 Page 4 of 7 Packet Pg. 39 Desiqn Review Application Checklist APPLICATION ITEM ADB REVIEW STAFF REVIEW 1. CRITICAL AREA DETERMINATION. Do a Permit Record REQUIRED REQUIRED search through the City's website to see if there is a determination for the subject site current within the past five years. If not, apply for an initial or updated determination through the MBP portal. 2. APPLICATION. Through the MBP portal. REQUIRED REQUIRED (only if design review is proposed before and separate from the building permit application) 3. COVER LETTER. Describe how the proposal satisfies the REQUIRED REQUIRED applicable requirements and standards of the Comprehensive Plan and Edmonds Community Development Code. 4. FEE. According to the current fee schedule. REQUIRED REQUIRED S. ENVIRONMENTAL CHECKLIST (Handout P71). For REQUIRED MAY BE REQUIRED projects in CG zone, also Planned Action Checklist. Check with Planning 6. PROJECT PLANS. Plan Elements listed on pages 6 & 7 are REQUIRED REQUIRED required for new development proposals —smaller (SEE PAGE 6 FOR (SEE PAGE 6) projects may not require submittal of all Plan Elements GENERAL, PAGE 7 FOR listed. Contact Planning Division for specific requirements. DISTRICT -BASED) 7. PRELIMINARY CIVIL IMPROVEMENT PLANS REQUIRED REQUIRED 8. PRELIMINARY STORMWATER REPORT REQUIRED REQUIRED 9. TRAFFIC IMPACT ANALYSIS (Handout E82) MAY BE REQUIRED MAY BE REQUIRED Check with Engineering Check with Engineering Revised on 61712023 Page 5 of 7 Packet Pg. 40 C 10. LETTER FROM TRASH HAULER. Provide confirmation from REQUIRED REQUIRED the applicable trash hauler that the location and dimensions of the enclosure and/or staging area is acceptable. (See Handout E37) 11. ARBORIST REPORT. See ECDC 23.10.060. MAY BE REQUIRED MAY BE REQUIRED Check with Planning Check with Planning PLAN ELEMENTS FOR ALL STAFF AND ADB GENERAL REVIEW VICINITY PLAN Showing 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. VOLUME MODEL Photo simulations that depict the volume of the proposed structure(s) in relation to the surrounding environment. SITE PLAN Showing topography (minimum 2-foot intervals), general location of building(s), areas devoted to parking, streets and access, loading areas, mechanical equipment, trash/recycling location, and open space. Include preliminary height calculations, structural lot coverage, setback compliance, and parking compliance. LANDSCAPE PLAN Showing locations of planting areas identifying landscape types, including general plant species and characteristics, street trees, and the like. See ECDC 20.13. FLOOR PLANS Garage, floor and roof layouts. BUILDING ELEVATIONS Building elevations for all building faces illustrating building massing and openings, materials and colors, roof forms, and mechanical equipment. LIGHTING PLAN Photometric study of exterior lighting, including a lighting schedule with manufacturer, model number, type of lamp and wattage. Rendering of nighttime building appearance. M N 00 a� N 7 0 2 L w CU 3 d d _ 0 y d 0 N U d U m _ 0 _ T N W 0 0 _ x 3 d d T N d 0 a Revised on 61712023 Page 6 of 7 Packet Pg. 41 C PLAN ELEMENTS FOR ADB DISTRICT -BASED REVIEW Public Hearing — Phase 1 VICINITY PLAN Showing 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. VOLUME MODEL Photo simulations that depict the volume of the proposed structure(s) in relation to the surrounding environment. SITE PLAN Showing topography (minimum 2-foot intervals), general location of building(s), areas devoted to parking, streets and access, loading areas, mechanical equipment, trash/recycling enclosure and staging, and proposed open space. Include preliminary height calculations, structural lot coverage, setback compliance, and parking compliance. LANDSCAPE PLAN Showing locations of planting areas identifying landscape types, including general plant species and characteristics, street trees, and the like. See ECDC 20.13. FLOOR PLANS Garage, floor and roof layouts. BUILDING ELEVATIONS Building elevations for all building faces illustrating building massing and openings, materials and colors, roof forms, and mechanical equipment. Public Hearing — Phase 2 RESPONSE TO ADB CHECKLIST ITEMS An annotated cover letter demonstrating how the project complies with the specific design guideline checklist criteria identified by the ADB in Phase 1. SITE PLAN, LANDSCAPE PLAN, FLOOR PLANS, BUILDING ELEVATIONS Revised as necessary from Phase 1. LIGHTING PLAN Photometric study of exterior lighting, including a lighting schedule with manufacturer, model number, type of lamp and wattage. Rendering of nighttime building appearance. Note: This information should not be used as a substitute for City codes and regulations. The Edmonds Community Development Code (ECDC) may be viewed at www.edmondswa.gov. The applicant is responsible for ensuring compliance with the fees and regulations that are applicable at the time of submittal. If you have a specific question about a certain aspect of your project, please contact the Planning Division at 121 Fifth Avenue North, (425) 771-132,30 note that other local, state, and/or federal permits or approvals may be required. I Packet Pg. 42 C 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. The are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. Page 1 of 22 Revised by ADB 3l1/06 Packet Pg. 43 Considering the Site Edmond's Land Use Code sets specific, prescriptive rules that are applied uniformly for each land use zone throughout the city. There is little room in the Code's development standards to account for unique site conditions or neighborhood contexts. A project architect can read the Code requirements and theoretically design a building without ever visiting the site. However, to produce good compatible design, it is critical that the project's design team examine the site and its surrounding, identify the key design features and determine how the proposed project can address the guidelines' objectives. Because they rely on the project's context to help shape the project, the guidelines encourage an active viewing of the site and its surroundings. For a proposal located on a street with a consistent and distinctive architectural character, the architectural elements of the building may be key to helping the building fit the neighborhood. On other sites with few attractive neighboring buildings, the placement of open space and treatment of pedestrian areas may be the most important concerns. The applicant and the project reviewers should consider the following questions and similar ones related to context when looking at the site: ■ What are the key aspects of the streetscape? (The street's layout and visual character) ■ Are there opportunities to encourage human activity and neighborhood interaction, while promoting residents' privacy and physical security? ■ How can vehicle access have the least effect on the pedestrian environment and on the visual quality of the site? ■ Are there any special site planning opportunities resulting from the site's configuration, natural features, topography etc.? ■ What are the most important contextual concerns for pedestrians? How could the sidewalk environment be improved? ■ Does the street have characteristic landscape features, plant materials, that could be incorporated into the design? ■ Are there any special landscaping opportunities such as steep topography, significant trees, greenbelt, natural area, park or boulevard that should be addressed in the design? ■ Do neighboring buildings have distinctive architectural style, site configuration, architectural concept? Page 2 of 22 Revised by ADB 3/1/06 Packet Pg. 44 Design Guidelines Checklist This checklist is intended as a summary of the issues addressed by the guidelines. It is not meant to be a regulatory device or a substitute for the language and examples found in the guidelines themselves. Rather, it is a tool for assisting the determination about which guidelines are the most applicable on a particular site. A. Site Planning N/A Lower Priority Higher Priority 1. Reinforce existing site characteristics ❑ ❑ ❑ 2. Reinforce existing streetscape characteristics ❑ ❑ ❑ 3. Entry clearly identifiable from the street ❑ ❑ ❑ 4. Encourage human activity on street ❑ ❑ ❑ 5. Minimize intrusion into privacy on adjacent sites ❑ ❑ ❑ 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects) ❑ ❑ ❑ 7. Maximize open space opportunity on site (residential projects) ❑ ❑ ❑ 8. Minimize parking and auto impacts on pedestrians and adjoining property ❑ ❑ ❑ 9. Discourage parking in street front ❑ ❑ ❑ 10. Orient building to corner and parking away from corner on public street fronts (corner lots) ❑ ❑ ❑ B. Bulk and Scale N/A Lower Higher Priority Priority 1. provide sensitive transitions to nearby, less- ❑ ❑ ❑ intensive zones Page 3 of 22 Revised by ADB 3/1/06 Packet Pg. 45 C. Architectural Elements and Materials N/A Lower Priority Higher Priority 1. Complement positive existing character and/or respond to nearby historic structures ❑ ❑ ❑ 2. Unified architectural concept ❑ ❑ ❑ 3. Use human scale and human activity ❑ ❑ ❑ 4. Use durable, attractive and well -detailed finish materials ❑ ❑ ❑ 5. Minimize garage entrances ❑ ❑ ❑ D. Pedestrian Environment N/A Lower Priority Higher Priority 1. Provide convenient, attractive and protected pedestrian entry ❑ ❑ ❑ 2. Avoid blank walls ❑ ❑ ❑ 3. Minimize height of retaining walls ❑ ❑ ❑ 4. Minimize visual and physical intrusion of parking lots on pedestrian areas ❑ ❑ ❑ 5. Minimize visual impact of parking structures ❑ ❑ ❑ 6. Screen dumpsters, utility and service areas ❑ ❑ ❑ 7. Consider personal safety ❑ ❑ ❑ E. Landscaping N/A Lower Higher Priority Priority 1. Reinforce existing landscape character of ❑ ❑ ❑ neighborhood 2. Landscape to enhance the building or site ❑ ❑ ❑ 3. Landscape to take advantage of special site ❑ ❑ ❑ conditions Page 4 of 22 Revised by ADB 3/1/06 Packet Pg. 46 A-1: Responding to Site Characteristics The siting of buildings should respond to specific site conditions and opportunities such as non -rectangular lots, location on prominent intersections, unusual topography, significant vegetation and other natural features. Explanations and Examples Site characteristics to consider in project design include: 1) Topography • Reflect, rather than obscure, natural topography. For instance, buildings should be designed to "step up" hillsides to accommodate significant changes in elevation. • Where neighboring buildings have responded to similar topographic conditions in their sites in a consistent and positive way, consider similar treatment for the new structure. • Designing the building in relation to topography may help to reduce the visibility of parking garages. 2) Environmental constraints • Site buildings to avoid or lessen the impact of development on environmentally critical areas such as steep slopes, wetlands and stream corridors. 3) Solar orientation • The design of a structure and its massing on the site can enhance solar exposure for the project and minimize shadow impacts on adjacent structures and public areas. 4) Existing vegetation • Careful siting of buildings can enable significant or important trees or other vegetation to be preserved. 5) Existing structures on the site • Where a new structure shares a site with an existing structure or is a major addition to an existing structure, designing the new structure to be compatible with the original structure will help it fit in. A-2: Streetscape Compatibility The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way. Explanation and Examples The character of a neighborhood is often defined by the experience of traveling along its streets. We often perceive streets within neighborhoods as individual spaces or "rooms." How buildings face and are set back from the street determine the character and proportion of this room. Page 5 of 22 Revised by ADB 3/1/06 Packet Pg. 47 A-3: Entrances Visible from the Street Entries should be clearly identifiable and visible from the street. Explanation and Examples Entries that are visible from the street make a project more approachable and create a sense of association among neighbors. A-4: Human Activity New development should be sited and designed to encourage human activity on the street. Explanation and Examples Livelier street edges make for safer streets. Ground floor shops and market spaces providing services needed by residents can attract market activity to the street and increase safety through informal surveillance. Entrances, porches, awnings, balconies, decks, seating and other elements can promote use of the street front and provide places for neighborly interaction. Siting decisions should consider the importance of these features in a particular context and allow for their incorporation. Also, architectural elements and details can add to the interest and excitement of buildings and spaces. Elements from the following list should be incorporated into all projects. Projects in pedestrian oriented areas of the City should include an even greater number of these details due to the scale of the buildings and the proximity of the people that will experience them. ■ Lighting or hanging baskets supported by ornamental brackets ■ Belt courses ■ Plinths for columns ■ Kickplate for storefront window ■ Projecting sills ■ Tilework ■ Transom or clerestory windows ■ Planter box ■ Variations in applied ornament, materials, colors or trim. ■ An element not listed here, as approved, that meets the intent. Page 6 of 22 Revised by ADB 3/1/06 Packet Pg. 48 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. Th structural (permanently attached to and part of the buildin structural (attached to the building using a metal or other 1 To enhance the visibility of business signage retractable av encouraged and should be open -sided. Front valances are and signage is allowed on valances, but not on valance reb Marquee, box, or convex awning shapes are not permitted. should be located within the building elements that frame and should not conceal important architectural details. Awr also be hung just below a clerestory or "transom" window, Awnings on a multiple -storefront building should be consist character, scale and position, but need not be identical. No awnings should be constructed using canvas or fire-resistai materials. Shiny, high -gloss materials are not appropriate; uiereiure, vinyl or plastic awning materials are not permitted. Structural Awnings Page 7 of 22 Revised by ADB 3/1/06 Packet Pg. 49 should be designed to incorporate natural light. Artificial lighting should only be used at night. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged which result in a coordinated design while minimizing the size of individual signs. Blade or projecting signs which include decorative frames, brackets or other design elements are encouraged. This type of detail is consistent with the design elements mentioned above that enhance the interest of the area. Use graphics or symbols to reduce the need to have large expanses of lettering. Signage in the "Arts Center Corridor" defined in the Comprehensive Plan is required to include decorative sign frames or brackets in its design. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register or the Edmonds Register of Historic Places A-5: Respect for Adjacent Sites Buildings should respect adjacent properties by being located on their sites to minimize disruption of the privacy and outdoor activities of residents in adjacent buildings. Explanation and Examples One consideration is the views from upper stories of new buildings into adjacent houses or yards, especially in less intensive zones. This problem can be addressed in several ways. ■ Reduce the number of windows and decks on the proposed building overlooking the neighbors. ■ Step back the upper floors or increase the side or rear setback so that window areas are farther from the property line. ■ Take advantage of site design which might reduce impacts, for example by using adjacent ground floor area for an entry court. ■ Minimize windows to living spaces which might infringe on the privacy of adjacent residents, but consider comfort of residents in the new building. ■ Stagger windows to not align with adjacent windows. Page 8 of 22 Revised by ADB 3/1/06 Packet Pg. 50 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 5' fx".wD CA VIP Af4V l' ARE* 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: yam a2 5'f� A--Iy)w Z egff'w 6ARLF,V AREA /N (*_ 61- i) If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. Page 9 of 22 Revised by ADB 3/1/06 Packet Pg. 51 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 Place Parking located along a commercial street front where Holder 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. Page 10 of 22 Revised by ADB 3/1/06 Packet Pg. 52 B-1: Bulk, and Scale Compatibility Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to near -by, less intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived bulk, and scale between anticipated development potential of the adjacent zones. Explanation and Examples For projects undergoing Design Review, the analysis and mitigation of bulk and scale impacts will be accomplished through the Design Review process. Careful siting and design treatment based on the technique described in this and other design guidelines will help to mitigate some bulk and scale impacts; in other cases, actual reduction in the bulk and scale of a project may be necessary to adequately mitigate impacts. Design Review should not result in significant reductions in a project's actual bulk and scale. Bulk and scale mitigation may be required in two general circumstances: 1. Projects on or near the edge of a less intensive zone. A substantial incompatibility in scale may result from different development standards in the two zones and may be compounded by physical factors such a s large development sites, slopes or lot orientation. 2. Projects proposed on sites with unusual physical characteristics such as large lot size, or unusual shape, or topography where buildings may appear substantially greater in bulk and scale than that generally anticipated for the area. Factors to consider in analyzing potential bulk and scale impacts include: ■ distance from the edge of a less intensive zone ■ differences in development standards between abutting zones (allowable building width, lot coverage, etc.) ■ effect of site size and shape ■ bulk and scale relationships resulting from lot orientation (e.g. back lot line to back lot line vs. back lot line to side lot line) ■ type and amount of separation between lots in the different zones (e.g. separation by only a property line, by an alley or street, or by other physical features such as grade changes). Page 11 of 22 Revised by ADB 3/1/06 Packet Pg. 53 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: Page 12 of 22 Revised by ADB 3/1/06 Packet Pg. 54 ■ 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. In most cases, especially in the downtown commercial area, 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 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 Page 13 of 22 Revised by ADB 3/1/06 Packet Pg. 55 C 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 or disharmony with its neighbors. Conversely, commercial buildings which overly mimic residential styles might be considered inappropriate in some commercial neighborhoods. Often times, from an architectural design perspective buildings will convey a visually distinct base' and 'top'. A `base' can be emphasized by a different masonry pattern, more architectural detail, visible 'plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Other architectural features included in the design of a building may include any number of the following: ■ building modulation or articulation ■ bay windows ■ corner accent, such as a turret • garden or courtyard elements (such as a fountain or gazebo) ■ rooflines ■ building entries ■ building base Architectural details may include some of the following: ■ treatment of masonry (such as ceramic tile 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 i ■ detailed grilles and railings I �S ■ special trim details and moldings ■ a trellis or arbor M Page 14 of 22 Revised by ADB 3/1/06 Packet Pg. 56 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. Materials typical to the northwest include: Page 15 of 22 Revised by ADB 3/1/06 Packet Pg. 57 ■ 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 ■ adjacent blank walls without appropriate screening Page 16 of 22 Revised by ADB 3/1/06 Packet Pg. 58 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, i especially near sidewalks. Where blank walls are unavoidable they should receive design treatment to I t increase pedestrian comfort and interest. _ l Explanation and Examples A wall may be considered "large" if it has a blank surface r substantially greater in size than similar walls of neighboring buildings. The following examples are possible methods for treating F blank walls:,a ■ 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 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. Page 17 of 22 Ste: lighting fixture \ opaque glass medallion, windows` projecting cornice masonry belt course\ metal canopy recess Blank walls shall be treated with architectural elements to provide visual interest. Aa�� m '4- w 1/06 Packet Pg. 59 Explanation and Examples The following are examples of methods to treat retaining walls: ■ any of the techniques or features listed under blank walls above ■ terracing and landscaping the retaining walls ■ substituting a stone wall, rockery, modular masonry, or special material ■ locating hanging plant materials below or above the wall D-4: Design of Parking Lots Near Sidewalks Parking lots near sidewalks should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. Explanation and Examples The following examples illustrate some considerations to address in highly visible parking lots: Treatment of parking area perimeter ■ the edges of parking lots pavement adjacent to landscaped areas and other pavement can be unsightly and difficult to maintain. Providing a curb at the perimeter of parking areas can alleviate these problems. Security lighting ■ provide the appropriate levels of lighting to create adequate visibility at night. Evenly distributed lighting increases security, and glare -free lighting reduces impacts on nearby property. Encroachment of cars onto the sidewalk without wheel stops or a low wall, parked cars can hang over sidewalks. One technique to protect landscaped and pedestrian areas from encroachment by parked cars is to provide a wide wheel stop about two feet from the sidewalk Another technique is to widen a sidewalk or planting bed basically "building in" a wheel stop into the sidewalk or planting bed. This is more durable than wheel stops, does not catch debris and reduces tripping hazards. Signs and equipment ■ reduce sign clutter by painting markings on the pavement or by consolidating signs. Provide storage that is out of view from the sidewalk and adjacent properties for moveable or temporary equipment like sawhorses or barrels. Screening of parking screening of parking areas need not be uniform along the property frontage. Variety in the type and relative amount of screening may be appropriate. screen walls constructed of durable, attractive materials need not extend above waist level. Screen walls across a street or adjacent to a residential zone could also include landscaping or a trellis or grillwork with climbing vines. screening can be designed to provide clear visibility into parking areas to promote personal safety. Page 18 of 22 Revised by ADB 3/1/06 Packet Pg. 60 D-5: Visual Impacts of Parking Structures The visibility of all at -grade parking structures or accessory -. ya parking garages should be minimized. The parking portion of a structure should be architecturally compatible with the rest ++'' of the structure and streetscape. Open parking spaces and !. carports should be screened from the street and adjacent properties. 01 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. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front, they should be situated and screened from view and should not be located in the pedestrian right-of-way. Explanation and Examples Unsightly service elements can detract from the compatibility of new projects and create hazards for pedestrians and autos. The following examples illustrate considerations to address in locating and screening service areas and utilities: ■ plan the feature in a less visible location on the site ■ screen it to be less visible. For example, a utility meter can be located behind a screen wall so that it is not visible from the building entrance. ■ use durable materials that complement the building ■ incorporate landscaping to make the screen more effective ■ locate the opening to the area away from the sidewalk. Page 19 of 22 Revised by ADB 3/1/06 Packet Pg. 61 ■ 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, y 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 3/1/06 Packet Pg. 62 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 ""f`°'""`Rw 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 grades. Several techniques are listed below. make the transition between ■ 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. Barrier -free Access Where wheelchair ramps must be provided on a street front, the ramp structure Page 21 of 22 Revised by ADB 3/1/06 Packet Pg. 63 might include a planting strip on the sidewalk side of the elevated portions of the ramp. Steep Topography Special plantings or erosion control measures may be necessary to prevent site destabilization or to enhance the visual qualities of the site in connection with a neighborhood improvement program. Boulevards Incorporate landscaping which reflects and reinforces . Greenbelt or Other Natural Setting ■ Minimize the removal of significant trees. ■ Replace trees that were removed with new trees. ■ Emphasize naturalizing or native landscape materials. ■ Retain natural greenbelt vegetation that contributes to greenbelt preservation. ■ Select colors that are more appropriate to the natural setting. On -site Vegetation ■ Retain significant vegetation where possible. ■ Use new plantings similar to vegetation removed during construction, when that vegetation as distinctive. Page 22 of 22 Revised by ADB 3/1/06 Packet Pg. 64 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 1 of 13 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, BD2, BD3, and BD4 downtown zones, except for multifamily buildings in the BD4 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. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 65 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 2 of 13 top base Buildings should convey a distinct base and top. bal The base can be emphasized by different material(s). 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 66 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 3 of 13 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. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. rn N T- 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible m from the adjacent sidewalk. y 3 O 3. Entrances shall be given a visually distinct architectural expression by one or more of the following = L elements: r= �a 3 a. Higher bay(s); °' a� b. Recessed entry (recessed at least three feet); c T .N C. Forecourt and entrance plaza. p T0er bay Buildings shall be oriented to the street. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 67 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 4 of 13 Entrances shall be given visually distinct expression. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.030 Ground level details. A. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. B. Standards. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; b. Medallions; C. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window; f. Projecting sills; g. Tile work; h. Transom or clerestory windows; i. Planter box; The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 68 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 5 of 13 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. Deft course !Power basket and ,flower H , 11 , madafbon 40 _ I�IIL�_J-I■ s+ff bulkhead wendow s+gn Ground floor details encourage visual interest along the ground level of buildings facing pedestrian streets. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.040 Awnings/canopies and signage. A. Intent. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 69 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 6 of 13 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. 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. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 70 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 7 of 13 J 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. 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. Retractable and open -sided awnings allow signage to be visible. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 71 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 8 of 13 Examples of projecting signs using decorative frames and design elements. Awning or canopy shapes: S Can dard Sox Co nwx Marquee The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 72 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 9 of 13 [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. A. Intent. To provide visual connection between activities inside and outside the building. B. Standards. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Ground level facades of buildings should have transparent windows between two to 10 feet above grade. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 73 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 10 of 13 Windows shall provide a visual connection between activities inside and outside the building, and therefore should not be mirrored or use darkly tinted glass. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. * Code reviser's note: Subsection (B)(4) of this section was formerly codified as ECDC 16.43.030(B)(10)(g) 22.43.060 Treating blank walls. A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; C. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 74 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 11 of 13 (ISMVV fixtwe ` opaque glass w W10SI Pwaing oo+nioe masarry befit aaurse metal canopy u-,.17 It Mank wags shay be treated w#h amJ*ctural e.1ements to provide visual interest Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.070 Building HVAC equipment. A. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. B. Standards. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 75 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 12 of 13 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. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 76 Ch. 22.43 Design Standards for the BD Zones I Edmonds Community Development Code Page 13 of 13 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 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 Community Development Code is current through Ordinance 4302, passed May 23, 2023. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by Code Publishing Company, A General Code Company. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 77 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 1 of 28 Chapter 22.100 FIRDALE VILLAGE SITE DESIGN STANDARDS Sections: 22.100.000 Applicability and goals. 22.100.010 Site design and planning. Cq 22.100.020 Architectural design. m 22.100.030 Pedestrian orientation, outdoor spaces and amenities. 22.100.040 Vehicular access and parking. _ 22.100.050 Site landscaping and screening elements. L 22.100.060 Signage. CU 22.100.070 Site lighting. 22.100.080 Safety issues. 22.100.090 Sustainable design. 0 22.100.100 Definitions. 0 Aerial view of existing Firdale Village site. 22.100.000 Applicability and goals. A. Applicability. The design standards in this chapter apply to all development within the Firdale Village MU zone, including the subdistricts contained within the larger zone. The design standards use imperative language such as "shall" and "must" to indicate high priority features and a strong directive toward satisfying the standards' intent. Words such as "should" and "may" indicate desirable conditions or elements that are strongly encouraged. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 78 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 2 of 28 B. Goals and Intent. The design standards will help to shape a neighborhood village form of development, a place of complementary uses within an aesthetically attractive, easily accessible and economically healthy environment. The guidelines and standards will be used to create an attractive, inviting environment for residential and commercial uses, with an emphasis on the needs of the pedestrian, including the needs of senior citizens, youths and physically challenged persons, but that is also accessible for vehicles. Development shall be located to facilitate transit and nonmotorized travel modes. On -site facilities that are convenient and attractive to pedestrians, bicyclists and vehicles are encouraged. The development will be designed to include the following uses, and will also evolve and change over time: Retail shops and stores, professional offices, restaurants, services, multiresidential and community -related outdoor areas and facilities. C. Project Vision. Scale and Form. The vision for Firdale Village is the creation of a vibrant neighborhood village development that demonstrates a balance between commercial, retail and residential uses and contributes to the vitality of the neighborhood and area. The project is intended to create an environment that is accessible and inviting to the pedestrian, visitor, tenant, motorist and public transit user. The project can also be an important example of a more sustainable form of development, one that incorporates sustainable design strategies and methods in many aspects of the project, from site design and construction to long-term water and energy efficiency. New development shall include pedestrian amenities that bring residents and customers to the development, including local shopping, services, offices, specialty retail, restaurants, and other related uses. Outdoor spaces shall function as social settings for a variety of experiences, while maintaining a human scale and ability for easy pedestrian circulation. [Ord. 3760 § 2 (Exh. A), 2009]. 22.100.010 Site design and planning. A. Intent. 1. The project design shall respond to special opportunities and constraints of the site, including solar orientation, changes in topography, preservation of existing trees as buffer, and opportunities for low -impact site design. 2. The project design shall take advantage of the southern solar orientation for multifamily residential orientation and outdoor courtyards as well as designing adequate usable open space and landscaped areas in both private residential and commercial subdistricts. The project should also respond to other local climatic and ecological context by incorporating the site's natural systems including significant trees, hydrology and geology into design solutions. 3. In general, the designer shall consider the site design as a whole in helping to create an inviting environment for residents, tenants and visitors. In order to clarify possibilities for sustainable design, goals for sustainability and green technologies shall be set in the initial stages of project design. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 79 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 3 of 28 B. Site Features. 1. Pedestrian Orientation. The project shall include a pedestrian orientation with public amenities, such as buildings with ground floor orientation to the streetscape and public spaces, pedestrian walkways, street trees, attractive landscaping, outdoor areas with seating and other amenities, and places for gathering. Additional amenities in public spaces such as fountains, sculpture or other forms of art are highly encouraged. (See pedestrian orientation section, ECDC 22.100.030, for more description.) The use of materials, color, texture, form and massing, proportion, public amenities, landscaping and vegetation along with mitigation of environmental impacts shall be incorporated in the design of the project with the purpose of supporting a human scale, pedestrian -oriented development. Large storefront windows, overhead metal canopy, lush landscaping and attention to detail help to create a strong pedestrian orientation. 2. Tree Retention. The project site plan shall retain the existing stand of evergreen trees at the north end of the site, to help serve as a buffer between the new buildings and the residential parcels bordering the project. Illustration depicting existing large trees on the site that act as buffer on north boundary of the site. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 80 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 4 of 28 C. Open Space - Design Intent. The project shall include a comprehensive open space network that uses courtyards and other open space elements to connect the residential and commercial uses. The design and layout of required plazas, courtyards and other public gathering spaces shall contribute to the overall sense of place and help attract pedestrian users to the development. The project shall be designed in such a way to allow some views into the public plazas and open space from Firdale Avenue, to help create an inviting and welcoming ambiance from outside the development. It is important to achieve a balance between creating inviting, usable public spaces and buffering noise and other traffic issues from Firdale Avenue. A more transparent configuration, that allows views from the street into the development, will also help create an inviting ambiance and make visible the pedestrian -friendly character of the development. 2. Open Space Requirements. Minimum open space requirement for the development: 20 percent of total site area. The minimum open space requirement may include all developed pedestrian areas including landscaped walkways, existing setback landscaping, plazas, courtyards and other passive open spaces in the commercial area. The calculation may also include open space for the residential uses. The calculation shall not include parking areas, driveways, or service areas. 3. Residential Open Space. Residential development shall include private open space or outdoor areas for residents. These areas shall be configured and designed so as to ensure privacy for residential uses while also providing linkages to the public open space components of the project. Seating areas shall be provided as an important part of the usable open spaces, and coordinated with landscaping, shaded areas, lighting and orientation to focal points. [Ord. 3760 § 2 (Exh. A), 2009]. 22.100.020 Architectural design. A. Design Intent. To create a unified design concept for the project that reflects the neighborhood village form of development, while allowing for some individual expression of each building. The massing, layout and individual design of each building shall be compatible with the architectural design of its on -site neighboring buildings, yet complement the neighborhood village character. In general, all aspects of the project, from landscaped open spaces to project signage should be well -designed and coordinated with the project as a whole. 1. Scale. The designers shall consider how the structure and site development will be viewed from the street and adjacent properties. Scale is not simply the size of the buildings, it is the proportion of buildings in relationship to each other, to the street and to the pedestrian environment. Because of the bowl -like topography, the larger scale buildings will be toward the side and rear of the site, with lower scale commercial buildings toward Firdale Avenue. 2. Form and Style. The objectives and standards do not set a particular style of architecture or design theme. The style and site design shall be pedestrian in scale and address design features such as distinctive building shapes; incorporation of a number of design elements on building facades, with particular focus on ground The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 81 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 5 of 28 floor; integration of art; interesting textures and patterns; treatment of public spaces; landscaping; and signage. Building forms shall not present visual mass or bulk impacts that are out of proportion to the adjoining structures, or that appear from the street or sidewalk as having unmodulated visual mass or bulk. Building additions should complement the original structure in design. .14L s4 Mixed -use development with variation in scale and height. Variety of retail facades, along with interesting storefronts, creates visual interest at the ground level. B. Architectural Character. 1. Building Siting and Orientation. a. Where feasible, primary commercial buildings shall be oriented to the street frontage to enliven the street edge as well as to maximize access from the public sidewalk. Because not all of the commercial space will be oriented towards Firdale Avenue, primary entrances may also be oriented to side streets or towards a rear courtyard as the site design warrants. b. All visible building frontages and ground floor commercial spaces shall be detailed with architectural elements. (See Building Facades, subsection (13)(3) of this section.) c. Commercial uses are located towards the front of the site, with orientation towards Firdale Avenue Residential uses are located towards the rear of the site to allow for greater privacy and buffering from street noise and activity. 2. Building Articulation. a. In order to prevent long stretches of monotonous facades, buildings over 100 feet in length as measured parallel to a roadway or public open space shall be vertically articulated along the facade at regular intervals. b. Articulation may be accomplished in several ways, including: Modulation - the stepping back of projection of a portion of the facade, including significant building elements such as balconies, porches, canopies, entry areas, etc., that visually break up the facade. Articulation can also be accomplished The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 82 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 6 of 28 through adding building focal points which include distinctive entry features, changing the roofline and changing materials. Mixed -use building with modulation of facade along with emphasis on development of ground floor retail uses. 3. Building Facades. a. Objectives. Building facades should be designed with a variety of architectural elements that suggest the buildings' use and provide visual interest to residents and pedestrians. Special focus shall be given to mass, scale roof forms and landscaping, with special attention to the ground floor of retail and commercial buildings. b. Street -Facing and Major Facade Elements. All major mixed -use, commercial and/or retail buildings within the development shall include decorative light fixtures, and decorative paving, and at least five of the following elements on the major facades, with at least five elements on the ground floor: i. Window and door treatments which embellish the facade. ii. Unique facade treatment, such as decorative materials and design elements. iii. Recessed entrances. iv. Balconies V. Railings, grill work, gates. vi. Unique landscaping. vii. Belt courses. viii. Decorative tile work. ix. Projecting metal and glass canopy. x. Clearstories over storefront windows. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 83 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 7 of 28 Building facade with emphasis on development of ground floor - with attention to building entry and other attractive facade detail including iron grill balconies above. Mixed -use building with large scale storefront windows helps to maximize transparency at ground level. Metal canopy, use of durable materials and lighting add to visual interest. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 84 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 8 of 28 Use of high -quality materials and decorative building details including exterior lighting and grill work add interest. Retail facade with emphasis on the ground floor and entry. Architectural detail includes large windows in storefront, large glass entry door, recessed entry, arched windows above, contrasting stone outlining entry, structural canopy above entry, large sign integrated into building facade, hanging blade sign to the left, and landscaped planters in front. C. Walls. Blank walls without visual or architectural interest shall be avoided. Buildings shall provide massing breaks along wall expanses and walls shall include visual or architectural treatments. Walls facing the sidewalk or other pedestrian spaces should be treated with recesses, landscaping, windows, seating, recessed secondary entrances, balconies, belt courses, cornices, and other means of breaking up the blank wall surface. d. Ground Floor Windows and Doors. Major commercial buildings should have at least 75 percent of the length of the ground floor facade between the height of two feet and seven feet devoted to windows and doors affording views into retail, office or lobby space. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 85 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 9 of 28 e. Transparent Facades. Major commercial building facades shall have a high degree of transparency into the first floor offices/retail to help create a more inviting ambiance. See subsection (B)(3)(d) of this section on ground floor windows and doors. Storefront design with a high degree of transparency from walkway or sidewalk. Building with large storefront windows, overhead canopy and large street trees. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 86 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 10 of 28 f. Upper Story Facades. Upper stories of buildings above two stories should maintain an expression line along the facade such as a setback, change of material, or a projection to reduce the perceived building mass. Upper -story features shall include but are not limited to balconies, roof decks, or bay windows. g. Long Buildings. Long buildings, more than 50 feet in length, shall provide relief to perceived building mass through such features as varied setbacks or heights, or projecting windows, entrances or walls. Long linear walls should be staggered horizontally and vertically to provide interest. h. Entrances. Building entrances should concentrate along the sidewalk and should be physically and visually inviting. Entrance doors should be recessed from the facade surface to emphasize the entrance and provide a sheltered transition to the interior of the building. Special paving treatments may be used to enhance the entry. i. Pedestrian Walkways. Pedestrian walkways should be a minimum of eight feet wide, and be landscaped appropriately. Wheelchair ramps shall be constructed between the sidewalk and building entrances. j. Building Facades Oriented Towards Residential Areas. Building facades facing north towards the single- family residential areas shall be designed to include elements to create an interesting architectural expression as opposed to blank walls. Elements shall include those associated with multifamily residences such as balconies, roof decks, or bay windows, along with modulation of building facades. 4. Materials and Color. a. Objectives. The buildings should include textured high -quality materials and colors and provide a visually interesting experience. Color shall be carefully considered in relation to the overall project design. Color and materials should highlight architectural elements such as doors, windows, fascias, cornices, lintels, sills and pedestrian amenities. b. Development and Design Standards. Building exteriors shall be constructed from high -quality and durable materials that will require minimal maintenance. Color. A harmonious range of colors shall be used on all buildings. Bright colors shall be used only for trim and accents. [Ord. 3760 § 2 (Exh. A), 20091. 22.100.030 Pedestrian orientation, outdoor spaces and amenities. A. Design Intent. The project should incorporate a network of well -designed, attractive pedestrian spaces throughout the project. The commercial area will feature various sizes of public spaces, completed with outdoor furnishings and amenities to help create a safe, inviting environment for visitors and residents. B. Pedestrian Connections. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 87 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 11 of 28 1. Attractive well -marked pedestrian links between parking and buildings shall be provided. The connections shall be designed to enhance pedestrian safety through clearly marked walkways across traffic lanes, landscaped areas and parking lots. 2. Where walkways cross driveways and traffic lanes, special features shall be used to increase safety for pedestrians. Potential features include raised or textured pavement to define the pedestrian space, raised curbs, curb extensions or low-level lighting such as bollard lights. 3. Pedestrian connections shall be provided between buildings with special focus on connections between residential and commercial areas. 4. Pedestrian connections shall include design cues to help demarcate the transition between public and private spaces. Design cues may include a change in materials, colors, landscaping or the dimensions of the space. 5. Illumination of walkways shall be concentrated along the pedestrian paths leading to parking areas and in the specific areas where cars are parked. 6. Walkways shall be landscaped where feasible. 7. The project shall include at least one pedestrian pathway through the parking area(s) to the main entrance from the street. C. Pedestrian Amenities - Commercial and Public Areas. 1. Pedestrian amenities such as street trees, landscaping, and seasonal flowers, benches, lighting, banners and possibly artwork shall be provided to create interest along walkways, courtyards and other pedestrian - oriented spaces. - r of Amenities including street trees, planted areas, canopies, wide sidewalks and street furniture emphasize the pedestrian orientation of the project. 2. All public open spaces, walkways, and sidewalks shall meet ADA standards. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 88 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 12 of 28 3. The addition of texture to the ground plane of sidewalks and plazas with unit pavers, bricks, tiles or public artwork is strongly encouraged. 4. Safe public walkways around and through parking areas shall be provided as an important part of the site layout and design. (See subsections (B)(1) through (6) of this section.) 5. Awnings, arcades, pergolas, and/or overhangs shall be provided to protect pedestrians from inclement weather whenever possible. 6. Pedestrian amenities and detailing of site furniture, lighting, paving, and site amenities shall be consistent throughout the development to help create a recognizable identity and image. 7. Separate areas should be provided for active and passive activities. 8. Residential buildings shall provide an easily accessible gathering space for building occupants and their guests. Examples include an upper level or rooftop patio area or an at -grade courtyard. D. Pedestrian -Oriented Spaces. 1. Mixed -use areas shall emphasize pedestrian orientation by incorporating features such as plazas, interior walkways, outdoor courtyards, outdoor seating areas, fountains, outdoor street furniture and other similar elements. 2. Outdoor Spaces. A variety of outdoor spaces shall be provided, including patios, courtyards, plazas and other landscaped open spaces, which shall be proportionate in size to the development. Courtyards. An outdoor covered or uncovered area easily accessible to the public at the same level as the public sidewalk or pedestrian connections, which should: (A) Be at least eight feet in width, with a building facade on at least one side; and minimum area of 100 square feet. (B) Be landscaped with groundcover, shrubs, trees or other landscaping over 25 percent of its area. The design should include seating, special paving material, pedestrian -scale lighting and other pedestrian furnishings. b. Plazas, Squares and Other Open Spaces. Public plazas and other gathering areas shall be provided to encourage community activity in open spaces, particularly at the edges that relate to building openings, natural features, or activities. Public plazas and gathering areas shall be of sufficient size to encourage passive gathering activity and permit permanent/temporary seating and shall incorporate other elements as described: The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 89 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 13 of 28 i. There shall be pedestrian linkages leading to and from the plazas to natural features and other pedestrian paths. ii. A plaza shall have an articulated edge (buildings, benches, landscaping, etc.) where feasible to provide visual interest and additional seating along the edges of the plaza where people may linger out of the pedestrian traffic flow. iii. Amenities shall be provided such as seating, lighting, plants, drinking fountains, distinctive paving, artwork, bicycle racks or structures (either open or covered), and such focal points as a sculpture or water feature. (A) Plaza Amenities. Minimum quantity of amenities for plazas shall include four main elements of the following: (1) Pedestrian -oriented seating; (2) Permanent landscaping elements including planting beds, large potted plants and other landscaping elements that add visual interest; (3) Outdoor lighting element (other than walkway lighting for safety); (4) Outdoor artwork or sculptures; (5) Outdoor fountains; (6) Information kiosks; (7) Trash receptacles. (B) Plaza Amenities. Additional elements that can be included above the minimum elements listed above: (1) Decorative clocks; (2) Special paving patterns or tree grates; (3) Bicycle racks; (4) Other amenities that meet the intent of providing high -quality, pedestrian -oriented usable space. iv. Pedestrian furniture for plazas, courtyards, walkways and other public spaces shall be made of durable, weather -resistant materials and can be reasonably maintained over an extended period of time. v. The quantity, type, placement and location of amenity elements shall contribute to a well- balanced mix of features that provide attractive, inviting, usable outdoor spaces. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 90 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 14 of 28 vi. Color, form and texture are integral to the overall design of the plaza. Design of the plaza shall incorporate some soft as well as hard surface areas (landscaped and special pavement areas). Courtyard space surrounding fountain with artwork, street furniture, trees and potted plants. c. Configuration and Linking of Outdoor Spaces. Where possible, smaller outdoor spaces including courtyards and plazas shall be designed to be adjacent to another outdoor space to increase the size and usability of outdoor spaces. Where possible, several outdoor spaces shall be linked to help create a mini -park or usable outdoor space, complete with landscaping, planters, pedestrian -oriented furnishings and other amenities. The intention is to provide both usable smaller outdoor spaces and larger plazas that can help to provide a larger, more park -like open space or public square that can be utilized for outdoor events, gatherings or community -type markets. Open area between buildings can be designed as usable outdoor space. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 91 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 15 of 28 Small courtyard outside restaurant, separated from adjacent open space by a low wall/fountain. Small courtyard Narrow courtyard for created by recessed dining can be created area in building. adjacent to restaurant. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 92 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 16 of 28 Open space courtyard adjacent to storefronts with fountain, seating stones, artwork and landscaping. d. Residential Balconies and Decks. Upper story decks and balconies as private open space shall also be incorporated for residential use. Balconies shall be appropriately scaled and incorporated into the overall design of the building. The designer shall consider environmental conditions such as sun, shade, and prevailing winds when designing outdoor spaces including courtyards, decks, balconies and other usable open spaces. E. Dedicated Public Meeting Space. The project should provide a public meeting room of not less than 500 square feet, with at least one wall with windows to the outside, within the commercial section of the project. Preferably, the room should be located adjacent to a courtyard or other usable public outdoor spaces or plazas, so as to be easily located and accessible to the public. The property manager/owner should provide access to the room on a reservation basis, and provide custodial service for the space on a regular basis. A restaurant or coffee shop may provide such a meeting room adjacent to a primary dining room as an amenity, and may determine rules of access and reservation of the space. [Ord. 3760 § 2 (Exh. A), 2009]. 22.100.040 Vehicular access and parking. A. Parking Layout and Design. Parking should be located on the sides, to the rear of projects or below grade with pedestrian connections between the parking areas and the commercial and/or residential buildings. 2. Building siting and parking design shall maximize opportunities for pedestrian and vehicular circulation between adjacent buildings or subdistricts, such as joint access easements and common driveways. The layout shall limit the conflict between pedestrians and cars to the greatest extent possible. B. Access Drives. Building siting and parking design shall maximize opportunities for shared parking, access entries and driveways in order to minimize the number of curb cuts. This will help to limit possible conflicts between pedestrians and vehicles entering and leaving the parking area. C. Vehicular Entrances and Driveways. The site plan shall allow a maximum of three access points from Firdale Avenue to the project. [Ord. 3760 § 2 (Exh. A), 2009]. 22.100.050 Site landscaping and screening elements. A. General Landscaping. Site landscaping shall be designed to achieve the project vision as described in ECDC 22.100.000(C). Trees and landscaping shall be incorporated into the site design in order to provide a more attractive overall pedestrian -oriented environment and to soften and screen the visual impact of hard surfaces The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 93 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 17 of 28 such as parking lots, service areas, walkways and gathering places. Outdoor furniture shall be compatible with the project architecture and shall be carefully considered as integral elements of the landscape. The combination of trees, planted areas, potted plants, and street furniture all work together to create an inviting, walkable environment. A range of landscape materials, trees, evergreen shrubs, groundcovers and seasonal flowers shall be provided for color and visual interest. 2. Trees should be placed to allow southern sun exposure in such a manner as not to conflict with pedestrian activity areas. (For this reason trees with a fine leaf texture are also preferred in the plaza.) 3. Planters or large pots with small shrubs and seasonal flowers may also be used to separate cafe seating from traffic flow and create protected subareas within the plaza for sitting and people -watching. 4. Creative use of plant materials such as climbing vines or trellises, and use of sculpture groupings, etc., are also encouraged. 5. Native and drought -tolerant plants shall be used where possible. A minimum of 20 percent of all landscaped areas should include native drought -tolerant plants. 6. Sun angle at noon and wind pattern shall be considered in the design of the open space and courtyards to maximize sunlight areas. 7. Recommended materials include: brick, concrete, unit pavers, tile, stone and wood (some seating). 8. No dumpsters or service areas shall be adjacent to open space. 9. Public restrooms should be located nearby in an accessible public space. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 94 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 18 of 28 Various forms of landscaping, including trees, planted areas, hanging plants, trellises and uses of potted plants, and site lighting, help to create an inviting and attractive ambiance within the development. A well -designed landscape plan will help to provide walkable connections and usable open space throughout the project. B. Landscaping - Parking Lots. 1. Parking areas shall be screened from pedestrian -oriented areas through the use of trees, shrubs, walls and/or trellis structures with plants. 2. Parking lots shall provide landscaping next to buildings and along walkways. Landscape beds within parking lots shall have a 90 percent ground coverage in five years. 3. Parking areas shall have at least one tree per every 10 parking stalls. C. Screening Elements. Intent: To minimize the negative visual impacts of service and storage elements (e.g., waste receptacles, loading docks) to the street and pedestrian environment. 1. On -Site Service Areas. All on -site service areas, loading zones, outdoor storage areas, garbage collection and recycling areas shall be located in an area not visible from public streets or important pedestrian areas of the site. These areas shall be enclosed and screened around their perimeter by a wall or fence at least seven feet high. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 95 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 19 of 28 2. Service elements shall be located and designed to minimize the impacts of the pedestrian environment and adjacent uses. Service elements should generally be concentrated and located where they are accessible to service vehicles and convenient for tenant use. 3. Roof -mounted mechanical equipment, meters and similar structures and other similar elements shall be located so as to not be visible from the street, public open space, parking areas, or from the ground level of adjacent properties. Screening features shall blend with the adjacent buildings and project as a whole. [Ord. 4085 § 19 (Exh. A), 2017; Ord. 3760 § 2 (Exh. A), 2009]. 22.100.060 Signage. A. 1. Design Intent. a. To encourage signage that is clear, attractive and of an appropriate scale for the project. b. To provide consistent design criteria for the entire project. c. To enhance the visual qualities of signage through the use of complementary sizes, colors and methods of illumination. d. To provide signage guidelines that meet commercial tenant needs. 2. General Signage. Types of signage fall into several categories: Tenant signs (large and small), site entry markers and identification signs, wayfinding signage, and environmental graphic design elements. B. Design Standards. 1. Signage must be of a high quality of design and materials, consistent with the design of the project. Signage shall be consistent throughout the project and always complement a building's character. M P.Je r.6r L M, kee we& i WIAn6 hontap The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 96 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 20 of 28 2. Signage shall be designed as an integral element of the building's architecture. Wall and blade signs shall not interfere with architectural details or disrupt the rhythm of windows. 3. Signage shall make a positive contribution to the overall visual character of the streetscape. Signs shall be appropriately sized with the scale of the building. Materials and colors used in the construction of signs shall be compatible with the overall design of the site. Retail entry, with hanging blade signs to left of entry. Storefront exhibits strong pedestrian orientation and attention to detail including recessed entry door, glass storefront, arched element over entry door, contrasting materials of storefront, structural canopy and landscape planters in front. 4. Signs may be fabricated of mixed media, including metal reverse -illuminated letters, suspended neon letters, illuminated individual letters, and signs etched or cut out of solid materials such as wood or brass and illuminated from behind. Mixed media sign above door. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 97 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 21 of 28 Retail sign with large individual letters above canopy. 5. Internally illuminated boxes with formed or painted lettering are not permitted. Large internally illuminated boxes that serve as monument signs are not permitted. 6. Instead, larger signs of wood or other nontransparent or translucent material are allowed that have exterior sources of illumination (as opposed to internal). Monument signs constructed from plastic or plastic - like material are not allowed. However, monument signs that provide primary development identification (project name) constructed from materials such as wood, metal or other durable materials are allowed. Monument sign on pedestal. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 98 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 22 of 28 Ground level monument sign constructed of solid material. 7. Wayfinding Signage. The project shall include a coordinated system of signs to aid in visitor orientation and navigation through the project. [Ord. 3760 § 2 (Exh. A), 2009]. 22.100.070 Site lighting. A. Objectives. Lighting shall be an integral part of all components of the development. Lighting shall contribute to the individuality, security and safety of the site design without having overpowering effects on the adjacent areas. Lighting is viewed as an important feature, for functional and security purposes, as well as to enhance the streetscape and public spaces. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 99 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 23 of 28 1. The design of light fixtures and their structural support shall be integrated with the architectural theme and style of the main structures on the site, and with landscaping. 2. Pedestrian scale lighting (maximum 15 feet height) and/or bollard lighting shall be used to define pedestrian walkways, connections and other pedestrian areas within the development. Decorative pedestrian scale lighting along walking near parking lots. Light fixture with hanging plants in front of storefront. 3. Along walkways, low-level lighting that directs light downward onto the ground surface is encouraged. The design of the fixtures shall be compatible with the overall design of the development, and shatterproof lamp coverings will be used. The fixtures will be placed to minimize glare and shall be located as to not present hazards for pedestrians or vehicles The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 100 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 24 of 28 4. All lighting shall be shielded from the sky and adjacent properties and structures, either through exterior shields or through optics within the fixture. Light shall not spill out onto surrounding properties or project above the horizontal plane. Warm lighting colors are encouraged. 5. Within parking lots, a minimum foot-candle of one at the perimeter of light sources and between light sources, and five under light fixtures, is recommended. Light shall not exceed one-half foot-candle at any property line. 6. Wall -mounted lights shall be directed downward. Soffit -mounted light fixtures shall be recessed in the soffit or otherwise fully shielded from any property line. Ground -mounted or other upward directional lighting will be permitted only where some form of shielding or light baffling is provided to create a soft, uniform light quality and minimize light spillage beyond the wall or sign being illuminated. [Ord. 3760 § 2 (Exh A), 2009]. 22.100.080 Safety issues. A. Intent. Visitors and residents should find that the development provides the best possible design to protect their personal safety and the safety of their property. The development shall consider safety issues in all aspects of design, with particular focus on safety of pedestrians within the development as well as links to transit and outside access to the development. B. Standards. 1. Architectural features should be used to provide weather protection and shade, as well as highlight building features and entries. 2. Landscaping and lighting shall be used to identify entrances, pathways, public spaces and bus stops 3. Lighting shall contribute to the overall safety of the development, and landscaping should incorporate safe -by -design standards. 4. Covered bus stops and waiting areas shall be included to provide pedestrians with outdoor areas sheltered from extreme weather conditions. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 101 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 25 of 28 [Ord. 3760 § 2 (Exh. A), 2009]. 22.100.090 Sustainable design. A. Incentive. In exchange for allowing four-story buildings for the multiresidential portion of the project, the development would be required to meet the requirements for at least a four -star rating of the Built Green of Washington program, or the LEED Gold Standard, with integration of sustainable design methods and technologies throughout the project. If the project does not include four-story buildings in the multifamily subdistrict, then the project must meet the requirements for at least a three -star rating of the Built Green of Washington program. Particular focus will be given to low -impact site design strategies, water efficiency and energy efficiency methodologies. B. Design Goals for Project. Incorporate goals for integration of sustainability at earliest stages of design process possible. Decide on projected levels of achievement for the project. For example: The project will achieve at least a four -star level of the Built Green of Washington program. 1. Site Design and Water Use. The proposed development will integrate low impact development techniques where feasible. For the purposes of this section, low impact development techniques shall include, but are not limited to, the following: the use of bioswales, green roofs, and open cell/vegetated pavers. "Reasonably feasible" shall be determined based upon the physical characteristics of the property and its suitability for the technique; cost alone shall not render the use of low impact techniques unreasonable or unfeasible. Additional techniques for strong consideration: Rainwater harvesting - for use in site irrigation and possibly toilet flushing for commercial uses. b. Utilization of water efficient fixtures throughout the project. 2. Energy Resources. Increase efficiency by maximizing equipment efficiency and using control strategies. Design to reduce energy and electricity consumption and eliminate unnecessary demand. Include use of alternative energy resources wherever possible. 3. Material Resources. Plan for long-term use by designing for adaptability, specifying durable materials and considering energy and maintenance needs. b. Select resource -efficient and recycled materials, where possible, that minimize environmental impact. C. Utilize wood from sustainable sources. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 102 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 26 of 28 d. Encourage recycling of waste with easy access recycling stations and pickup areas. e. Manage construction demolition and waste with a jobsite recycling plan. 4. Health and Indoor Air Quality. Utilize multiple strategies to limit emissions from materials. Select low VOC and nontoxic materials, paints and finishes. Pay special attention to residential units in selection of finishes and paints for low or no toxicity. Sustainable stormwater mitigation and site drainage system. Possible use of green roofs and other innovative technologies. [Ord. 4085 § 20 (Exh. A), 2017; Ord. 3760 § 2 (Exh. A), 2009]. 22.100.100 Definitions. This section will provide clarification of some of the specific terminology used within the guidelines. "Courtyard" means a landscaped space enclosed on at least three sides by a structure(s). The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 103 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 27 of 28 "Curb cut" means a depression in the curb for the purpose of accommodating a driveway that provides vehicular access between private property and the street (or ADA/bike crossing at street corners). "Facade" means any vertical exterior wall of a building. "Frontage" refers to the length of property along a public street or right-of-way. "Human scale" means the perceived size of a building relative to a human being. A building is considered to have "good human scale" if there is an expression of human activity or use that indicates the building's size. For example, traditionally sized doors, windows, and balconies are elements that respond to the size of the human body, and therefore are elements in a building that indicate a building's overall size. Landscaping. An area is considered to be landscaped if it is: Planted with vegetation in the form of hardy trees, shrubs, or grass or evergreen groundcover maintained in good condition; or occupied by sculpture, fountains, pools, benches, or other outdoor furnishings; or occupied by recreational facilities; or paved with decorative pavers or brick combined with any of the above items. Modulation. As used in the design guidelines, "modulation" is a stepping back or projecting forward of portions of a building face within specified intervals of building width and depth, as a means of breaking up the apparent bulk of a structure's continuous exterior walls. Pedestrian -Oriented Facade. A building facade is considered pedestrian -oriented if it features any of the following characteristics: A transparent window along at least 75 percent of the ground floor between the height of two feet and eight feet above the ground. 2. Frontage along a pedestrian -oriented space. "Pedestrian -oriented space" means an area between a building and a public space that promotes visual and pedestrian access to the site and provides pedestrian -oriented amenities and landscaping to enhance the public's use of the space for passive activities such as sitting, reading, picnicking, etc. A pedestrian -oriented space must have: 1. Visual and pedestrian access into the site from the public right-of-way; 2. Paved walking surfaces of either concrete or approved unit paving; 3. On -site or building -mounted lighting; 4. Seating comprised of at least two feet of seating area (bench, ledge, etc.), or one individual seat per 60 square feet of plaza area or open space. A pedestrian -oriented space is encouraged to have: Site furniture, amenities such as fountains, kiosks, artwork, and landscaping that does not act as a visual barrier. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 104 Ch. 22.100 Firdale Village Site Design Standards I Edmonds Community Development Code Page 28 of 28 "Vertical articulation" means visual division of a building's facade into distinct sections or elements to reduce the apparent horizontal length of the facade. [Ord. 3760 § 2 (Exh. A), 20091. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by Code Publishing Company, A General Code Company. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 105 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 40 Chapter 22.110 DESIGN STANDARDS FOR THE WMU - WESTGATE MIXED -USE DISTRICT Sections: 22.110.000 Purpose and intent. 22.110.010 Building types. 22.110.015 Design treatments. 22.110.020 Frontage types. 22.110.030 Green building construction and housing. 22.110.050 Circulation and parking. 22.110.070 Amenity space, open space, and green factor standards. 22.110.080 Public space standards. 22.110.090 Height bonus. 22.110.100 Green factor tools. 22.110.000 Purpose and intent. The core concept for the Westgate mixed -use district is to create a vibrant mixed -use activity center that enhances the economic development of the city and provides housing as well as retail and office uses to meet the needs of all age groups. This chapter seeks to retain key features of the area, including protecting the large trees and green surrounding hillsides, while increasing walkability and gathering spaces, such as plazas and open spaces. Important aspects of this chapter include: A. Protecting steep slopes is a key concept; B. Designing a landscape emphasis for the primary intersection; C. Creating a lively pedestrian environment with wide sidewalks and requirements for buildings to be placed close to the sidewalk; D. Landscaping the plazas, open spaces, and parking areas with required landscaped open space; E. Promoting a sustainable low -impact development with a requirement for bioswales, rain gardens, green roofs and other features to retain and infiltrate storm water; F. Providing workforce housing and increasing residential uses including small -sized dwelling units; G. Providing options for nonmotorized transportation linking new bike lanes into the city's larger system of bike lanes and extending sidewalks and pedestrian paths into the surrounding residential areas. [Ord. 3993 § 2 (Exh. 2), 2015]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 106 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page Development Code 40 22.110.010 Building types. A. Properties in the Westgate district have varying height limits depending on location and topography as identified in subsection (B) of this section and ECDC 22.110.090. Seven building types are allowed in the Westgate district, as listed below: Rowhouse: a series of two or more attached townhome apartments or condominiums with entrances facing the street or public way. 2. Courtyard: a cluster of apartment or condominium flats arranged to share one or more common courtyards. 3. Stacked dwelling: a primarily residential building with the building massing predicated on horizontal repetition and vertical stacking of residential units and which may include ancillary commercial uses (such as exercise or health facilities or convenience shopping or services) on the ground level. 4. Live -work: an integrated residential and working space designed to accommodate joint residential and work activity uses. 5. Loft mixed -use: a building that has vertical stacking of units organized on lobby, corridor, and elevator access, with greater height per floor on one or more floors to accommodate additional loft area within a unit. 6. Side court mixed -use: a building with retail or service uses located on the ground floor and office or residential uses above and including a side courtyard adjacent to the public realm. 7. Commercial mixed -use: a mixed -use building with retail and/or service uses on at least the ground floor, with additional commercial or residential uses above. B. Building Height. Building heights are described in terms of stories. Regardless of the number of stories specified, overall building heights in the Westgate mixed -use zone cannot exceed 25 feet for a two-story building, 35 feet for a three-story building, or 45 feet for buildings with four stories. Buildings may only include a fourth story if the building meets the criteria contained in ECDC 22.110.090. Notwithstanding other methods of calculating height elsewhere in the city, building height in the Westgate mixed -use zone is established by the finished grade at the street front, so that buildings may not use adjoining slopes to increase the average height of the building above the street front level. Figure 22.110.010.B illustrates building height limits and step -back requirements for buildings in the Westgate mixed -use zone. The only exception to these height limits is when a building contains an undivided retail space that is at least 15,000 square feet in size. When such a space is included on the ground floor of a building (such as for a grocery or drug store), then the overall building height may be increased by one foot for each foot that the first floor height exceeds 10 feet, up to a total of no more than five feet, to accommodate the additional ceiling height needed to accommodate the large retail use. A building that has taken advantage of this additional height may not have its retail space subdivided below the 15,000-square-foot minimum at any time during the building's lifetime. Figure 22.110.010.B. Building Height Limits and Step -Back Requirements The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 107 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 40 2 (? )� �J 3� 1 i � T� P28TH) PL S c3 J v N ep •\ �` Protected slope areas: 3' i See 22.110.070 yC44 3 IIi Protected slope areas: \\ See 22.110.070 3 `w _ .. a 1 2 r Step back any 3rd or 4`h floor P s development at least 30 feet Sw __ lli from intersection ROW 111iii _ �--L� 1i i / \ • Parcels eligible for potential 41h story height bonus. ® Parcels limited to three (3) stories in height. OParcels limited to two (2) stories in height. C. Building Locations. Setbacks established in ECDC 16.110.020 describe the minimum distances buildings must be placed from the SR 104 and 100th Avenue W rights -of -way. In general, buildings shall be located at or within 10 feet of the setback line so that the buildings can relate to each other, not stand in isolation, and help to define the adjoining open space and amenity spaces that will surround them. Exceptions may be granted as part of the design review process when it can be demonstrated that the proposed development will achieve these connectivity and space -shaping goals more effectively by allowing such an exception in light of the established building and circulation pattern; provided, that vehicle parking shall not be located so as to separate the building from the public street. D. Building Type Descriptions. The following describe the different building types and include diagrams indicating where each building type is allowed. Note that where descriptions and standards refer to "street," this is intended to refer to either an external street or an internal street or drive which provides secondary vehicular and pedestrian access within the overall development(s). Each building type is allowed only within specified locations within the Westgate mixed -use zone, as shown in Figure 22.110.010.D. Allowed uses per floor are specified in Table 22.110.010.D. Most properties have an option for more than one building type. Multiple buildings are allowed per site, so long as each building conforms with the building type locations specified in Figure 22.110.010.D. Figure 22.110.010.11). Building Type Locations The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 108 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page e Development Code 40 1. Rowhouse 2. Courtyard 3. Stacked Dwelling 4. Live -Work 5. Loft Mixed -Use 6. Side Court Mixed -Use 7. Commercial Mixed -Use The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 109 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page Development Code 40 Table 22.110.010.D. Table of General Allowed Uses by Floor for Each Building Type Building Type Residential Uses Office Uses Retail Rowhouse Any floor Not allowed Not allowed Courtyard Any floor Ground floor only Ground floor only Stacked Dwellings Any floor Ground floor only Ground floor only Live -Work Not ground floor Ground floor only Ground floor only Loft Mixed -Use Not ground floor Any floor Any floor Side Court Mixed -Use Not ground floor Any floor Ground floor only Commercial Mixed -Use Not ground floor Not ground floor Any floor 1 "Not ground floor" means the use may locate on any floor other than the ground floor of a building. Rowhouse. Rowhouse type diagram and allowed locations. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 110 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page Development Code 40 a. Description. A series of two or more attached dwellings with zero side yard setbacks located on a qualifying lot in the Westgate district as shown in Figure 22.110.010.D. b. Access. The primary entrance to each dwelling shall be accessed directly from and face the external street or sidewalk if feasible. Where dwellings are accessed from internal streets or circulation drives, then the primary entrance to each dwelling shall be accessed directly from and face the internal street or circulation drive. Parking and services shall be accessed from an internal street or alley or tuck -under parking. Parking entrances are allowed on an internal street if the garage entrance does not occupy more than one-half the building frontage. c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070 Usable outdoor amenity space shall be provided in conjunction with and related to the dwelling units at no less than 15 percent of the lot area. The outdoor space shall be of a regular geometry so that the space is usable for recreational or leisure use. d. Open Space. i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. ii. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. iii. A roof deck or green roof may only count as open space if it is accessible, and may not count toward more than 50 percent of the required open space. iv. Protected slope areas may also count as open space. e. Landscape. Landscape may be used to separate a front yard from the front yards of adjacent units or buildings. Any front yard trees shall be of porch scale where adjacent to the porch (at maturity, no more than 15 feet tall) except at the margins of the lot and as a part of the frontage landscaping at the The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 111 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page Development Code 40 street sidewalk interface, where they may be of house scale (no more than 30 feet tall at the maturity of the tree). In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. f. Building Design and Massing. Buildings on corner properties adjacent to streets shall be designed with a main facade and a secondary facade to provide street frontage on all streets. In a three-story building, a townhouse dwelling may be stacked over a ground floor flat. In this case, the flat shall be accessed by its own front doors at the street and the townhouse dwelling shall be accessed by a separate front door and an internal stair. In a two-story building, the rowhouse consists of a townhouse dwelling that is accessed from the street and faces the street, or residential flats that each have a street entry. Rowhouse buildings shall comply with ECDC 22.110.015(A)(1), Massing and Articulation, (3), Ground Level Details, and (5), Treating Blank Walls, design treatments specified in ECDC 22.110.015. 2. Courtyard. 6wlC Courtyard type diagram and allowed locations. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 112 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page Development Code 40 il 14 E� a. Description. A cluster of dwelling units arranged in one or more buildings to share one or more common courtyards. The individual units may be any combination of rowhouses or flats or stacked flats. The courtyard is private space that is adjacent to the public realm and may provide access to tuck -under parking. Courtyard building types may house ground floor commercial/flex uses. b. Access. The main entry to each ground floor dwelling shall be directly off a common courtyard or directly from a street. Access to commercial uses shall be directly from a street. Access to second -story units may be through an open or open roofed stair. iii. Parking shall be accessed through an alley or interior street if present. c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070. Sites shall be designed to provide usable amenity space with a total area of not less than 15 percent of the lot. A central courtyard and/or multiple separated or interconnected courtyards, plazas and courtyards may be included in the cumulative total area only if they are accessible to the public. In a project with multiple courtyards, at least two of the courtyards shall conform to the patterns below: Optimal court dimensions are a minimum of 40 feet when the long axis of the court is oriented east/west and a minimum of 30 feet when the court is oriented north/south. In 40-foot-wide courts, the frontages allowed within the applicable zone are permitted on two sides of the court; they are permitted on one side of a 30-foot-wide court. d. Open Space. i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 113 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page Development Code 40 ii. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. iii. A roof deck or green roof may only count as open space if it is accessible, and may not count toward more than 50 percent of the required open space. iv. Protected slope areas may also count as open space. V. Courtyards shall be connected to the public way and/or to each other. Connecting spaces shall be at least 10 feet wide. e. Landscape. Landscape shall not be used to separate a front yard from the front yards on adjacent lots. Front yard trees shall be of porch scale where adjacent to the porch (at tree's maturity, no more than 15 feet tall) except at the margins of the lot and as a part of the frontage landscaping at the street sidewalk interface, where they may be of house scale (no more than 30 feet tall at the maturity of the tree). In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. f. Building Design and Massing. i. Entrance doors and living spaces (great room, dining, living, family) should be oriented toward the courtyard and exterior street. Service rooms may be oriented toward the side yard, rear yard or alley. ii. No exterior arcade shall encroach into the required minimum width of the courtyard. iii. Stoops up to three feet in height may be placed above below -grade parking. g. Building Size and Massing. Buildings shall be composed of flats and rowhouses alone or in combination. ii. Units may be repetitive or unique in design. iii. Buildings shall be composed of one-, two-, or three-story masses, each using design features such as combinations of materials, windows or decorative details to suggest smaller -scale 30-foot- wide individual residential masses iv. The building is not required to appear to be one building. Courtyard buildings shall comply with ECDC 22.110.015(A)(1), Massing and Articulation, (2), Orientation to Street, (3), Ground Level Details, and (5), Treating Blank Walls, design treatments specified in ECDC 22.110.015. 3. Stacked Dwellings. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 114 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 1 40 Stacked dwellings type diagram and allowed locations. a. Description. Stacked dwellings are predicated on horizontal repetition and vertical stacking of units organized on lobby, corridor, and stairs or elevator access. These buildings may be used for ancillary nonresidential commercial uses (such as exercise or health facilities or convenience shopping or services) on the ground level only. b. Access. The primary entrance to each dwelling shall be accessed through a lobby accessible from the street. ii. Interior circulation to each unit shall be through a double or single loaded corridor. c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 115 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 1 Development Code 40 d. Open Space. i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. iii. A roof deck or green roof may only count as open space if it is accessible, and may not count toward more than 50 percent of the required open space. iv. The primary shared open space is the rear yard, which shall be designed as a courtyard. The rear yard may be designed for ground installation or as the lid of a below -grade parking garage. Side yards are allowed for common use gardens. Protected slope areas may also count as open space. Landscape. Landscape may not be used to separate a front yard from the front yards on adjacent lots. Trees may be placed in front yards and in side yards to create a sense of place. In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. Courtyards located over below -grade garages shall be designed to avoid the sense of planters and hardscape landscaping. Building Design and Massing. Buildings shall be composed of flats, lofts, and rowhouses alone or in combination. Units may be repetitive or unique in design. ii. Buildings shall be composed of individual masses that are intended to break up the building into identifiable housing units rather than large undifferentiated blocks. The building is not required to appear to be one building. Stacked dwelling buildings shall comply with ECDC 22.110.015(A)(1), Massing and Articulation, (3), Ground Level Details, and (5), Treating Blank Walls, design treatments specified in ECDC 22.110.015. 4. Live -Work. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 116 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 1 Development Code 40 ILJ Live -work type diagram and allowed locations. a. Description. An integrated housing unit and working space occupied and utilized by a single household in a structure, either single-family units in clusters or a multifamily building, that has been designed to accommodate joint residential and work activity uses. Work uses shall be at the ground floor. A live -work structure may be located on a qualifying lot in the Westgate district, as shown in Figure 22.110.010. D. b. Access. The primary entrance to each ground floor work/flex space shall be accessed directly from and face the external street or a sidewalk if feasible. Where dwellings are accessed from internal streets, then the primary entrance to each dwelling shall be accessed directly from and face the internal street. The upstairs residential unit may be accessed by a separate entry and internal stair that is accessed from and faces the street. Access may also be provided by a shared lobby that provides separate access to the commercial/flex and dwelling uses. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 117 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 1 Development Code 40 Parking and services shall be accessed from an alley or tuck -under parking located under the building. Parking entrances are allowed on an internal street or alley if the garage entrance does not occupy more than one-half the building frontage. c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070. Amenity space shall be provided behind the live -work at no less than 15 percent of the lot area and of a regular geometry with a minimum dimension of 20 feet. Alternatively, 50 percent of the amenity space may be provided at the front of the lot. d. Open Space. i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. ii. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. iii. A roof deck or green roof may only count as open space if it is accessible, and may not count toward more than 50 percent of the required open space. iv. Protected slope areas may also count as open space. Landscape. Landscape shall not obscure the storefront of the ground floor flex/work space. In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. Frontage. Commercial/work/flex space and living areas shall be oriented toward the fronting street or sidewalk. Service rooms should be oriented towards the side and rear yards. Commercial/work/flex spaces shall conform to shopfront frontage type standards (see ECDC 22.110.020). iii. Buildings on corner lots may provide an appropriate frontage type on each street front. g. Building Design and Massing. Live -work units may be designed as individual buildings composed of two- and/or three-story volumes or included in larger buildings in compliance with the applicable building type requirements. Live -work buildings shall comply with ECDC 22.110.015(A)(1), Massing and Articulation, (3), Ground Level Details, and (5), Treating Blank Walls, design treatments specified in ECDC 22.110.015. 5. Loft Mixed -Use. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 118 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 1 40 ------------i i ww� NK EL J Loft mixed -use type diagram and allowed locations. a. Description. Loft mixed -use buildings are predicated on horizontal repetition and vertical stacking of units organized on lobby, corridor, and stairs or elevator access. These buildings have greater height on at least one floor to accommodate additional floor loft area within a unit. These buildings may be used for residential, office, and commercial uses, except that residential units may not be located on the ground floor. b. Access. The primary entrance to each unit may be accessed through a street level or elevated lobby accessible from the street. The entry to each ground floor unit may be through an elevator/stair corridor. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 119 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 1 Development Code 40 iii. Interior circulation to each unit shall be through a double or single loaded corridor. iv. Access to upper level loft areas is via an internal stair. c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070. d. Open Space. i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. iii. A roof deck or green roof may only count as open space if it is accessible, and may not count toward more than 50 percent of the required open space. iv. Protected slope areas may also count as open space. Landscape. Landscape may not be used to separate a front yard from front yards on adjacent lots. Trees may be placed in front yards and in side yards to create a sense of place. Courtyards located over below -grade garages shall be designed to provide a combination of integrated landscaping and seating/active circulation areas. In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. f. Building Design and Massing. Lofts may be provided as part of commercial or residential units, but must be provided on at least one floor of the building. Units may be repetitive or unique in design. Loft mixed -use buildings shall comply with ECDC 22.110.015(A)(1), Massing and Articulation, (2), Orientation to Street, (3), Ground Level Details, (4), Pedestrian Facade, and (5), Treating Blank Walls, design treatments specified in ECDC 22.110.015. 6. Side Court Mixed -Use. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 120 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 1 40 Side court mixed -use type diagram and allowed locations. a. Description. A single or cluster of buildings containing a mix of uses, including commercial as well as dwelling units or office suites arranged to share one or more common courtyards. The individual units or suites are rowhouses, flats or stacked flats. The side courtyard is a semi-public space that is adjacent to the public realm. Side courtyard building types shall house ground floor commercial spaces with office or dwelling units above. Side court buildings may be located on a qualifying lot in the Westgate district, as shown in Figure 22.110.010.D. b. Access. i. The main entry to each ground floor dwelling shall be directly off the common courtyard or directly from an external street or sidewalk. Access to commercial and office uses may be directly from an external street, sidewalk, or side courtyard. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 121 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 1 Development Code 40 Access to second -story units or suites shall be through an open, open roofed, or internal stair. iii. Parking shall be accessed through an alley, internal circulation drive, or shared driveway access. Parking shall not be accessed directly from the exterior street via individual driveways. iv. Parking entrances to below -grade garages and driveways should be located as close as possible to the side or rear of each lot. V. Entrance doors and living spaces (great room, dining, living, family) shall be oriented toward the courtyard and/or exterior street or sidewalk. Service rooms may be oriented toward the side yard, rear yard or alley. c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070. Courtyard buildings shall be designed to provide a side courtyard and/or multiple separated or interconnected courtyards with a minimum dimension of 20 feet and comprising at least 15 percent of the lot area. No exterior arcade may encroach into the required minimum width of the side courtyard. In a project with multiple courtyards, at least two of the courtyards shall conform to the patterns below: Dwellings shall face a side yard or courtyard. Major ground floor rooms shall be open to the active side yard with large windows and doors iii. When located on a side yard, a driveway shall be integrated into the design of the yard through the use of a reduced paved area, permeable paving materials for a landscaped area and usable outdoor space. iv. Rear yards are not required. d. Open Space. i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. iii. A roof deck or green roof may only count as open space if it is accessible, and may not count toward more than 50 percent of the required open space. iv. Protected slope areas may also count as open space. e. Landscape. Landscape shall not be used to separate a front yard from the front yards on adjacent lots. Front yard trees shall be of porch scale where adjacent to the porch (at tree's maturity, no more than 15 feet tall) except at the margins of the lot and as a part of the frontage landscaping at the street The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 122 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 1 Development Code 40 sidewalk interface, where they may be of house scale (no more than 30 feet tall at the maturity of the tree). In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. Building Design and Massing. The building elevation abutting an inactive side yard shall be designed to provide at least one horizontal break of at least three feet and one vertical break. Buildings on corner lots shall be designed with two facades using similar scale and design features without the use of blank walls. iii. Units within the buildings may be flats and/or townhouses. Side court mixed -use buildings shall comply with ECDC 22.110.015(A)(1), Massing and Articulation, (2), Orientation to Street, (3), Ground Level Details, (4), Pedestrian Facade, and (5), Treating Blank Walls, design treatments specified in ECDC 22.110.015. 7. Commercial Mixed -Use. Commercial mixed -use type diagram and allowed locations. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 123 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 1 Development Code 40 a. Description. Commercial mixed -use buildings are designed for retail and service uses on the ground floor, with upper floors configured for dwelling units or commercial uses. The buildings are predicated on vertical stacking of units organized on lobby, corridor, and stairs or elevator access. These buildings are located on a qualifying lot in the Westgate district, as shown in Figure 22.110.010.D. b. Access. The primary entrance to each building shall be accessed through a street level lobby or elevated lobby accessible from the street or sidewalk. Interior circulation to each unit shall be through a double or single loaded corridor. iii. The entry to each ground floor commercial space shall be directly from and face the street or sidewalk. c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070. Shared amenity space may include the lid of a below -grade parking garage or garage deck as long as the amenity space is within six feet of finished grade. In a project with multiple amenity space areas, at least two of the courts shall conform to the patterns below: i. Optimal amenity space area dimensions are a minimum 40 feet wide when the long axis of the court is oriented east/west and a minimum of 30 feet wide when the court is oriented north/south. No arcade may encroach into the required minimum width of a courtyard. ii. In 40-foot-wide courts, the frontages and architectural projections allowed within the applicable zone are permitted on two sides of the court; they are permitted on one side of a 30-foot-wide court. d. Open Space. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 124 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 2 Development Code 40 i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. ii. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. A roof deck or green roof may only be counted as open space if it is accessible. iii. Protected slope areas may also count as open space. iv. Side yards or courts are allowed for common use gardens. e. Landscape. Private landscaping is required. Trees may be placed in front yards and in side yards to create a sense of place. Open space areas located over below -grade garages shall be designed to avoid the sense of planters and hardscape landscaping. In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. f. Building Design and Massing. Buildings shall be composed of office, retail, flats, or lofts alone or above commercial space on the ground level. Units may be repetitive or unique in design. The main volume may be flanked by one or more secondary volumes. ii. Large floor plate retail such as grocery stores, drug stores, nurseries, and exercise gyms are encouraged and are allowed on the first or second floors of a mixed -use building. Commercial mixed -use buildings shall comply with ECDC 22.110.015(A)(1), Massing and Articulation, (2), Orientation to Street, (3), Ground Level Details, (4), Pedestrian Facade, and (5), Treating Blank Walls, design treatments specified in ECDC 22.110.015. [Ord. 3993 § 2 (Exh. 2), 2015]. 22.110.015 Design treatments. A. Purpose. This section describes building design features that are referenced as being required in the building types described in ECDC 22.110.010. 1. Massing and Articulation. a. Intent: to reduce the massiveness and bulk of large boxlike buildings, and articulate the building form to a pedestrian scale. b. 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. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 125 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 2 40 E base c. Where a single building facade exceeds 60 feet in length, use a change in design features (such as a combination of materials, windows or decorative details) to articulate the building so that it appears to consist of multiple smaller -scale building segments. 2. Orientation to Street. a. Intent: to reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. b. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. Ground floor commercial space shall be accessible and within an elevation of seven inches from the adjoining sidewalk. Entrances to buildings shall be visible from the street and shall be given a visually distinct architectural expression by one or more of the following elements: Higher bay(s); ii. Recessed entry (recessed at least three feet); iii. Forecourt and entrance plaza. 3. Ground Level Details. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 126 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 2 40 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. Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: i. Lighting or hanging baskets supported by ornamental brackets; Medallions; Cl) 0) iii. Belt courses; N iv. Plinths for columns; m m V. Bulkhead for storefront window; 3 ° 2 L vi. Projecting sills; 3 vii. Tile work; 2 > a� viii. Transom or clerestory windows; N m ix. Planter box; o x. An element not listed here but that is of a similar character and meets the intent. bettCourse hfeacrk Aower basket and medaum cue, NOi+ 101LWOJ_IN�_ .E&I phnth/ 0/ bu,headsgn/ 4. Pedestrian Facade. a. Intent: to provide visual connection between activities inside and outside the building. The ground level facades of buildings that face a street front shall have transparent windows covering a minimum of 40 percent of the ground floor facade that lies between an average of two feet and 10 feet above grade. To qualify as transparent, windows shall not be mirrored or consist of darkly tinted glass, or prohibit visibility between the street and interior. 5. Treating Blank Walls. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 127 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 2 40 a. Intent: to ensure that buildings do not display blank, unattractive walls. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment. At least five of the following elements shall be incorporated into any ground floor, street -facing facade: i. Masonry (except for flat, nondecorative concrete block); Concrete or masonry plinth at the base of the wall; N iii. Belt courses of a different texture and color; _ m iv. Projecting cornice; as 0 x V. Decorative tile work; w CU vi. Medallions; 3 d d vii. Opaque or translucent glass; c T viii. Artwork or wall graphics; 0 ix. Lighting fixtures; N x. Green walls; A. An architectural element not listed above, as approved, that meets the intent. lighting fixture opaque glass medallion windows projecting cornice masonry belt course \ metal canopy,, _�- recess plinth - [Ord. 3993 § 2 (Exh. 2), 2015]. Blank walls shall be treated with architectural elements to provide visual interest. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 128 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 2 Development Code 40 22.110.020 Frontage types. A. Purpose. This section defines how the buildings within the Westgate mixed -use zone relate to the public realm of the sidewalk and other common use areas. The purpose of defining frontage types is to encourage the development of a variety of frontage types and to encourage each building to relate to the public realm in ways that are attractive, inviting, and accessible to all. B. Principles and Standards. The frontage types for each proposed development shall be designed in concert with the building types and standards presented in ECDC 22.110.010. 1. Primary Frontage. "Primary frontage" is frontage that faces main public spaces or circulation areas of higher pedestrian importance. Entrances are required. Examples are street fronts or interior access drives that link developments. 2. Secondary Frontage. "Secondary frontage" is frontage that faces areas of lesser pedestrian importance. Entrances to buildings are not required. Examples include SR 104 when an alternative interior drive or pedestrian walkway is able to provide linkage to other developments and pedestrian connections within the overall developed area or Westgate quadrant. This section identifies five frontage types for primary and secondary frontages, as shown in the figure on the next page. Each of the five frontage types are described and depicted in a section view. For each frontage type, the description concludes by identifying those building types for which that frontage type is permitted. For secondary frontages (permitted along portions of SR 104, for example), no building entrance is required and the frontage types do not apply. Frontages for retail uses are required to provide windows facing the public street, circulation drive, or sidewalk, glazed with clear glass and occupying no less than 60 percent of the ground -level frontage. In general, entries to ground floor commercial space shall be directly from and face the related primary frontage. Additional entries may be provided, for example from parking or secondary frontages. Blank walls are not permitted. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 129 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 2 Development Code 40 Private ►It Public Frontage Frontage Building (Right-of-way Line v a. Terrace or Elevated Entry. The main facade is set back from the frontage line by an elevated terrace or entry, This type buffers residential use from sidewalks. The elevated terrace is also suitable for outdoor cafes. Terrace or elevated entry front- age is allowed on all building types. b, Forecourt. The main facade is at the building line with a portion set back for a small court space. The court could be used to provide shopping or restaurant seat- ing in commercial buildings, or as an entry court for residential uses. This type should be used sparingly. Forecourt frontage may be used on courtyard, stacked dwellings, and live -work building types. c. Stoop. The main facade is near the frontage line with the first story elevated to provide privacy. The stoop is appropriate for ground floor residential uses. Stoop frontage may be used on rowhouse, courtyard, live -work and stacked dwellings building types. d. Shopfront. The main facade is aligned close to the frontage line with the build- ing entrance at sidewalk grade. The covering shall extend far enough to provide pedestrians protection from the weather. This type is appropriate for retail or office uses. Shopfront frontage may be used on stacked dwellings, live -work, loft mixed -use, side court mixed -use, or commercial mixed -use building types. e. Gallery (or Arcade). The main facade is set back from the frontage line with an attached cantilevered colonnade overlapping the sidewalk. The entry should be at sidewalk grade. The gallery/arcade should be no less than eight feet wide. This type is appropriate for retail or office uses. Gallery/arcade frontage may be used on stacked dwellings, live -work, loft mixed -use, side court mixed -use, or commer- cial mixed -use budding types. [Ord. 3993 § 2 (Exh. 2), 2015]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 130 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 2 Development Code 40 22.110.030 Green building construction and housing. A. Purpose. The purpose of this section is to encourage the development of a variety of housing choices available to residents of all economic segments and to encourage sustainable development through the use of development standards, requirements and incentives. B. Green Building and Site Design Criteria. All development in the Westgate district shall meet Built Green one- to three -star or LEED certified rating or equivalent as a requirement and shall meet a minimum green factor score of 0.3. C. Sustainable Site Design. All development shall meet Built Green one- to three -star or LEED certified standards, or an equivalent. Green factor score requirements shall be used in the design of sustainable site features and low - impact storm water treatment systems. A green factor score of 0.3 is required of all developments (see ECDC 22.110.070). Pervious surfaces shall be integrated into site design and may include: pervious pavement, pervious pavers and vegetated roofs. Capture and reuse strategies including the use of rainwater harvesting cisterns may be substituted for the effective area of pervious surface required. Runoff generated on site shall be routed through a treatment system such as a structured storm water planter, bioswale, rain garden, pervious pavement, or cisterns. Runoff leaving the site shall conform to city of Edmonds storm water management code, Chapter 18.30 ECDC. D. Housing. To promote a balance in age demographics and encourage age diversity, the city of Edmonds is actively encouraging a greater number of dwelling units targeting young professionals and young workers through workforce housing provisions. The Westgate mixed -use district requires that at least 10 percent of residential units shall be very small units designed for affordable workforce housing (under 900 square feet) and that not more than 10 percent of all dwelling units may exceed 1,600 square feet in size. [Ord. 3993 § 2 (Exh. 2), 2015]. 22.110.050 Circulation and parking. A. Alternative Transportation. The goals of the Westgate mixed -use district include improving connectedness for pedestrian and bicycle users. Developers of private property within Westgate shall support the pedestrian and bicycle use of the district by providing: 1. Internal circulation systems for both bicyclists and pedestrians within the property; 2. Connections to off -site systems in the public right-of-way and on adjacent properties; 3. Bicycle racks and other supportive facilities; and 4. Connections to bus stops and transit routes. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 131 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 2 Development Code 40 B. Access Management and Internal Circulation Drives. Access management to properties in Westgate is important for safe and efficient travel within and between the four quadrants. The number, location and permitted turning movements into and out of driveways on 100th Avenue W and SR 104 shall be controlled by the Westgate Conceptual Access Management Plan (see Figure 22.110.050.B-1). The concepts illustrated in Figure 22.110.050.13-1 are intended to guide review of future access and circulation within the WMU zone. As permits are processed for properties in the WMU zone, existing driveways that are inconsistent with the Westgate Conceptual Access Management Plan shall be required to be relocated, reconfigured or eliminated to achieve the city's access management objectives of providing safe and efficient circulation for vehicles while providing for safe pedestrian and bicycle circulation. Internal circulation drives shall be subject to the dimensions and features specified in this section, and shall connect with the driveways as generally identified in the Conceptual Access Management Plan. The exact placement of internal circulation drives and access driveways shall be evaluated and approved as part of the design review process for permit applications within the WMU zone. Approval shall be conditioned on the construction of the internal circulation drive(s) or, where an applicant does not control all the property that would be necessary to construct the entire circulation drive, the project conditions may be limited to specific components that will help achieve the overall goal. Such conditions may require the construction or binding commitment for construction of a drive segment that, by itself, would not provide circulation but would allow for future circulation when eventually joined with other segments. The concept for an internal circulation drive is that of a shared street. This concept is intended to provide access to new residential developments, new and existing businesses, provide pedestrian connectivity, and to reduce the impact of local traffic movement on surrounding arterial streets. 1. Thoroughfare type: shared street. 2. Movement: yield. 3. Design speed: 10 mph. 4. Traffic lanes: 10 feet. 5. Parking: none. 6. Curb -to -curb distance: no curbs. 7. Sidewalks: six feet. Figure 22.110.050.113-1. Conceptual Access Management Plan The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 132 e Ch. 22.110 Design Standards for the WMU -Westgate Mixed -Use District I Edmonds Community Page 2 Development Code 40 • 910 Access Management Master Plan J SR 104 0 �{{� �V Special Note: consolidation of these five drivewa s is encoura ed O Existing driveway to remain Existing driveway to remove Existing driveway to become right turns only Q Existing driveway link to internal circulation drive • 0• Conceptual internal circulation drive (approximate location) Figure 22.110.050.13-2. Sample Street Section for Internal Circulation Drive The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 133 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 2 Development Code 40 Figure 5.4-2: Street Section for Internal Circulation Drive Section a - a': looking west :pedestrian lane: PCC sidewalk (w/street (w/street se PCC parking swale amenities) travel travel amenities) 'back 8' 1 6'T 7' 10, 10, g'� R.O.W 42' C. Parking. NOT TO SCALE PCC 1. The Westgate district parking standards are intended to reinforce that the area is pedestrian -oriented and intended to be equally accessible by people on foot, in wheelchairs, on bicycles, or traveling by motorized vehicles. These standards strive to: Maximize a compatible mix of parking and pedestrian circulation; and b. Encourage the development of shared parking; and C. Promote density and diversity of the built environment. 2. Design standards for parking lots include the following: a. No lot shall be used principally as a parking lot unless it provides centralized parking for the larger developed area framed by external streets (e.g., a parking garage). b. The edge of any surface parking lot shall be planted with shrubs or street trees, planted at an average distance not to exceed 30 feet on center and aligned three to seven feet behind the common lot line. This requirement may be reduced for parking lot edges abutting parking on adjacent lots, when parking lots are linked by vehicular and pedestrian connections (see subsection (C)(2)(f) of this section). C. Plantings designed to provide a minimum tree canopy coverage of at least 40 percent in 10 years and no less than 60 percent in 20 years. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 134 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 d. Parking lot pathways are to be provided at least every four rows of parking and a maximum distance of 180 feet shall be maintained between paths. Pathways shall connect with major building entries or other sidewalks, pathways, and destinations, and must be universally accessible and meet ADA standards. Landscaping in parking lots shall integrate with on -site pathways, include permeable pavements or bioswales where feasible, and minimize use of impervious pavement. f. Where a parking lot is abutting another parking lot on an adjacent lot, vehicular and pedestrian connections between lots are required, to facilitate circulation within Westgate and to reduce the need for vehicles to return to the street when traveling between sites. g. The first 30 feet of building depth facing SR 104 or 100th Avenue W shall not be used for parking. [Ord. 3993 § 2 (Exh. 2), 2015]. 22.110.070 Amenity space, open space, and green factor standards. A. Purpose and Intent. This section identifies the types of amenity space and open space allowed to satisfy the requirements of the Westgate mixed -use zone, and provides design standards for each type to ensure that proposed development is consistent with the city of Edmonds's goals for character and quality of the buildings and spaces to be constructed on private property within the Westgate area. This section also describes the green factor requirements that apply to each development within Westgate. The intent of the proposed system is not only to establish amenity spaces that serve the community and local needs, but also to provide for the protection and enhancement of natural resources for the benefit of the greater community. Core principles of the Westgate mixed -use zone are to promote: An environment that encourages and facilitates bicycling and pedestrian activity - "walkable" streets that are comfortable, efficient, safe, and interesting; and 2. Coherence of the public right-of-way, serving to assist residents, building owners and managers with understanding the relationship between the public right-of-way and their own properties; and 3. Sustainability, by providing for trees and plants which contribute to privacy, the reduction of noise and air pollution, shade, maintenance of the natural habitat, conservation of water and rainwater management. B. Green Factor Requirements. 1. Overview. The green factor sets a minimum score that is required to be achieved by each development through implementation of landscaping practices. The program provides a menu of landscaping practices that are intended to increase the functional quantity of landscape in a site, to improve livability and ecological quality while allowing flexibility in the site design and implementation. In this approach, each qualified landscape feature utilized in a project earns credits that are weighted and calculated through use of the green The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 135 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 factor scoresheet. The score is based upon the relationship between the site size and the points earned by implementation of the specified landscape features. For example, credits may be earned for quantity and size of trees and shrubs, bioretention facilities, and depth of soil. Built features such as green roofs, vegetated walls and permeable paving may also earn credits. Bonus points may be earned with supplementary elements such as drought -tolerant and native plants, rainwater irrigation, public visibility and food cultivation. Scoring priorities come from livability considerations, an overall decrease in impervious surfaces and climate change adaptation. The functional benefits target a reduction in storm water runoff, a decrease in building energy, a reduction in greenhouse gas emissions, and an increase in habitat space. The minimum score required for all new development in the Westgate district is 0.3, earned through implementation of features specified below that comply with green factor standards. The implementation of the green factor does not have any effect upon other site requirements such as setbacks, open space standards, street and parking standards, city of Edmonds municipal storm water code and city of Edmonds code for landscaping requirements that also apply. Green factor credit may be earned for these site requirements only if they comply with green factor standards. 2. Application and Implementation. The green factor for the Westgate district uses for reference Seattle green factor tools. These include: a. The green factor worksheet. b. The green factor scoresheet. C. The green factor plant list. d. The green factor tree list. The green factor tools are adopted in ECDC 22.110.100. In complying with the green factor code, the following steps apply: Step 1. Designers and permit applicants select features to include in planning their site and building and apply them to the site design. Applicants track the actual quantity - e.g., square footage of landscaped areas, pervious paved amenity space, number of trees - using the green factor worksheet. Step 2. Calculations from the worksheet are entered on the scoresheet. The professional also enters the site's square footage on the electronic scoresheet. The instrument then scores each category of proposed landscape improvements, and provides a total score in relation to the overall site size. The designer can immediately know if the site design is achieving the required score of 0.30, and can adjust the design accordingly. Note that improvements to the public right-of-way (such as public sidewalks, street tree plantings) are allowed to earn points, even though only the private site square footage is included in the site size calculation. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 136 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 Step 3. The landscape professional submits the scoresheet with the project plans, certifying that the plan meets or exceeds the minimum green factor score and other requirements for the property. The submission also requires indication that a landscape management plan has been submitted to the client. Step 4. City of Edmonds staff verify that the code requirements have been met before issuance of a permit. 3. Using Green Factor with Other Requirements. While a specific green feature may count for both green factor calculations and other requirements such as amenity space or open space, the requirements for each need to be met independently. The percentage of amenity space for Westgate is 15 percent of lot size, to be addressed within each development project. The open space section, subsection (D) of this section, also addresses green feature requirements, such as retention of vegetation on steep slopes, specifications for tree size, and storm water management (refer to Chapter 18.30 ECDC); these are examples of features that are likely to overlap with and contribute to the green factor score while also contributing to the open space requirement. 4. Green Factor Categories. The green factor tools may take into account the following landscape elements: a. Landscaped areas (based on soil depth). b. Bioretention facilities. C. Plantings (mulch and ground cover). d. Shrubs and perennials. Tree canopy (based on tree sizes). Green roofs. g. Vegetated walls. h. Approved water features. Permeable paving. Structural soil systems. Bonuses for drought -tolerant plants, harvested rainwater, food cultivation, etc. C. Amenity Space. Amenity space is designed to provide residents and visitors of all ages with a variety of outdoor activity space. Although the character of these amenity spaces will differ, they form the places that encourage residents and visitors to spend time in the company of others or to enjoy time in an outdoor setting. All new development shall provide amenity space equal to at least 15 percent of the lot size. Additional amenity space above the 15 percent base requirement is encouraged and can be part of the development's green factor plan outlined in subsection (B) of this section or can contribute to bonus heights as defined in ECDC 22.110.090. All qualifying amenity space shall be open and accessible to the public during business hours. Qualifying amenity The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 137 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 space shall be open to the air and located within six feet of the finished grade in order to provide some opportunity for variety and interest in public space while assuring easy accessibility for the public. Required and bonus amenity space must be provided in one or more of the following forms and no others: 1. Lawns: an open space, available for unstructured recreation. A lawn may be spatially defined by landscaping rather than building frontages. Its landscape shall consist of lawn and trees and shall provide a minimum of 60 percent planted pervious surface area (such as a turf, groundcover, soil or mulch). 2. Plazas: an open space, available for civic purposes and commercial activities. A plaza shall be spatially defined primarily by building facades, with strong connections to interior uses. Its landscape shall consist primarily of pavement. Trees are encouraged. Plazas shall be located between buildings and at the intersection of important streets. Plazas shall provide a minimum of 20 percent planted pervious surface area (such as a rain garden, bioswale, turf, groundcover, soil or mulch). The remaining balance may be any paved surface with a maximum 30 percent impervious paved surface. 3. Squares: an open space available for unstructured recreation or civic purposes. A square is spatially defined by building facades with strong connections to interior uses. Its landscape shall consist of paths, lawns and trees with a minimum of 20 percent planted pervious surface area (such as a rain garden, bioswale, turf, groundcover, soil or mulch). The remaining balance may be any paved surface with a maximum 30 percent impervious paved surface. Sidewalks. Although not counting toward required amenity space, the purpose of sidewalks is to provide safe, convenient, and pleasant pedestrian circulation along all streets, access to shopfronts and businesses, and to improve the character and identity of commercial and residential areas consistent with the city of Edmonds vision New development meeting the standards of this chapter may be allowed to use a portion of the sidewalk area within the public right-of-way for outdoor seating, temporary displays, or other uses consistent with city code standards. D. Open Space. All new development shall provide a minimum of 15 percent of lot size as open space. Qualifying open space shall be unobstructed and open to the air. The goal for the overall open space in the Westgate mixed - use zone is to create a unified, harmonious, and aesthetically pleasing environment that also integrates sustainable concepts and solutions that restore natural functions and processes. In addition to amenity space, the Westgate mixed -use zone shall incorporate open space, as described in the regulations for each building type. Features contributing to the landscape character of Westgate also include: 1. Trees. The location and selection of all new tree planting will express the underlying interconnectivity of the Westgate district and surrounding neighborhoods. Species selection will be in character with the local and regional environment, and comprised of an appropriate mix of evergreen and deciduous trees. Trees will be used to define the landscape character of open space and amenity space areas, identify entry points, and reinforce the legibility of the district by defining major and minor thoroughfares for pedestrians, bicycles and vehicles. All new development shall preserve existing trees wherever feasible. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 138 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 b. All new development shall plant new trees in accordance with this chapter. Trees not included in amenity space or open space areas are not counted toward meeting overall amenity space or open space requirements. For example, individual trees planted along walkways or driveways may count toward meeting the green factor requirements but are not counted as open space. 2. Steep Slopes. New development shall protect steep slopes by retaining all existing trees and vegetation on protected slopes, as shown on the map included in this section (Figure 22.110.070.D). No development activity, including activities such as clearing, grading, or construction of structures or retaining walls, shall extend uphill of the protected slope line shown on the following map. Protected slope areas may count toward required open space if they retain existing trees or are supplemented to provide a vegetative buffer. 3. Storm Water Management. Storm water runoff from sidewalks should be conveyed to planted parkways or landscaped rain gardens. Overflow from parkways and runoff from the roadways should be directed into bioswales and/or pervious paving in curbside parking areas, located along the street edges where it can infiltrate into the ground. Perforated curbs through which street storm water runoff can flow to open vegetated swales may also be provided, wherever feasible. Storm water features such as bioswales or planted rain gardens may count toward required open space only if they are entirely landscaped. 6^ 1 750 AA" INRISE 22806 0`'0 1� o �O 1 Figure 22.110.070.D. Protected Slopes 820 TACO BELL ;z GOODWILL '0 22804 �'9 10117 826 tiry 828 y9�� oN 22911 ?910 0 9^h ooy � titi z 1 � ryry9^9 �ry9.yh 0 23006 5p�9 ti 23002 �g� 23015 PARKING ^ PARKING Q QFC z 22828 P v.9,moo 23019 23026 23024 <\ 23027 ry,yo 23029 4 23102 23103 23105 23107 3 2311023112 23115 23117 23119 23127 120 N w 23125 p^N9 N ry ^ ^O 0 232ND ST SW OLD WOODWAY H.S. of m rn m "• •� m -•,IV aids 44i-1U a 227 m rn rn rn N 9724 z 22712 W m '4 9709 22718 227TH PL S W ¢ 22717 22719 N m o c N 9706 9l0 N m 22714 22727 �q;l, `flo S N ^ 22721 9826 22731'� 7 N N 2280 9 p21 M rn 22811 228TH PL SW 91� 22809 22804 ih uNi 22815 c, u m 9803 rn ry0 N o0 9j 06 N� oC aCPO m PCC NATURAL 9� rn rn �2 MARKET 9797 76 GAS d WALGREEN'S PARKING 9727 U; 9801 BANK 9715 BANK 10022 -10030 10016 9930 �� m m } H 050 BANK 9910 0�, me°'.m�rnmmm [VAR' �JL 0 23014 23028 23025 23024 BARTELL'S W 992 23027 23028 23024 i 23029 23030 23031 23030 kV2 <'�, Q '06 = 23107 23105 as' 23104 � 23105 N 9717 9707 W 114 �p 23115 23110 a 23111 231ST PLSW 122 o 0 23118 m 23119 9718 9706 r N W O 124 ° 9825 23127 9729 23126 m� 9620 23003 23001 23009 9Sd o 23017 N 9529 23027 9601 g%, 'g � 9609 Q� 9 W S< rn rn `L N � M N 23109 9610 °' rn rn rn rn N 232ND ST SW z SA9EM 24 23206 a 23205 23206 9624 23206 9516 z Q 23214 E I 11THF RN 7Z7� G ........ _..... _ H 322 (D Protected slope line (number indicates related slope contour, if applicable) Note: 45-foot width of protected area is adjoining east edge of lot 23105; line otherwise follows indicated slope contours. [Ord. 3993 § 2 (Exh. 2), 2015]. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 139 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 22.110.080 Public space standards. Future development of the Westgate mixed -use district shall capitalize on opportunities to create and enhance public spaces for recreational use, pedestrian activity, and ecological health to strengthen the overall character of the district's public spaces. A. Public Space - General Requirements. Public space shall enhance and promote the environmental quality and the aesthetic character of the Westgate district in the following ways: The landscape shall define, unify and enhance the public realm, including streets, parks, plazas, and sidewalks; 2. The landscape shall be sensitive to its environmental context and utilize plant species that reduce the need for supplemental irrigation water; 3. The landscape shall cleanse and detain storm water on site by utilizing a combination of biofiltration, permeable paving and subsurface detention methods; and 4. The landscape shall be compatible with encouraging health and wellness, encouraging walking, bicycling, and other activities. B. Public Space - Sustainability. The goal for the overall landscape design of public spaces is to create a unified, harmonious, socially vibrant, and aesthetically pleasing environment that also integrates sustainable concepts and solutions to restore natural functions and processes. The public right-of-way and urban street runoff becomes an extension of existing drainage pathways and the natural ecology. Water -efficient landscaping shall be introduced to reduce irrigation requirements based on a soil/climate analysis to determine the most appropriate indigenous/native-in-character, and drought -tolerant plants. All planted areas, except for lawn and seeded groundcover, shall receive a surface layer of specified recycled mulch to assist in the retention of moisture and reduce watering requirements, while minimizing weed growth and reducing the need for chemical herbicide treatments. Where irrigation is required, high efficiency irrigation technology with low pressure applications such as drip, soaker hose, rain shutoff devices, and low volume spray will be used. The efficiency and uniformity of a low water flow rate reduces evaporation and runoff and encourages deep percolation. After the initial growth period of three to seven years, irrigation may be limited in accordance with city requirements then in place. The location and selection of all new tree planting will implement "green infrastructure" principles and visually express the underlying interconnectivity of the Westgate development by doing the following: Species selection shall be comprised of an appropriate mix of evergreen and deciduous trees. 2. Trees shall be used to define the landscape character of recreation and open space areas, identify entry points, and reinforce the legibility of the neighborhood by defining major and minor thoroughfares for pedestrians, bicycles, and vehicles. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 140 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 3. Trees shall also be used to soften and shade surface parking and circulation areas. IF C. Storm Water Management. Storm water shall be consistent with Chapter 18.30 ECDC. Storm water and hydrology components shall be integrated into the Westgate district to restore and maintain natural functions and processes, and mitigate negative environmental impacts. Public rights -of -way, proposed open space and parking lots shall filter and infiltrate storm water to the maximum extent feasible to protect the receiving waters of Puget Sound. This ecological concept transcends the Westgate district to positively affect the surrounding neighborhoods, stream corridors and the regional watershed. 1. The two primary objectives of the proposed storm water and hydrology components are: a. To reduce volume and rate of runoff, and b. To eliminate or minimize runoff pollutants through natural filtration. 2. These objectives shall be met by: a. Maximizing pervious areas; b. Maximizing the use of trees; c. Controlling runoff into bioswales and biofiltration strips; d. Utilizing permeable paving surfaces where applicable and feasible; The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 141 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 Utilizing portions of parks and recreational spaces as detention basin; and Removing sediments and dissolved pollutants from runoff. D. SR 1041100th Avenue Intersection. 1. The design objectives for development, amenity space, open space, and landscape construction features at this key intersection are to provide a sense of place and convey the walkable and sustainable character of the Westgate district. 2. Building step -backs, pedestrian -oriented facades and amenities are required for the portions of buildings within 40 feet of the corner at each quadrant of this intersection, as illustrated in Figure 22.110.010.B. 3. The design objectives at this intersection shall be addressed with a combination of building facade treatments, public signage and amenity features (e.g., water features, art -work, bollards, benches, pedestrian - scale lighting, arbors, green walls, landscaping, arcades) to signify the intersection's importance as a focal point of the Westgate area (see Figure 22.110.080.D for examples). Figure 22.110.080.D. Examples of Identity and Landscape Construction Features [Ord. 3993 § 2 (Exh. 2), 20151. 22.110.090 Height bonus. Areas eligible for a fourth -story height bonus are shown in the diagram contained in ECDC 22.110.010(B). Areas within the Westgate mixed -use district that are not shown in Figure 22.110.010(B) may not contain four-story buildings regardless of how many points such a development could achieve on the height bonus score sheet, below. In order to obtain the height bonus for projects in eligible areas, the proposal must obtain eight points from the height bonus score sheet, with at least one point in each of at least four different scoring categories. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 142 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 3 Development Code 40 When a fourth story is proposed in a building, the fourth story must be stepped back at least 10 feet from a building facade facing SR 104 or 100th Avenue W. In addition, no third or fourth story may be located within 30 feet of the intersection of SR 104 and 100th Avenue W, measured from the corner points of the right-of-way intersection. For proposals seeking to earn points in the green building program category, the applicant shall be required to submit a deposit sufficient for the city to retain an independent green building consultant who is qualified to evaluate the construction of the building at key milestones in order to determine that the building is being constructed in a manner that is consistent with the points proposed on the height bonus score sheet. Height Bonus Score Sheet Height bonus to obtain 4 stories requires 8 points with points in at least ' a Green Building Program (points are not additive) -1 Points Required ❑ Required z Built Green/LEED Certified Rating or Equivalent ❑ Credit 1 LEED Silver/Built Green 4-5 Rating 1 ❑ Credit 2 LEED Gold or Evergreen Sustainable Development Rating 2 ❑ Credit 3 Passive House Standard/LEED Platinum Rating 4 ❑ Credit 4 Living Building 6 Green Factor (points are not additive) Points ❑ Required Green Factor Score 0.3 Required ❑ Credit 1 Green Factor Score 0.4 2 ❑ Credit 2 Green Factor Score 0.5 3 ❑ Credit 3 Green Factor Score 0.6 4 ❑ Credit 4 Green Factor Score >!0.7 5 Amenity Space (points are not additive) Points ❑ Required Percentage of Amenity Space 15% Required ❑ Credit 1 Percentage of Amenity Space 20% 2 The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 143 Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Development Code e Page 3 40 ❑ Credit 2 Height Bonus Score Sheet Height bonus to obtain 4 stories requires 8 points with points in at least 4 categories Percentage of Amenity Space 25% 3 ❑ Credit 3 Percentage of Amenity Space >30% 4 Miscellaneous (points are additive) Points ❑ Required Meet Street Standards Incl. Bikeway and Pedestrian Networks Required ❑ Credit 1 Car -Share Parking,3 Provide Minimum 2 Spaces 1 ❑ Credit 2 Public Art Integrated into Provided Amenity Space 1 Large Format Retail Space ❑ Credit 1 Development Contains One or More Retail Spaces >15,000 sf 3 1 See locational requirements for extra floor bonus in ECDC 22.110.090. 2 "Required" means required for all development, whether seeking a height bonus or not. 3 "Car -share" parking refers to parking for vehicles that are rented by the hour or portion of a day. [Ord. 42771 § 3 (Exh. A), 2022; Ord. 4251 § 2 (Exh. A), 2022; Ord. 3993 § 2 (Exh. 2), 2015]. 22.110.100 Green factor tools. The green factor tools included in Exhibit A to the ordinance codified in this chapter are adopted by reference herein as if set forth in their entirety for use in meeting the green factor requirements described in ECDC 22.110.070(B). [Ord. 3993 § 2 (Exh. 2), 2015]. 1 Code reviser's note: Ord. 4251 made changes to ECDC 22.110.090 that were omitted in Ord. 4277. These changes have been retained per the intent of the city. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 144 e Ch. 22.110 Design Standards for the WMU - Westgate Mixed -Use District I Edmonds Community Page 4 Development Code 40 The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by Code Publishing Company, A General Code Company. The Edmonds Community Development Code is current through Ordinance 4302, passed May 23, 2023. Packet Pg. 145 EDMONDS CITY COUNCIL SPECIAL MEETING MINUTES APPROVED MINUTES June 14, 2023 ELECTED OFFICIALS PRESENT Neil Tibbott, Council President Vivian Olson, Councilmember Will Chen, Councilmember Diane Buckshnis, Councilmember Susan Paine, Councilmember Dave Teitzel, Councilmember Jenna Nand, Councilmember PLANNING BOARD MEMBERS PRESENT Lauren Golembiewski Jeremy Mitchell Judi Gladstone, Chair Nick Maxwell PLANNING BOARD MEMBERS ABSENT Susanna Law Martini Richard Kuehn Mary Beth Tragus-Campbell, Vice Chair 1. CALL TO ORDER STAFF PRESENT Susan McLaughlin, Planning & Dev. Dir. David Levitan, Planning Manager Scott Passey, City Clerk The special Edmonds City Council meeting was called to order at 6:00 p.m. by Council President Tibbott in the Brackett Room, 121 5' Ave N, City Hall — 3' Floor, Edmonds, and virtually. 2. ROLL CALL City Clerk Scott Passey called the roll. All elected officials were present. 3. COUNCIL BUSINESS 1. JOINT CITY COUNCIL/PLANNING BOARD DISCUSSION ON RECENT HOUSING LEGISLATION Planning & Development Director Susan McLaughlin commented it has been long time since the council and planning board engaged in a conversation around housing, a critically important element in the City. Great work has been done in past including by the Citizens Housing Commission (CHC), however, there Edmonds City Council Approved Minutes June 14, 2023 Page 1 Packet Pg. 146 has not been a robust housing discussion since she has been with the City. She looked forward to dusting off and revisiting the CHC's material. She recognized the difficult process with the numerous housing bills considered by the legislature during the 2023 session. She looked forward to talking with the council and planning board about the housing bills that were approved and how they can be applied in ways that respect the local character and context and meet the housing needs of the community. Planning Manager David Levitan reviewed: • Meeting objectives 1. Provide general overview of recent state legislation that city will need to comply with by June 2025, most notably related to middle housing accessory dwelling units (ADUs) and design review 2. Discuss how legislation is related to the City's identified housing needs, which will be addressed through Comp Plan Update 3. Review Housing Commission recommendations on these topics 4. Discuss public engagement and how to create a policy framework that both meets state law and is supported by the Edmonds community • HB 1110: Middle Housing o Required city to allow 2 units per lot on most lots that allow for detached SFR (exemptions for critical areas) o Requires 4 units per lot within'/4 mile of BRT/Sounder or at least 1 affordable unit o May not require design standards and review process different from SFR o Limits or exempts parking requirements in certain situations o ADUs can help meet density requirements o Housing Commission Recommendations ■ Allow duplexes in RS zones via phased approach (25% every five years) ■ Explore new middle housing zone near neighborhood business districts, transit and high employment areas Questions and discussion followed regarding further guidance that will be needed from the state regarding infrastructure and critical areas; whether there was opportunity for variance/waiver from requirements for annexed areas that lack sidewalks and have narrow streets and open ditches; alternative density requirements; concern affordable housing at 80% AMI does not create affordable units for people who are low income; whether affordable housing could be defined as less than 80% AMI or income restricted; maximum area that can be exempted from increased density; when initial guidance will be provided by Commerce; when design standards can/cannot be required; whether covenants regarding single family override state legislation; definition of the alternative density requirement; how areas with a higher risk of displacement are identified; Esperance (and other urban unincorporated areas within the UGA) exempt from HB 1110; SEPA requirements; cottage housing; and the requirement to allow 6 of 9 housing types in HB 1110. HB 1337: Accessory Dwelling Units (ADUs) o Applies to incorporated cities as well as Esperance and other larger unincorporated areas o Allows two ADUs per lot in any combination of attached/detached units o Caps impact fees at 50% of SFR o Prohibits owner occupancy and frontage improvement requirements o ADUs can be sold as condo units o Must allow at least 1,000 sf units up to 24 feet in height o Housing Commission recommendation ■ Allow one attached or detached ADU per lot Edmonds City Council Approved Minutes June 14, 2023 Page 2 Packet Pg. 147 Questions and discussion followed regarding setbacks for ADUs, applicability of the building code to ADUs/DADUs, sale of ADUs as condo units, interaction between HB I I10 and HB 1337, whether a property owner could build a duplex and an ADU, the need for additional guidance from the state, sewer capacity, whether ADUs are subject to stormwater regulations, infrastructure capacity, allowable ADU square footage, lot coverage regulations, lack of regulations regarding the size of single family houses, attached versus detached ADUs, and regulations cities are allowed to use. HB 1293: Design Review and Standards o City may only utilize clear and objective design standards o Design review process must be conducted concurrently with other permit reviews and be limited to one public meeting ■ Current 2-phase ADB public hearing process in the CG and downtown zones will need to be consolidated into a single meeting o Planning board factored this into their recommendation on CG ordinance o Housing Commission Recommendation ■ Focused on MFR design standards ■ Guidance included somewhat subjective language that would need to be excluded from clear and objective standards Questions and discussion followed regarding how the ADB feels about HB 1293, what types of projects the ADB will review, utilizing the ADB to establish clear and objective standards, minimum lot size to allow an ADU, adding regulations for single family homes that could also apply to DADUs/ADUs, evaluating single family zoning, importance of providing more housing, how additional units will affect stormwater and sewer capacity, alternatives in the HO-5 Report for affordable housing, having a vision for the community that makes it livable and equitable, requirement for local comprehensive plans to be consistent with countywide planning policies, and growth assumptions per AMI percentage. Ms. McLaughlin commented on the need to balance aesthetics with the issue of housing affordability and historic exclusion. Mr. Levitan offered to share the PowerPoint with the planning board and city council. 6. ADJOURN With no further business, the meeting was adjourned at 7:00 p.m. Edmonds City Council Approved Minutes June 14, 2023 Page 3 Packet Pg. 148 Architectural Design Board Agenda Item Meeting Date: 12/11/2023 Election of Officers for 2024 Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History Elections are held at the end of the year for the upcoming year. Staff Recommendation Elect a Chair and a Vice Chair Narrative N/A Packet Pg. 149 Architectural Design Board Agenda Item Meeting Date: 12/11/2023 Appreciation of Lauri Strauss and Joe Herr's Service on the ADB Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History Lauri Strauss has served on the ADB since 2016. Lauri's background in architecture provided the Board vital subject matter expertise during many project reviews and several code updates. Her service included time as both board Chair and Vice Chair. Joe Herr has also served on the ADB since 2016. A builder, Joe reviewed projects using the practical perspective gained through years of experience in the construction industry. Whether projects were straightforward or more contentious, both Lauri and Joe provided calm, consistent guidance to the Board which contributed to good discussions and decisions. Staff Recommendation Please join the City in thanking Lauri and Joe for their service! Narrative Packet Pg. 150