Ordinance 37600006.90000
WSS /gjz
10/9/09
ORDINANCE NO. 3760
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, AMENDING THE EDMONDS COMMUNITY
DEVELOPMENT CODE TO ADD A NEW CHAPTER 16.100
FIRDALE VILLAGE MIXED -USE ZONING CRITERIA, A
NEW CHAPTER 22.100 FIRDALE VILLAGE SITE DESIGN
STANDARDS, AND FIXING A TIME WHEN THE SAME
SHALL BECOME EFFECTIVE.
WHEREAS, this matter came to the City Council on the application of A.D.
Shapiro Architects, AMD- 2008 -10, with the recommendation of its Planning Board, and
WHEREAS, public hearings were held before the City Council on July 21 and
October 6, 2009, and
WHEREAS, the proposal originally included a commitment to preserve a stand of
native growth trees along the northern boundary of the site for which the zone was created as it
abuts adjacent residentially zoned property, and
WHEREAS, due to concerns regarding the ability of the City to impose such
requirements under existing Washington case law, a twenty -foot setback has been substituted
based upon the commitment of the applicant to bring back a development agreement confirming
the dedication of a native growth protection easement in conjunction with a future application for
a site specific rezone of the site for which this zone has been created, and
WHEREAS, the City Council deems the proposal to be in the public interest
based in part upon the representations of the applicant that a development agreement will be
forthcoming, and
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WHEREAS, the City Council reserves the right to repeal this zone if a site
specific rezone is not instituted within a reasonable time in conjunction with a development
agreement to preserve the stand of native growth trees, NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. The Edmonds Community Development Code is hereby amended by
the addition of a new chapter 16.100 Firdale Village Mixed Use Zoning Criteria to read as
follows:
Firdale Village
Mixed Use Zoning Criteria
September 30, 2009
16.100.000
Introduction
16.100.010
Purposes
16.100.020
Sub - Districts
16.100.030
Uses
16.100.040
Site Development Standards
16.100.000 Introduction
General Intent and Project Vision
The design vision for Firdale Village is to create a vibrant
neighborhood village form of development that strikes a balance
between commercial, retail and residential uses and contributes to
the vitality of the neighborhood and area. The project is intended
to support a variety of commercial and retail uses along with multi-
family residential in an environment that is accessible to the
pedestrian, visitor, tenant, motorist and public transit user.
16.100.010 Purposes
The Firdale Village Mixed -Use zone has the following specific
purposes in addition to the general purposes for business and
commercial zones in
Chapter 16.40 ECDC.
A. To reserve and regulate areas for a `neighborhood center'
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type of mixed -use development that includes a mix of commercial
and multi - residential housing types, and a range of greater
densities than are available in the single family residential zone;
B. To promote a mix of residential, commercial and other uses
in a manner that is consistent with the City's comprehensive plan,
(i.e.: 25% of heated floor area shall be "commercial" space).
C. To provide for those additional uses which complement and
are compatible with multiple residential uses.
D. The Codes contained within this Chapter are to be used in
conjunction with the Firdale Village Design Standards in Chapter
22.100.000 ECDC.
16.100.020 Sub - Districts
See Figure B for location of Districts on the site.
A. District 1 — Commercial: The primarily commercial uses
will be located in this district, which is located closer to Firdale
Avenue and oriented to the street. The flexibility for each is
written into the table, but not called out in the "mini- description ".
B. District 2 — Commercial /Multi - Family Residential: Multi-
family residential uses will be located more towards sides and rear
of the site, behind the commercial uses, with possible commercial
functions on the ground level.
16.100.030 Uses
A. Table 16.100.030 -1
Permitted Uses
Dist 1
Com-
mercial
Dist 2
Multi -
Family
Residential Uses
Single - family dwelling.
X
X
Multiple dwelling unit(s)
X
A
Housing for low- income elderly and
senior housing
X
A
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Commercial Uses
Retail stores or sales
A
A
Offices, (2nd floor or higher than retail
space in the same building)
A
A
Service uses including professional
service offices, health clinics
A
A
Retail uses include grocery stores,
pharmacy/ drug stores and bookstores.
A
E
Retail sales requiring intensive outdoor
display or storage areas, such as trailer
sales, used car lots (except as part of a
new car sales and service dealer), and
heavy equipment storage, sales or services
X
X
Restaurants (excluding drive - through)
A
A
Dist 1
Dist 2
Com
MF
Pubs, taverns or bars
A
X
Enclosed fabrication or assembly areas
associated with and on the same property
as an art studio, art gallery, shoe repair,
restaurant or food service establishment
that also provides an on -site retail outlet
open to the public
A
E
Automobile sales and service
X
X
Dry cleaning and laundry plants which
use only nonflammable and non - explosive
cleaning agents
C
E
Printing, publishing and binding
establishments
C
C
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Community- oriented open air markets
conducted as an outdoor operation and
licensed pursuant to provisions in the
Edmonds City Code
A
A
Bus stop shelters
A
X
Churches, subject to the requirements of
ECDC 17.100.020
A
E
Local public facilities subject to the
requirements of ECDC 17.100.050
C
C
Off - street parking and loading areas to
serve a permitted use
B
B
Commuter parking lots in conjunction
with a facility otherwise permitted in this
zone
B
B
Commercial parking lots
A
C
Wholesale uses
X
X
Hotels and motels
A
A
Amusement establishments
C
X
Auction businesses, excluding vehicle or
livestock auctions
X
X
Drive -in businesses
X
X
Laboratories
X
X
Fabrication of light industrial products not
otherwise listed as a permitted use
X
'X
Day -care centers
C
C
Museums and art galleries of primarily
local concern that do not meet the criteria
A
E
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for regional public facilities as defined in
ECDC 21.85.033
Dist 1
Dist 2
Corn
MJ
Retail stores larger than 12,000 GSF
X
X
Residential treatment facilities for
alcoholics and drug abusers
X
X
Light Industrial
X
X
Outdoor storage, incidental to a permitted
use
D
D
A = Permitted primary use
B = Permitted secondary use
C = Primary uses requiring a conditional use permit
D = Secondary uses requiring a conditional use permit
E = Permitted primary use on ground level floor only
X = Not permitted
16.100.040 Site Development Standards
A. Development Standards — General
Development Requirements can be summarized as follows: A
minimum of 25% of the heated space of the overall development
shall be in commercial and /or retail space usage. See District Map
figure B
B. Building Scale and Building Height
1. Intent: In order to provide a consistency of architectural
scale for different sections of the development:
The more commercial /retail area closer to Firdale Avenue shall be
lower in scale than the multi - family buildings oriented to the rear
of the site.
Building Height:
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a. District 1: Commercial /Office /Retail:
One (1) — three (3) stories, (lowest floor to be 12' flr. to flr. min.),
Minimum height: 20 feet; Maximum height 39 feet. Commercial
and Office are not permitted on the ground level floor of the
building.
b. District 2: Multi- family Residential:
Maximum -- 39 feet provided that an additional story may be
permitted to a maximum height of 48 feet in accordance with
subparagraph b.(1) below. Maximum height: 48 feet base height,
for four stories, with possibility of an additional 4 feet, (to allow
for variation in rooflines, for a maximum bldg. height of 52'. Elev.
Shaft enclosures can exceed this height only to meet bldg code.
Guard railings required by and compliant with the State Building
Code on roof decks can exceed the maximum roof height. — See
subparagraph b(2). below)
(1) A fourth story to a maximum height of 48 feet may be
allowed in District 2, for multi- family uses, if the project integrates
green design methods and technologies throughout the project.
The project must achieve at least a 4 -star level of the Built Green
of Washington program or a LEED gold certification, or
equivalent. See also ECDC Design Standards 22.100.090.
(2) Building height may extend four feet above the maximum
39 or 48 foot height limit as applicable if all portions of the
building above the stated height are modulated in design, or are
designed as a hip, gable, arch, shed or other similar forms.
Vertical parapet walls are not allowed to protrude above the 39 or
48 foot height limit unless they are part of an approved modulated
design. For examples of permissible forms, see figures Cl, C2, C3,
C3, and C4.
(3) Ground floor residential in District 2 shall be higher than
the public sidewalk/way by a minimum of 3', or accessed through
a residential courtyard to segregate it from the public way.
3. Elevator shaft and /or /Stairway penthouse shafts may
extend above the maximum building height by 5 feet, when
compliant with building code criteria.
4. Mechanical equipment may extend above this base building
height a maximum of five feet (5').
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C. Parking Standards
1. Minimum Spaces Required
a. Commercial including office, retail and restaurant uses:
Minimum: Provide one space for every 400 SF. Twenty five
percent (25 %), of parking places designated for office space must
also be shared with multi - family residential uses, and shall be
easily accessible to multi - family residential units.
b. Multi- Family Uses: Minimum: Provide 1.5 spaces per unit.
Additional parking for residential units shall be provided in a
shared parking area for office /commercial and residential.
C. For Guest parking, provide 1 space for every ten (10) units
or 0.10 spaces for every unit as a minimum.
2. For shared parking arrangements, a binding covenant in
readable format describing terms of the shared parking
arrangement shall be required between the property management
companies /owners of the residential and commercial uses
describing the joint use of the parking areas, and shall be approved
as to form by the City Attorney.
D. Site Setbacks
See Diagram 16.100.040 D -1 below for illustration of setbacks,
buffers and related notes.
Setback distances refer to areas above ground.
Underground structures can be within the setback area as long so
long as adequate soil depth is provided to support the existence of
trees and vegetation, provided however, that no below ground
structure may extend into or under the 20' setback at the north
property line.
1. Minimum side setbacks are 15 feet.
2. The minimum setback on the northern boundary of the site
is 20 feet. The required setback shall be landscaped and designed
to provide a buffer to adjoining R -zoned property.
3. Where the proposed development abuts a single - family
residential (RS) zoned property, the proposed development shall
also modulate the design of any building facades facing the single -
family residentially (RS) zoned property. See Design Standards
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for additional information.
4. SW Corner Setbacks: District 1 shall extend to street
property line with no setback, and setback from the west property
line by 15'. District 2 shall be setback on a per floor basis, with
the second floor setback from the street property line by 30', and
west property line by 35'. Third floor setback shall be 55' from the
street property line and 35' from the west property line. All floors
shall be revert to minimum setback from the west property line of
15' when 80' from the street property line and greater.
E. Open Space
1. Design Intent: The project shall include a comprehensive
open space network that uses courtyard(s) and other open space
elements to connect the residential and commercial uses.
2. Open Space Requirements:
Minimum open space requirement for the development: Shall be
20% of the overall site area. The minimum open space
requirement may include setback areas, all developed pedestrian
areas including landscaped walkways, plazas, courtyards and other
passive open spaces in the commercial area. The calculation may
also include public open space for the residential uses. The
calculation shall not include parking areas, driveways, or service
areas.
F. Design Standards
For more descriptive information on Design Standards and
guidelines, please see ECDC Chapter 22.100.
Section 2. The Edmonds Community Development Code is amended to
incorporate a new Chapter 22.100 Firdale Village Site Design Standards in the form and with the
illustrations shown on the attached Exhibit A, incorporated by this reference as fully as if herein
set forth.
Section 3. Effective Date. This ordinance, being an exercise of a power specifi-
cally delegated to the City legislative body, is not subject to referendum, and shall take effect
five (5) days after passage and publication of an approved summary thereof consisting of the
{WSS745071.DOC;1 \00006.900000\ } - 9 -
title.
APPROVED•
MAY R G AAKENSON
ATTEST /AUTHENTICATED:
CITY CLERK, SANDRA S. CHASE
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY bw-5,4r
W. SCOTT SNYDER
FILED WITH THE CITY CLERK: 10/23/2009
PASSED BY THE CITY COUNCIL: 10/27/2009
PUBLISHED: 11/03/2009
EFFECTIVE DATE: 11/08/2009
ORDINANCE NO. 3760
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SUMMARY OF ORDINANCE NO. 3760
of the City of Edmonds, Washington
On the 27th day of October, 2009, the City Council of the City of Edmonds,
passed Ordinance No. 3760. A summary of the content of said ordinance, consisting of the title,
provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, AMENDING THE
EDMONDS COMMUNITY DEVELOPMENT CODE TO ADD A NEW CHAPTER 16.100
FIRDALE VILLAGE MIXED USE ZONING CRITERIA, A NEW CHAPTER 22.100
FIRDALE VILLAGE SITE DESIGN STANDARDS, AND FIXING A TIME WHEN THE
SAME SHALL BECOME EFFECTIVE.
The full text of this Ordinance will be mailed upon request.
DATED this 28th day of October, 2009.
1, 4A , - , "-/ , , � "/,- - "
CITY CLERK, SANDRA S. CHASE
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Exhibit A
Firdale Village Site
Design Standards
Index
22.100.000
Applicability and Goals
22.100.010
Site Design and Planning
22.100.020
Architectural Design
22.100.030
Pedestrian Orientation, Outdoor Spaces &Amenities
22.100.040
Vehicular Access and Parking
22.100.050
Site Landscaping & Screening Elements
22.100.060
Signage
22.100.070
Site Lighting
22.100.080
Safety Issues
22.100.090
Sustainable Design
Aerial view of existing Firdale Village site
Firdale Village Site Design Standards -- 1
A.D. Shapiro Architects, PS
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 sub - districts 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.
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 non - motorized 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, multi -
residential and community related outdoor areas and facilities.
C. Project Vision
1. 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, 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.
Firdale Village Site -- Design Standards -- 2
A.D. Shapiro Architects, PS
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 multi - family residential orientation and outdoor courtyards as well
as designing adequate usable open space and landscaped areas in both private
residential and commercial sub - districts. 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.
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 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.
Firdale Village Site De ign Standards -- 3
A.D. Shapiro Architects, PS
Large storefront windows,
overhead metal canopy , lush
landscaping and attention to
detail hep to create a strong
pedestrian orientation.
2. Tree Detention -- 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.
K w
Illustration depicting existing large trees on the site
that act as buffer on north boundary of the site.
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.
1. 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
Firdale Village Site -- Design Standards -- 4
A.D. Shapiro Architects, PS
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% 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.
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 floor, integration of art; interesting textures and patterns; treatment of
public spaces; landscaping; and signage.
Firdale Village Site -- Design Standards -- 5
A.D. Shapiro Architects, PS
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
Mixed -use development with variation in scale and height. Variety of retail
facades, along with interesting storefronts creates visual interest at the gmund 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, below).
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. BuildingArliculation
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 through adding
Firdale Village Site -- Design Standards -- 6
A.D. Shapiro Architects, PS
building focal points which include distinctive entry features,
changing the roofline and changing materials.
Mixed- Use Building w1b modulation of faFade along WXb empbaris on development ofground
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 Fafade 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 (5) of the following elements
on the major facades, with at least five (5) elements on the
ground floor.
(1) Window and doors treatments which embellish the
fagade.
(2) Unique fagade treatment, such as decorative materials.
and design elements.
(3) Recessed entrances.
(4) Balconies.
(5) Railings, grill work, gates
(6) Unique landscaping.
(7) Belt courses.
(8) Decorative tile work.
(9) Projecting metal and glass canopy
(10) Clearstories over storefront windows.
Firdale Village Site Design Standards -- 7
A.D. Shapiro Architects, PS
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Mixed- Use Building w1b modulation of faFade along WXb empbaris on development ofground
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 Fafade 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 (5) of the following elements
on the major facades, with at least five (5) elements on the
ground floor.
(1) Window and doors treatments which embellish the
fagade.
(2) Unique fagade treatment, such as decorative materials.
and design elements.
(3) Recessed entrances.
(4) Balconies.
(5) Railings, grill work, gates
(6) Unique landscaping.
(7) Belt courses.
(8) Decorative tile work.
(9) Projecting metal and glass canopy
(10) Clearstories over storefront windows.
Firdale Village Site Design Standards -- 7
A.D. Shapiro Architects, PS
Building faFade with emphasis on development ofgmund
floor— with attention to building entry and other attractive
faFade detail including irongrill balconies above,
Firdale Village Site -- Design Standards -- 8
A.D. Shapiro Architects, PS
Mixed -use building
with large scale storefront
windows he ps to maximize
transparency at ground
level. Metal canopy, use of
durable materials and
lighting adds to visual
interest.
Use of high quality materials and decorative building details
including exterior lighting andgrill work add interest.
Retail fafade with emphasis on the ground floor and entry. Architectural detail includes
large windows in stornt, large glass entry door, recessed entry, arched windows above,
contrasting stone outlining entry, structural canopy above entry, large sign integrated into
building fa fade, hanging Glade sign to the left, and landscaped planters in front.
c. Walls
Firdale Village Site -- Design Standards -- 9
A.D. Shapiro Architects, PS
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 fagade between the height of two
feet and seven feet devoted to windows and doors affording
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 section d. above on Ground Floor
Windows and Doors.
Firdale Village Site -- Design Standards -- 10
A.D. Shapiro Architects, PS
Storefront design with
a high degree of
transparency from
walkway or sidewalk.
Building with large storefiont windows, overhead canopy and
large street tires
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 setback
or heights, or projecting windows, entrances or walls.
Long linear walls should be staggered horizontally and vertically
to provide interest.
A 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 (8) 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 multi - family
residences such as balconies, roof decks, or bay windows, along
with modulation of building facades. .
Firdale Village Site -- Design Standards -- 11
A.D. Shapiro Architects, PS
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.
22.100.030 Pedestrian Orientation, Outdoor Spaces &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
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
Firdale Village Site - Design Standards -- 12
A.D. Shapiro Architects, PS
create interest along walkways, courtyards and other pedestrian oriented spaces.
Amenities including street trees, planted areas, canopies, wide sidewalks
and street furniture emphasise the pedestrian orientation of the project.
2. All public open spaces, walkways, and sidewalks shall meet ADA
standards.
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 B1 -6 above).
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
roof -top 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.
a. Courtyards:
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(1) An outdoor covered or uncovered area easily accessible to
the public at the same level as the public sidewalk or pedestrian
connections which should:
Be at least 8 feet in width, with a building facade on at least
one side; and minimum area of 100 SF.
Be landscaped with groundcover, shrubs, trees or other
landscaping over 25% of its area.
The design should include seating, special paving material,
pedestrian -scale lighting and other pedestrian furnishings;
b. Playas, Squares and other open paces
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:
(1) There shall be pedestrian linkages leading to and from the
plazas to natural features and other pedestrian paths.
(2) 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.
(3) Amenities shall be provided such as seating, lighting, plants,
drinking fountains, distinctive paving, art work, 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 (4) main elements of the following:
(a) Pedestrian oriented seating;
(b) Permanent Landscaping elements including
planting beds, large potted plants and other
landscaping elements that add visual interest;
(c) Outdoor lighting element; (other than walkway
lighting for safety),
(d) Outdoor artwork or sculptures;
(e) Outdoor fountains;
(f) Information kiosks;
(g) Trash Receptacles;
b) Plaza Amenities -- Additional elements that can be
included above the minimum elements listed above:
(a) Decorative clocks,
(b) Special paving patterns/ or tree grates;
(c) Bicycle racks;
(d) Other amenities that meet the intent of providing
high - quality, pedestrian oriented usable space.
Firdale Village Site -- Design Standard -- 14
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(4) 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.
(5) 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.
(6) 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 sur rounding fountain with artwork, street furniture, trees and
potted plants.
c. Configuration and Linking of Outdoor Spacer.
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.
Firdale Village Site -- Design Standards 15
A.D. Shapiro Architects, PS
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 event, gatherings or community type market.
Open area between buildings can be designed as usable outdoor space.
Small courtyard outside restaurant, separated from adjacent
open space by a low wallifountain.
Firdale Village Site Design Standards -- 16
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Small courtyard created by Narrow courtyard for dining area recessed area in building. can
be created adjacent to restaurant.
Open .mace 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
other usable open spaces.
E. Dedicated Public Meeting Space
The project should provide a public meeting room of not less than 500
SF, with at least one wall with windows to the outside, within the
commercial section of the project. Preferably, the room should be
Firdale Village Site -- Design Standards 17
A.D. Shapiro Architects, PS
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.
22.100.040 Vehicular Access and Parking
A. Parking Layout and Design
1.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 maximum of three (3) access points from Firdale
Avenue to the project.
22.1 00.050 Site Landscaping & Screening Elements
A. General Landscaping
Site landscaping shall be designed to achieve the project vision as described in
Section A. 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 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.
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A.D. Shapiro Architects, PS
The combination of trees, planted areas, potted plants, and street furniture
all work to to create an inviting, walkable environment.
1. 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 sub-
areas 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% 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.
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A.D. Shapiro Architects, PS
Various forms of landscaping, including trees, planted areas, hanging plants, trellises and uses of potted
plants, site lighting, hep to create an inviting and attractive ambiance within the development.
A well - designed
landscape plan will hep
to provide walkable
connections and usable
open space throughout
the project.
B. Lands4ing — 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%
ground coverage in five years.
3. Parking areas shall have one tree per every 10 parking stalls.
C. Screening Elements
Intent: To minimize the negative visual impacts of service and storage
elements (ie. waste receptacles, loading docks), to the street and
pedestrian environment.
1. On -site Service Areas.
Firdale Village Site -- Design Standards
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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.
2. Service elements shall be located and designed to minimize the
impacts of the pedestrian environment and adjacent uses. Service elements
should generally by 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 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.
22.1 00.060 Signage
A. De ign Intent.-
To encourage signage that is clear, attractive and of an appropriate scale
for the project.
To provide consistent design criteria for the entire project.
To enhance the visual qualities of signage through the use of
complementary sizes, colors and methods of illumination.
To provide signage guidelines that meet commercial tenant needs.
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 throughou t the
project and always complement s building's character.
Firdale Village Site -- Design Standard -- 21
A.D. Shapiro Architects, PS
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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.
I. 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 Glade signs to left of entry. Storefront exhibits strong pedestrian orientation and
attention to detail including: recessed entry door, glass storefivnt, 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, signs
etched or cutout of solid materials such as wood or brass and illuminated from
behind.
Firdale Village Site -- Design Standards -- 22
A.D. Shapiro Architects, PS
Mixed media sign above door. 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 non - transparent 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
Ground level monument sign constructed
of solid materials
7. `Way finding signage.' The project shall include a coordinated
system of signs to aid in visitor orientation and navigation through the project.
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22.1 00.070 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.
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' height) and /or bollard
lighting shall be used to define pedestrian walkways, connections and
other pedestrian areas within the development.
Firdale Village Site De ign Standards -- 24
A.D. Shapiro Architects, PS
Decorative pedestrian scale lighting along walkway Light fixture with hanging plants in
near parking lots. 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.
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 plan. Warm lighting colors are encouraged.
5. Within parking lots, a minimum foot candle of (1.0) at the perimeter
of light sources and between light sources, and 5.0 under light fixtures is
recommended. Light shall not exceed 0.5 foot candles 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.
Firdale Village Site -- Design Standards 25
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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 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, 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.
22.100.90 Sustainable Design
A. Incentive.
In exchange for allowing four -story buildings for the multi - residential portion of
the project, the development would be required to meet the requirements for at
least a 4 -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 multi- family sub-
district, then the project must meet the requirement for at least a 3 -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
Firdale Village Site -- Design Standards -- 26
A.D. Shapiro Architects, PS
the project — For example: The project will achieve at least a 4 -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 reasonably feasible. For the
purposes of this section, low impact development techniques
shall include, but shall not be limited to, the following: the use of
bio swales, green roofs, and grasscrete.
"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.
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.
elect resource efficient and recycled materials where possible, that
minimize environmental impact.
Utilize wood from sustainable sources.
Encourage recycling of waste with easy access recycling stations and
pick -up areas.
Manage construction demolition and waste with a jobsite recycling
plan.
Firdale Village Site -- Design Standards 27
A.D. Shapiro Architects, PS
4. Health and IndoorAirQuality
Utilize multiple strategies to limit emissions from materials Select low
VOC and non -toxic 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
Definitions
Possible use ofgreen roofs and other innovative
technologies.
This section will provide clarification of some of the specific terminology
used within the guidelines.
Courtyard.•
A landscaped spaced enclosed on at least three sides by a structure(s).
Curb Cut:
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).
Fafade:
Any vertical exterior wall of a building.
Firdale Village Site -- Design Standards 28
A.D. Shapiro Architects, PS
Frontage:
Refers to the length of property along a public street or right -of -way.
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, 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 Fafade:
A building fagade 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.
Frontage along a pedestrian- oriented space.
Pedestrian - Oriented Space:
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:
Visual and pedestrian access into the site from the public right of
way;
Paved walking surfaces of either concrete or approved unit paving;
On -site or building- mounted lighting;
Seating comprised of at two feet of seating area (bench, ledge, etc.),
or one individual seat per 60 SF of plaza area or open space.
A "pedestrian- oriented" space is encouraged to have: Site furniture,
amenities such as fountains, kiosk, artwork, and landscaping that
does not act as a visual barrier.
Human Scale:
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.
Firdale Village Site Design Standard -- 29
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Vertical Articulation:
Visual division of a building's facsade into distinct sections or elements to
reduce the apparent horizontal length of the fagade.
Firdale Village Site -- Design Standards -- 30
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Affidavit of Publication
STA'T'E OF WASHINGTON,
COUNTY OF SNOHOMISH
} S.S.
F eny
The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of
THE HERALD, a daily newspaper printed and published in the City of Everett, County of
-
Snohomish, and State of Washington; that said newspaper is a newspaper of general
nc. 189
circulation in said County and State; that said newspaper has been approved as a legal
SUMMARY OF ORDINANCE NO. 3760
newspaper by order of the Superior Court of Snohomish County and that the notice
of the City of Edmonds, Washington
On the 27th day of October, 2009, the City Council of the City of
Edmonds, passed Ordinance No. 3760. A summary, of the content
of said ordinance, consisting of the title, provides as follows:
Summary of Ordinance NO. 3760
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON,
AMENDING THE EDMONDS COMMUNITY DEVELOPMENT
CODE TO ADD A NEW CHAPTER 16.100 FIRDAEE VILLAGE
MIXED USE ZONING CRITERIA, A NEW HAP I EH 22.100
Amending the Edmonds Community Development Code
FIRDAEE VILLAGE ITE.DE IGN STANDARDS,AND FIXING A
TIME.. ENTH AMESHALL BEG- MEEFFECTIVE.
The full text of•this Ordinance will be mailed upon request.
DATED this 28th day of October, 2009.
CITY CLERK, SANDRA S. CHASE
Published: November 3, 2009.
a printed copy of which is hereunto attached, was published in said newspaper proper and not
in supplement form, in the regular and entire edition of said paper on the following days and
times, namely:
November 03, 2009
and that said newspaper was regularly distribute to its subscribers during all of said period.
�� Principal Clerk
Subscribed and sworn to before me this 3rd
El' ED
day of November, 2009
NOV 10 2009
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�� ltl'�� � �1- O � Y CLERK
Not Public in and for a Sta .lo 4i15' r
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County. ='
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Account Name: City of Edmonds
Account Number. 101416• , tai; J� ;t -.� 1,�. 0001673119
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