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2019-06-05 Architectural Design Board Packet- 0� L1UM0 �T, Agenda Edmonds Architectural Design Board Rq� COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 JUNE 5, 2019, 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of May 13, 2019 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 6. PUBLIC HEARINGS 1. Phase 1 District -Based Design Review for Graphite Arts Studios #1 and #2 located at 202 Main St. and 117 2nd Ave. S. (PLN20190009) 7. CONSOLIDATED PERMIT APPLICATIONS 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 1. Election of Vice Chair for 2019 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda June 5, 2019 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 06/5/2019 Approval of Draft Minutes of May 13, 2019 Staff Lead: N/A Department: Planning Division Prepared By: Diane Cunningham Background/History N/A Staff Recommendation Approve the draft minutes Narrative The draft minutes are attached. Attachments: ADB190513d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting May 13, 2019 Chair Herr called the meeting of the Architectural Design Board to order at 7:00 p. in., at the City Council Chambers, 250 - 5d' Avenue North, Edmonds, Washington. Board Members Present Board Members Absent Staff Present Joe Herr, Chair Tom Walker (excused) Kernen Lien, Environmental Programs Manager Cary Guenther Maureen Jeude (excused) Bruce Owenby Lauri Straus APPROVAL OF MINUTES BOARD MEMBER STRAUSS MOVED THAT THE MINUTES OF APRIL 3, 2019 BE APPROVED AS SUBMITTED. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA BOARD MEMBER STRAUSS MOVED THAT THE AGENDA BE ACCEPTED AS PRESENTED. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. REQUESTS FROM THE AUDIENCE: There were no audience comments during this part of the agenda. MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC HEARING: There were no public hearings. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): Edmonds Waterfront Center and Waterfront Redevelopment Mr. Lien reviewed that the project was first presented to the Board in July of 2016 because the lease for the Senior Center on the site required that the City Council approve the design before the applicant could apply for the land use permits. He explained that there are five land use permits associated with the project: • A Conditional Use Permit for the Senior Center and the park. Architectural Design Board Meeting Minutes of Regular Meeting May 13, 2019 Page 1 of 6 Packet Pg. 3 2.1.a • Project Design, which is the aspect currently before the Board. • A Shoreline Permit for the parking lot and building. • A Shoreline Permit for the waterfront project, which pulls the existing bulkhead back and replaces the walkway. • A Shoreline Permit for the easement in front of the Ebb Tide Condominiums for the walkway over the water. Mr. Lien explained that each of the permits are Type III and will be consolidated into one process, which means the highest decision -making body makes the decision. In this case, the Architectural Design Board will forward a recommendation to the Hearing Examiner. The Hearing Examiner will conduct a public hearing on May 23 d and make the final decision on all five permits, as well as the State Environmental Policy Act (SEPA) appeal. Mr. Lien advised that the Board is charged with reviewing the proposal to make sure it is consistent with ECDC 20.11.030 (General Design Standards), the Comprehensive Plan Urban Design Standards, and the zoning ordinance. He provided a map showing the location of the existing Senior Center, the ferry terminal, Brackett's Landing Park, an office building and the Ebb Tide Condominiums. He pointed out that the overwater walkway would be located within the easement in front of the condominiums. The site is zoned Commercial Waterfront (CW), the adjacent Olympic Beach Park is zoned Public (P), and there is commercial development on the other side of the railroad tracks. He explained that the CW zone requires a 15-foot setback measured from the existing seawall, and the proposed building would be set back 16 feet from the seawall. He said the CW zone calls for a 60-foot landward setback for parking, but the Shoreline Master Plan (SMP) allows the parking setback to be reduced to 40 feet if a walkway and public access is provided. The proposed walkway and relocated bulkhead would meet that requirement. He pointed out that the project removes the seawall and restores the beach, so the setback was measured from the ordinary high-water mark, instead. The CW zone also requires a 15-foot setback from Residential (R) zoned properties, but there are none nearby. The Ebbtide Condominiums are residential but located within the CW zone so the setback would not apply. Mr. Lien said the height limit in the CW zone is 30 feet, and normally, height is measured from the average grade. However, as part of the most recent Critical Areas Ordinance (CAO) update, projects within the coastal high hazard flood area must be built two feet above the base flood elevation. For properties along the waterfront, the base flood elevation is considered the average grade, which means the requirement eliminated two feet of potential height. However, there is an exception for properties within the high hazard flood area that allows height to be measured from two feet above base flood elevation. The base flood elevation is 12 feet, and the zoning height would be measured from 14 feet. The building can go up 30 feet above 14 feet, and the proposed building is just under the maximum height allowed. There are a few exceptions for chimneys and other rooftop appurtences, as well. Mr. Lien explained that the property is located within the Downtown Commercial Area, where the parking requirement is one stall for every 500 square feet of gross floor area and associated outside area that is tied to the building. In total, the proposal includes about 27,000 square feet (building and outdoor area) and 56 parking spaces are required. The applicant is proposing 70 parking spaces and one motorcycle space. Mr. Lien advised that Type V landscaping will be required on the interior of the parking lot, which means the applicant must provide 24.5 square feet of landscaping per parking space or a total of 1,680 square feet. The applicant is proposing 1,700 square feet of landscaping in the middle section of the parking lot and there are a number of other islands, too. He noted that the applicant is also proposing a bioswale in the parking lot area, as well as bioswales along the street. He said Type IV landscaping and street trees are required along the street. Type III landscaping is required on both the north and south sides of the development, and the existing landscaping on the northside of the current building meets the Type II landscaping requirement. There are a variety of options to meet the requirement on the south side, and the applicant is proposing a fence that provides separation from the Ebb Tide Condominium parking structure. Mr. Lien said there is a Public Utility District (PUD) transformer in the corner of the site, and there are certain clearance requirements that make screening difficult. The fence will screen the transformer from view when driving north on Architectural Design Board Meeting Minutes of Regular Meeting May 13, 2019 Page 2 of 6 Packet Pg. 4 Railroad Avenue and some plantings will be added on the north side. The trash enclosure will hide it from the back, but it will be visible from the street. Mr. Lien said the proposed building design has not changed significantly since it was presented to the Board in 2016. The west side of the building is primarily windows to take advantage of the view. Mr. Lien said he also reviewed all of the Comprehensive Plan and the General Design Standards that apply to the project (See Staff Report) and found the proposal to be consistent. He recommended the Board approve the project to the Hearing Examiner. Chair Herr asked if storm surges would be a concern if the seawall is removed. Nick Morin, Landscape Architect, Environmental Works, explained that the current bulkhead is at the same elevation as the rest of the promenade. It has a seawall in front of it with a recurve to the south. To the north is an older version of the seawall that is about 12 inches higher than the elevation of the promenade. The seawall will be replicated with a combination of designs that takes the r' vegetative stabilization that was used at South Brackett's Landing, which is a very soft environment that is more natural coa and beach like, Olympic Beach where there is a larger, amphitheater staircase and more infrastructure, and North ai Brackett's Landing where there is a mini version of the seawall that takes you right down to the beach. The proposal r would hybridize all of those, and the final elevation of the boulders that will be used in front of the new seawall will be 12 inches higher than the promenade. He concluded that they would replicate the same elevation with a different c combination of ingredients, and the soft engineering that exists in front of the beach restoration area will include a series 0 of anchored logs that are about 3.5 feet in diameter. Plantings will be behind the logs, and the seawall will be the third tier. While it is wide open in terms of preserving views, it will be done in a way that does not allow the water to hit the promenade. L Nick Morin, Landscape Architect, Environmental Works, shared the landscape plans for the project. At the 0 c northwest corner where you enter the site from the existing promenade, the bulkhead will be replaced with a combination of boulders that sit in foreground of a heavily engineered promenade and waterfront. The seawall will c follow the line of boulders. An Americans with Disabilities Act (ADA) ramp will be below sand most of the time. a During a large storm when the sand migrates out, there will still be a way to get down to the beach. The ramp will also Q double as an access for hand boat/kayak launch, and an ADA parking stall will be located close by. There will be seven bicycle spaces, as well. 0 Mr. Morin said the promenade will use the same material and finishes as the existing promenade since the goal was to 0 m create a seamless walkway, and a portion of the existing promenade just past the second stairway will be preserved. All a of the public walkway will culminate in a plaza and circular feature at the northwest corner of the building. The intent is; to bring the shoreline environment, walkway and outdoor activities together into one location. The texture of the design (wave forms on finished pavement) will be carried all the way around the building and out to the street as much as z possible. The walkway that corresponds with the main entrance will be highlighted as a pedestrian crossing to make it as safe as possible, and curbless conditions will exist all around the perimeter of the building that faces the parking lot to Q create a barrierless condition. However, there will be bumpers to keep cars in the parking lot. They wanted to make sure the areas are functional and easy to navigate for all users. Mr. Morin explained that, along the frontage, the curb and gutter will be aligned with the properties to the north and south, which means they will extend further out into the Burlington Northern Santa Fe (BNSF) right-of-way by 5.5 feet. Because the building must be raised by two feet, as described earlier by Mr. Lien, it creates a bit of a slope towards Railroad Avenue, as well as to the north. As water flows in those directions, it will be caught by bioretention planters along Railroad Avenue and the frontage. Bioretention planters will also be located in the parking lot and in the northwest corner. He summarized that water quality treatment would happen for the entire site, but water quantity control is not required for the project since water flows to the Sound. The proposed project would increase the capacity of the system and all the pipes would be sized up to meet current code requirements. More resilience would be built into the design in the northwest corner via a catch basin that will help the site respond and dewater after storm surges. Architectural Design Board Meeting Minutes ofRegular Meeting May 13, 2019 Page 3 of 6 Packet Pg. 5 2.1.a Sally Knodell, Director of Architecture, Environmental Works, briefly reviewed the building design. She pointed out the glazing of the banquet room, which will seat 220 people. Above that is glazing for the four multi -purpose rooms. The 2-story glazed wall is the community lounge, and to the left of that is a 2-story stone veneer. She also pointed out the 2-story stair and the small canopy over a walk-up window to the caf6 kiosk. She pointed out the fully -glazed corner of stacked community meeting rooms and the main entry to the building, which has storefront glazing to draw the eye. She pointed out the fenestrations on the entry to the thrift store, noting the glazing that will result in a storefront appearance. The administration offices would be located above the thrift store, with glazed windows, as well. She shared floor plans for each level of the project and provided a brief description of each. She specifically pointed out the support space at the south end that buffers the activity of the building from the adjacent residential use. She also pointed out how the fenestration on the eastern facade was altered to be more consistent with the western facade. In addition, the northwest corner vestibule was pulled back and articulated as more of a solid and the roof plane is now a heftier situation. She summarized that the changes made in the more developed design resulted in improvements to the facade composition and more thematic consistency between the solid walls and the glazed openings. Chair Herr asked if the applicant is anticipating some headroom space where the stairway turns and comes down over the coffee area. Ms. Knodell answered that the height is 15.5 feet floor -to -floor, and the code required minimum is 7 or 7.5 feet. Ms. Knodell reviewed that one concern when the projected was presented to the Board in 2016 was about all the glazing at the west elevation. The design team worked with the Integrated Lighting Design Lab from the University of Washington to model the proposed design and the results came in fine. The exterior canopy above the I' floor level glazing helps with shading, but there will be sunlight coming into the west windows in high summer. Interior roller shade blinds were added, but there will be glare issues in those rooms for 1 to 1.5 hours each day. Ms. Knodell said a question was also raised about whether or not a gender -neutral restroom should be provided, and the current proposal includes a family restroom that could be used as a gender -neutral restroom. There was concern about the wood in the vertical columns on the west elevation. All of the vertical support structures will be steel flanges that are filled in with wood. They were given the directive to implement a northwest contemporary expression, and the low - slope roof and heavy timber wood expression is part of that vocabulary. The wood used on the exterior will be protected with a premium oil -based finish. There was also concern about energy code compliance due to all the glazing. While it looks like a lot of glazing, the proposed design is actually below the 30% window -to -wall ratio required by the energy code. They are at 27.2%. Some of the elevations have very little glazing, and this helps offset the glazing on the other facades. The proposed glazing is better or at code. Ms. Knodell said there was also concern about the south alley (space between the proposed Waterfront Center and the Ebb Tide Condominiums) being a good hiding place, but there will be tall, non -climbable fences with gates on the east and west sides. There was a concern about exiting, and all of the corridor quantity, widths and doors are code compliant. There was a question about including a rooftop deck, but given the institutional nature of the building, the ceiling heights need to be taller and the height limit eliminates this possibility. Mr. Morin recalled that some constraints were not fully flushed out in the previous version. One was fire truck mobility through the parking lot. They lost some room between the north face of the building and the property line after the full turning radius was introduced out to the promenade. They also lost some room maintaining the existing walkway along the north property line. Previously, the walkway adjacent to the north face of the building was 10 to 17 feet wide, and the current range is 6 to 10 feet. Mr. Morin said the 2016 design provided 74 parking stalls, 3 van stalls, and 1 ADA stall, but the transformer had not yet been sized and the fire truck access had a significant impact on the design. They are now at 70 stalls plus 1 motorcycle stall, 4 van stalls and 3 ADA stalls. He summarized that, overall, the proposed design maintains connections around and Architectural Design Board Meeting Minutes of Regular Meeting May 13, 2019 Page 4 of 6 Packet Pg. 6 2.1.a throughout the site. The bus site will shift about 8 feet to the north of its current location, and the pick up and drop off in front of the building will be more functional than it is currently. Board Member Strauss commended the design team on their efforts to address the Board's earlier concerns. She asked if the continuous walkway in front of the Ebb Tide Condominiums would be implemented as part of the Waterfront Center Project. Mr. Lien answered yes and explained that the easement in front of the Ebb Tide Condominiums was granted to the City in 1983, and one of the Shoreline Permits associated with the project is for the overwater walkway that would connect the two existing walkways. Board Member Strauss commented that the building design has evolved very nicely and she likes the punched windows on the west side. The applicant has addressed the Board's comments and concerns, and she likes that they have been very conscientious about providing ADA access so the facility is accessible to everyone. Board Member Owenby suggested that there may be an opportunity to have the banquet rooms at the back open up to some form of an outside terrace. He felt this would make the space more desirable. Ms. Knodell said that option was considered as part of the earlier design. However, in certain condition, water will actually hit the face of the building. Given the difficulty of preventing water intrusion, the option was taken out. The idea is to have a building that is both low maintenance and very durable in its saltwater environment. Board Member Owenby asked why vinyl windows are proposed as opposed to fiberglass. Ms. Knodell responded that they specified the curtain wall and the storefront glazing to have the highest quality finish, and they have been assured the windows will be durable. They were able to get a higher STC rating from the VPI windows than from other manufacturers, and the train noise was another concern. The project has gone through two rigorous cost -control exercises and the fiberglass windows were determined to be too costly. Board Member Owenby asked if any of the windows would be operable. Ms. Knodell answered no, in order for the HVAC system to do its job as best it can. Board Member Guenther asked for more information about the exterior side materials. Ms. Knodell said that, aside from the glazing, wood and stone veneer, all of the other siding will be cementitious panel and 85% will be ceraclad, which is the highest cementitious product currently on the market. It is much thicker than Hardy Board. Hardy panel will only be used on the south elevation. Chair Herr asked if a restroom would be provided in connection with the thrift store and/or meeting room. Ms. Knodell answered that a restroom is not required by code for the thrift store. She is not sure about the requirement for the meeting room. Daniel Johnson, Edmonds Senior Center, explained that the Senior Center programs will operate from 8 a.m. to 4 p.m., and the City will operate its programs from 4 p.m. to 10 p.m. The meeting room will not be rented before 8 a.m. or after 10 p.m. Chair Herr asked why double doors are needed at the entry next to the thrift store. Mr. Johnson answered that these doors are for weather and temperature control. Ms. Knodell added that the doors are an energy code requirement. Mr. Lien reminded the Board that only one public hearing can be conducted for the project, so they cannot solicit public comments at this time. People will be invited to make comments on the proposal at the Hearing Examiner hearing on May 23'd. He explained that the Board's responsibility is to make a recommendation to the Hearing Examiner regarding design, and the Hearing Examiner will make the final decision on all 5 of the permits and the SEPA appeal. BOARD MEMBER STRAUSS MOVED THAT THE BOARD FIND THE PROPOSED DEVELOPMENT CONSISTENT WITH THE CRITERIA LISTED IN ECDC 20.11.030, THE COMPREHENSIVE PLAN AND THE ZONING ORDINANCE, AND RECOMMEND APPROVAL OF THE PROJECT TO THE HEARING EXAMINER BASED ON THE FINDINGS, ANALYSIS, CONCLUSIONS AND ATTACHMENTS IN THE STAFF REPORT. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. Architectural Design Board Meeting Minutes of Regular Meeting May 13, 2019 Page 5 of 6 Packet Pg. 7 2.1.a ELECTION OF VICE CHAIR FOR 2019 This item was postponed. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: Mr. Lien said he is working to prepare information on projects the ADB has previously approved over the last 10 years. It will be presented to the Board for discussion at a future meeting. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board comments. ADJOURNMENT: The meeting was adjourned at 8:01 p.m. Architectural Design Board Meeting Minutes of Regular Meeting May 13, 2019 Page 6 of 6 Packet Pg. 8 6.1 Architectural Design Board Agenda Item Meeting Date: 06/5/2019 Phase 1 District -Based Design Review for Graphite Arts Studios #1 and #2 located at 202 Main St. and 117 2nd Ave. S. (PLN20190009) Staff Lead: Mike Clugston, Senior Planner Department: Planning Division Prepared By: Michael Clugston Background/History This is a new proposal for the southeast corner of 2nd and Main St. and the vacant lot to the south. Graphite 1, at 202 Main Street (the old MarVel Marble site), would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Building 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over flex space and parking. Both parcels are zoned Downtown Business (BD2). The Board approved the design of a previous proposal for 202 Main St. but that project has been abandoned (PLN20170016). Staff Recommendation Review the Phase 1 materials and provide guidance to the applicant by completing the design guideline checklist (Attachment 5 of the staff report) and continue the hearing to a date certain for Phase 2 of the process. Narrative This is Phase 1 of the required two-phase public hearing on the proposal. According to ECDC 20.12.010, proposals in the BD zones that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process leading to a Type III-B decision by the Board. Attachments: Phase 1 staff report and attachments PLN20190009 Packet Pg. 9 6.1.a `/'c. l -�`)`� CITY OF EDMONDS 12151h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION MEMORANDUM "PUBLIC HEARING: PHASE 1" To: The Architectur I Design Board (ADB) From: R& /1Z Mike Clugston, AICP, Senior Planner Project: Graphite Arts Studios 1 & 2 (File No. PLN20190009) Date of Report: May 29, 2019 Public Hearing: Wednesday —June 5, 2019 at 7:00 P.M.* (Phase 1) Edmonds Public Safety Complex: Council Chambers 250 - 5t" Avenue North, Edmonds, WA 98020 * Note: The public hearing will be continued to a date certain for Phase 2 of the two -phased design review process. PROJECT PROPOSAL Architect David Pelletier, representing property owner Mary Olsen, submitted an application for two new mixed use buildings in the Downtown Business (BD2) zone. Graphite 1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Graphite 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over flex space and parking. II. DESIGN REVIEW PROCESS The subject sites are located within the Downtown Mixed Commercial (BD2) zone, which require district -based design review when necessary. Sirce the project triggers a threshold determination under the State Environmental Policy Act (SEPA), design is reviewed as part of a two -phased public hearing process before the Architectural Design Board (ADB). This process is outlined in Edmonds Community Development Code (ECDC) Chapter 20.12 and summarized below. Packet Pg. 10 6.1.a This submittal (Attachments 1- 4) initiates Phase 1 of the two -phased ADB public hearing process. Pursuant to ECDC 20.12.005.A, for Phase 1 of the process, the applicant must provide a preliminary conceptual design and must also provide a description of the property to be developed noting all significant characteristics. The ADB will use this information to make factual findings regarding the particular characteristics of the property and will prioritize the design guideline checklist (Attachment 5) based on these facts in addition to the design objectives of the City's Comprehensive Plan and within the Edmonds Community Development Code. Following public testimony at the Phase 1 hearing and completion of the design guideline checklist by the ADB, the public hearing shall be continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Pursuant to ECDC 20.12.005.13, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review (Phase 2). Staff will provide a more detailed analysis of the proposal's compliance with the prioritized design guidelines and criteria as part of the Phase 2 hearing. The ADB will further review the design of the project and will make the final decision on the design proposal at the conclusion of Phase 2 of the public hearing. This design o process has been developed in order to provide for public and design professional input r a� at an early point in the process. If/when approved, the applicant would later submit a building permit application for the project, and specific compliance with applicable a development standards (such as height and setbacks) would be reviewed by staff as part c of the building permit application review. c kll. NATURAL ENVIRONMENT 1. Topography. The vacant sites are relatively level with a gentle downwards slope generally towards the west with an elevation change of about 6 feet from the eastern side of the property to the western side. 2. Critical Areas. Critical areas checklists were reviewed in under files CRA20170032 & CRA20190044 and it was determined that no critical areas were located on or adjacent to the sites; therefore a "Waiver" from further critical area study was issued. 3. SEPA Review. Review under the State Environmental Policy Act (SEPA) was required for this project because the proposed buildings each exceed 4,000 square feet of new building area. A SEPA checklist was submitted with the application and a determination of Nonsignificance was issued on May 14, 2019 (Attachment 9). Notice of the SEPA determination was included with the Notice of Application and Public Hearing for the project, and declarations of posting and mailing and an Graphite Studios 1 & 2 PLN20190009 — Phase Page 2 of 7 Packet Pg. 11 6.1.a affidavit of publication of the SEPA Determination of Nonsignificance are included for reference with the public notice materials in Attachment 10. The Department of Ecology submitted comments regarding the DNS (Attachment 15). Their comments will be discussed in more detail in the staff report for Phase 2 of the design review hearing. IV. TECHNICAL STAFF REVIEW The Phase 1 portion of the subject application was reviewed and evaluated by South Snohomish County Fire and Rescue, Building Division, Public Works Department, and Engineering Division. South County Fire identified portions of the fire code that will apply to the project as well as needed permits (Attachment 11). Hydrant locations and fire department connections should be identified on the Phase 2 plans. The Building Division had no comments at this point in the project (Attachment 12). The Engineering Division noted that a stormwater report will be needed with the Phase 2 resubmittal to confirm project feasibility (Attachment 13). Comments on the trash enclosure, parking and frontage improvements must also be addressed. Traffic impact reports already submitted will be reviewed with Phase 2 of the design review process. V. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS 1. ECDC 16.43 — Downtown Business Zone A. ECDC 16.43.020 Uses. The two vacant sites are located in the BD2 zone and subject to the requirements of ECDC 16.43 (Attachment 6). The proposal is for two mixed -use buildings: Graphite #1, an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking; and Graphite #2, a 17,000 sq. ft. two-story wood frame building with eight apartments over flex space and parking. These are all permitted primary uses in the BD2 zone pursuant to ECDC 16.43.020. B. According to ECDC 16.43.030, development standards in the BD2 zone include Graphite Studios 1 & 2 PLN20190009 — Phase Page 3 of 7 Packet Pg. 12 6.1.a Minimum Height of Ground Minimum Minimum Minimum Minimum Minimum Maximum Floor Zone Lot Area Lot Width Street Side Rear 1 Height2 within the (Sq. Ft.) Setback Setback' Setback Designated Street Front4 BD2 None None 0' 0' 0' 30' 12' i ' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43- 1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. C. Setbacks. Since the subject site is not adjacent to residentially (R) zoned property, no setbacks are required for the proposed buildings. D. Height. The maximum allowed height in the BD2 zone is 30 feet with certain exceptions provided in ECDC 16.43.030.C.3. Graphite #1 appears to be little more than 28 feet (Sheet A1.10 of Attachment 3) while Graphite #2 would be about 26 feet (Sheet G1.10 of Attachment 4). Minimum Height of Ground Floor. The designated street front requirement found in ECDC 16.43.030.13 applies only to the Graphite #1 site. Development within the designated street front, which is 45 feet measured perpendicular from 2nd Avenue South and Main Street, must only consist of commercial uses. That portion of the proposed Graphite #1 building would be occupied by commercial uses including artist studios, art gallery and a cafe. In addition to the requirement for the designated street front to be occupied by commercial uses, there is also a minimum ground floor height requirement of 12 feet within the designated street front. Sheet A1.10 of Attachment 3 shows a ground floor height of 14.5 feet. Graphite #2 is not subject to the designated street front or minimum floor height requirements. Graphite Studios 1 & 2 PLN20190009 — Phase I Page 4 of 7 Packet Pg. 13 6.1.a Parking. Pursuant to ECDC 16.43.030.D, no parking is required for any commercial floor area of permitted uses located within the BD2 zone, and per ECDC 17.50.010.C, one parking stall is required per residential unit for properties within the downtown business area as defined in ECDC 17.50.070.B. No stalls are required for Graphite #1 since all uses in the building would be commercial but four (4) are proposed. Eight (8) stalls are required for Graphite #2, since eight units are proposed. More than eight stalls are proposed. G. Open Space. In accordance with ECDC 16.43.030.E, at least five percent of the lot area of Graphite #1 must be devoted to open space. With a lot area of 14,411 square feet, 720 square feet of open space is required. The proposal provides 1,412 sq. ft. of open space along the Main Street property frontage in the form of seating terraces and an entry porch (Sheet A2.10 of Attachment 3) Graphite #2 is not subject to the open space requirement because the lot does not meet the size thresholds. As always, all zoning requirements (and related building, engineering and public works codes) would be verified through review and approval of future permits for the buildings and site improvements and through inspections during the construction process. 2. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, in conducting its review, the ADB shall use the design guidelines and design review checklist applicable to the district -based design review process. These guidelines and checklist are included for reference as Attachment 5. The ADB will utilize the checklist to prioritize the design guidelines for the subject proposal. B. Compliance with the district -based design guidelines will be reviewed by the ADB during Phase 2 of the review process. 3. ECDC 20.13 Landscaping Requirements A. ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB and Hearing Examiner are allowed to interpret and modify according to ECDC 20.13.000. B. As is typical with most development in the Downtown Business (BD) zones, the majority of the site will be covered by the proposed building since no setbacks are required. A landscape insert is provided on Sheet A1.10 of Attachments 3 and 4 for those areas where space exists for some landscaping. C. Street trees will be required in order for the project to comply with the City's street tree requirements. Graphite Studios 1 & 2 PLN20190009 — Phase I Page 5 of 7 Packet Pg. 14 6.1.a 4. ECDC 22.43 Design Standards for the BD Zones A. Design standards applicable to the BD zones are provided in ECDC Chapter 22.43 (Attachment 7). B. Compliance with the BD design standards will be reviewed by the ADB during Phase 2 of the review process. 5. Comprehensive Plan Urban Design Objectives A. In addition to the design guidelines applicable to the district -based design review process (Attachment 5) and the BD design standards (Attachment 7), the proposal must also comply with the applicable downtown design objectives of the Comprehensive Plan due to the site's location within the "Downtown Mixed Commercial" and within the "Downtown/Waterfront Activity Center" designations of the Comprehensive Plan. Refer to Pages 123 through 127 of the December 2017 Comprehensive Plan for the downtown design objectives (Attachment 8). B. Compliance with the downtown design objectives of the Comprehensive Plan will be reviewed by the ADB during Phase 2 of the review process. VI. PUBLIC NOTICE A "Notice of Application" was issued on May 2, 2019. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the Library. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. A "Notice of Public Hearing and SEPA Determination" was issued on May 14, 2019. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the Library. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. The public notice materials are included as Attachment 10. One public comment has been received to date from Richard Eadie who is in favor of the project (Attachment 14) The City has complied with the noticing provisions of ECDC 20.03. VII. CONCLUSION AND RECOMMENDATION According to ECDC 20.12.020.A.1, the purpose of Phase 1 of the public hearing process is for the ADB to identify the relative importance of design criteria that will apply to the project proposal during the subsequent design review. The basic criteria to be eval,aateG are listed on the deign guidelines checklist (Attachment 5). In identifying the relative importance of the design criteria, the ADB must use the applicable design guidelines of the BD2 zone, the downtown design objectives in the Comprehensive Plan, and any relevant district -specific design objectives of ECDC Chapters 20.12 and 20.13. Graphite Studios 1 & 2 PLN20190009 — Phase I Page 6 of 7 Packet Pg. 15 6.1.a Staff recommends that the ADB conduct the following after the public comment portion of the Phase 1 public hearing: 1. The ADB should consider all applicable design guidelines and standards referenced throughout this report and must complete the design guideline checklist (Attachment 5), prioritizing all applicable design guidelines and objectives. 2. The public hearing must be continued to a date certain for Phase 2 of the public hearing process, not to exceed 120 days from the Phase 1 meeting date. Staff recommends August 7 to allow sufficient time for the applicant to respond to the Board's direction and for staff to review the resubmittal and prepare the staff report for Phase 2. VIII. PARTIES OF RECORD City of Edmonds 121 5th Ave N Edmonds, WA 98020 IX. ATTACHMENTS Mary Olsen 221- 2nd Avenue N Edmonds, WA 98020 Richard Eadie 1455 NW 188th St. Shoreline, WA 98177 1. Land use applications 2. Applicant's cover letters 3. Graphite #1 preliminary project plans (Phase 1) 4. Graphite #2 preliminary project plans (Phase 1) 5. Design Guideline Checklist 6. ECDC 16.43: BD —Downtown Business 7. ECDC 22.43: Design Standards for the BD Zones 8. Comprehensive Plan excerpts General Design Objectives and Urban Design Goal B Downtown/Waterfront Activity Center 9. SEPA determination of nonsignificance and checklist 10. Public notice materials for notice of application, Phase 1 hearing and SEPA DNS 11. Fire District comments 12. Building Division comment 13. Engineering Division comments 14. Eadie comr lent 15. Ecology SEPA comment Graphite Studios 1 & 2 PLN20190009 — Phase I Page 7 of 7 Packet Pg. 16 6.1.a City of Edmonds Land Use Application MAR EVE rn1 l Ad`I-+ f-; -. grT X ARCHITECTURAL DESIGN REVIEW COMPREHENSIVE PLAN AMENDMENT q CONDITIONAL USE PERMIT FILE #�d++� ZONE HOME OCCUPATION DATii '-� 1` REC'D BYr FORMAL SUBDIVISION SHORT SUBDIVISION 1 -E..�T RECEIPT # LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT HE STAFF PB V DB CC STREET VACATION REZONE SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 202 MAIN STREET, EDMONDS, WA 98020 PROJECT NAME (IF APPLICABLE) GRAPHITE 1 ARTS STUDIOS PROPERTY OWNER MARY OLSEN PHONE # ADDRESS -221 SECOND-AVE N. EDMONDS, WA 9802o E-MAIL FAX # TAX ACCOUNT # 00454800101300 SEC. TWP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER APPLICANT MARY OL'SEN PHONE # ADDRESS 221 SECOND AVE N, EDMONDS, WA 98020 E-MAIL FAX # CONTACT PERSON/AGENT PELLETIER + SCHAAR, LLC PHONE # 360-629-5375 ADDRESS 26911 98TH DRIVE NW SUTIE B STANWOOD, WA 98292 E-MAIL d elletiera elletierschaar.com FAX# The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, T certify that the information and exhilai4e terewilh submitted are true and correct to the best of my knowledge and that I am authorized to file this applictt ��eh�airrthe owner as listed below. y, p SIGNATURE OF APPLICANTIAc - 'T DATE Property Owner's Authorization I, , certify under the penalty of perjury under the laws of the State of Washington that the following is a true and rtvYt statement: i have authorized the above Applicant Agent to apply for the subject land use application, and grant nIy pc ni�sit for the public officials and the staff of the City of Edmonds to enter the subject property for the proposes of ir�tio d posting attendant to this application. SIGNATURE OF OWNER 1 DATE ueslionO Call (425) 771-0220. Revived on N 22 12 PLN20'CW009 VSA111T lGM4WENT 1 Page I ('f I Packet Pg. 17 6.1.a City of Edmonds Land Use Application X ARCHITECTURAL DESIGN REVIEW COMPREHENSIVE PLAN AMENDMENT CONDITIONAL USE PERMIT FILE # ZONE 4 HOME OCCUPATION - DATE_ � "�" � 1 _ REC'D BY f' FORMAL SUBDIVISION SHORT SUBDIVISION FEE RECEIPT # LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT HE I STAFF PB 4DB CC STREET VACATION REZONE -. SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION OTHER: 0 PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 2ND AVE N, EDMONDS, V A 98020 PROJECT NAME (IF APPLICABLE) GRAPHITE 11 ARTS STUDIOS PROPERTY OWNER MARY OLSEN PHONE # ADDRESS 221 SECOND AVE N- EDMONDS, WA 98020 E-MAIL FAX # TAX ACCOUNT # 0045480010700 SEC. TWP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) SEE COVER LETTER APPLICANT MARY OLSEN PHONE # ADDRESS 221 SECOND AVE N, EDMONDS, WA 98020 E-MAIL FAX # CONTACT PERSON/AGENT PELLETIER + SCHAAR, LLC PHONE # 360-629-5375 ADDRESS 26911 98TH DRIVE NW SUTIE B STANWOOD, WA 98292 E-MAIL dpe]letier a ne�i�tierscl�aar.com FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information fumished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this UP h ih f of the owner as listed below. �y /� SIGNATURE OF APPLICANT/AGl 4 DATE i► !I� L—, Property Owner's Authorization I, , certify under the penalty of perjury under the laws of the State of Washington that the following is a c an correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and gra t my ermission for the public officials and the staff of the City of Edmonds to enter the subject property for the purpnsoa f i spec and posting attendant to this application. SIGNATURE OF OWNER DATE d Questions? Call 425) 771-0220. L 0190009 - A TACHMENT 1 Revised on 8 22 12 B - Land ILee Application Page ! q/' l Packet Pg. 18 6.1.a Pelletier + Schaar, LLC 26911 98`, Drive NW, Suite B Stanwood, Washington 98292 www.pelletierschaar.com p 36o-629-5375 P E L L E T I E R (}� S C H A A R 3/19/2019 Architectural Design Board City of Edmonds 121 5th Avenue North Edmonds, WA 98020 DESIGN REVIEW PROPOSAL FOR CITY OF EDMONDS Dear Kernen Lien, The proposal is for an 11,000 square foot one story wood frame art studio with a gallery and cafe referred to here as "Graphite i Arts Studios." The overall articulation of the building facades creates distinct ground level connections that are in accordance with the zoning ordinance, the design objects of the comprehensive plan, and the design standards of ECDC zz.43 The proposed building massing has base and top articulation, orientation towards the main street, entrance distinction through recessed entry, higher bays, and entrance plazas. In addition, the proposal has ground level details including ornamental brackets, plinths for columns, tile work, and planter boxes. Structural awnings are provided along both Main & Second Ave to emphasize entrances. The transparency at street level meets the requirements outlined in section ECDC 22.43.050. Torten" steel, slate tile, and lighting fixtures have been chosen to add interest along blank parts of the walls. The mechanical equipment shall be screened to mitigate impact to street level or set back behind higher bays to obscure views. An updated traffic impact analysis has been provided for this building and the adjacent "Graphite II Arts Studios". Sint David Pelletier Principal dpelletier@pelletierschaar.com PLN20190009 - ATTACHMENT 2 Packet Pg. 19 6.1.a Pelletier + Schaar, LLC 26911 98" Drive NW, Suite B Stanwood, Washington 98292 www.pelletierschaar.com P 36o-629-5375 P E L L E T I E R;+] S C H A A R 3/19/2019 Architectural Design Board City of Edmonds 121 5th Avenue North Edmonds, WA 98020 DESIGN REVIEW PROPOSAL FOR CITY OF EDMONDS Dear Kernen Lien, The proposal is for a 17,000 square foot two story wood frame 8 unit apartment building with parking and commercial space underneath referred to here as "Graphite II Arts Studios." The overall articulation of the building facades creates distinct ground level connections that are in accordance with the zoning ordinance, the design objects of the comprehensive plan, and the design standards of ECDC 22.43• The proposed building massing has base and top articulation, orientation towards the main street, entrance distinction through recessed entry, higher bays, and entrance plazas. In addition, the proposal has ground level details including ornamental brackets, plinths for columns, tile work, and planter boxes. Structural awnings are provided along Second Ave to emphasize the entrance. The transparency at street level meets the requirements outlined in section ECDC 22.43•050. Torten" steel, slate tile, and lighting fixtures have been chosen to add interest along blank parts of the walls. The mechanical equipment shall be screened to mitigate impact to street level or set back behind higher bays to obscure views. An updated traffic impact analysis has been provided for this building and the adjacent "Graphite I Arts Studios". Si el , David Pelletier Principal dpelletier@pelletierschaar.com PLN20190009 - ATTACHMENT 2 Packet Pg. 20 VICINITY MA SCALE 1" = 100'-0" P 0' 100, 200' PROJECT NORTH 6.1.a SITE DATA: C! PROJECT ADDRESS: 202 MAIN STREET EDMONDS, WA 98020 GRAPHITE I ARTS STUDIOW JURISDICTION: CITY OF EDMONDS SNOHOMISH COUNTY STATE OF WASHINGTON TAX ASSESSORS #: 00454800101300 BUILDING SITE AREA: 14,411 S.F. (0.33 ACRES) LAND USE ZONE: BD 2 - DOWNTOWN MIXED COMMERCIAL 202 MAIN STREET EDMONDS, WA LEGAL DESCRIPTION: PARCEL A, LOTS 13,14,15, AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUMN 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. PROPOSED SCOPE OF WORK: CONSTRUCTION OF A 1 STORY WOOD FRAME COMMERCIAL BUILDING FOR USE AS ART STUDIOS, GALLERY, AND CAFE. BUILDING DATA: OCCUPANCY ART STUDIO & GALLERY B CAFE A-2 COVERED PARKING S-2 CONSTRUCTION TYPE: VB STORIES: 1 BUILDING HEIGHT: 27 FT MAX. BUILDING HEIGHT: 30 FT MINIMUM HEIGHT GROUND FLOOR 12 FT AREA PER STORY: PROPOSED BUILDING AREA: FIRST FLOOR 11135 S.F TOTAL BUILDING 11135 S.F. ALLOWABLE AREA: FIRE SPRINKLER OPEN SPACE CALCULATIONS REQUIRED 5% / 720 S.F PROVIDED 10% / 1412 S.F. PARKING REQUIREMENTS: OFF-STREET PARKING - NONE REQUIRED PROVIDED - 3 SPACES (1 ADA VAN) DESIGN STANDARD 22.43 PROJECT TEAM: OWNER: MARY OLSEN ADDRESS: 221 2ND AVE N. EDMONDS, WA 98020 PHONE: CONTACT PERSON: PER IBC CHAPTER 3 PER IBC 602.5 PER IBC TABLE 504.4 PER IBC TABLE 504.3 PER IBC TABLE 506.2 PER IBC 903.3.1.1 ARCHITECT OF RECORD: PELLETIER + SCHAAR ADDRESS: 26911 98TH DRIVE NW. SUITE B, STANWOOD,WA 98292 PHONE: 360-629-5375 CONTACT PERSON: DAVID PELLETIER, AIA, LEED-AP EMAIL: DPELLETIER@PELLETIERSCHAAR.COM DESIGN ARCHITECT: SCOTT MILLER ADDRESS: 1408 140TH PL NE BELLEVUE, WA 98007 PHONE: 425-802-4120 CONTACT PERSON: SCOTT MILLER, AIA EMAIL: FIVEMILLERSL@COMCAST.NET CIVIL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE. S., SUITE 200, EDMONDS, WA. 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: CHEVY@CGENGINEERING.COM STRUCTURAL ENGINEER: CG ENGINEERING ADDRESS: 250 4TH AVE S SUITE 200, EDMONDS WA 98020 PHONE: 425-778-8500 CONTACT PERSON: CHEVY CHASE, PE, SE EMAIL: LANDSCAPE ARCHITECT: GARY WARD ADDRESS: XXX PHONE: 206-793-8328 CONTACT PERSON: GARY WARD EMAIL: GARYWARD.WLD@GMAIL.COM MECHANICAL ENGINEER: GLUMAC ADDRESS: 1601 5TH AVE SUITE 2210 SEATTLE WA 98101 PHONE: 206-262-8372 CONTACT PERSON: MICHAEL ALIAGA EMAIL: MALIAGA@GLUMAC.COM SURVEYOR: TERRANE ADDRESS: 10801 MAIN ST SUITE 103 BELLEVUE, WA 98004 PHONE: 425-458-98004 CONTACT PERSON: EMAIL: RIDGE 69' _ TOP OF PLAT "GRAPHITE STUDIO & GALLERY" I LIL II II ]EIED 0 1 f � FFI SLUI W CORNER LA 7" 11E MAIN FLOOR DRAWING INDEX ARCHITECTURAL: G0.01 - COVER SHEET & PROJECT INFORMATION A1.10 - SITE PLAN A2.10 - FLOOR PLAN A2.20 - ROOF PLAN A3.10 - ELEVATIONS A3.20 - ELEVATIONS A4.10 - RENDERINGS C1.0 - SURVEY A A, SITE KEY PLAN SCALE 1/64" = 1'-0" 0' 64' 128' PROJECT NORTH APPLICABLE BUILDING CODES 2015 INTERNATIONAL RESIDENTIAL CODE 2015 INTERNATIONAL BUILDING CODE EDMONDS GRAPHITE 2015 WASHINGTON STATE BUILDING CODE 2003 ANS ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES 2015 UNIFIED PLUMBING CODE WITH ADOPTED AMENDMENT OF WASHINGTON STATE PLUMBING CODE 2015 WASHINGTON STATE ENERGY CODE 202 MAIN ST. 2015 WASHINGTON STATE RESIDENTIAL ENERGY CODE EDMONDS, WA 98020 2009 INTERNATIONAL MECHANICAL CODE CITY OF EDMONDS AMENDMENTS AND ORDINANCES P E L L E T I E R +O S C H A A R Vision Based Architecture 2691198th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com • 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON GOA 0 2019-03-19 w w z cD w 0 z 0 J m J Q H Z W 0 W O N O 00 Q> 0 Z O w COVER & PROJECT LOCATION' Packet Pg. 21 11�IM=37.45 L'1 c� 0 U) 0 (n SDMH RIM=38.31 IE (W) 6" P C=35.26 IE (E) 6" P C=32.26 IE (N) 12"-29.81 VC IE (S) 12" =29.76 CB T-1 RIM=38.02 IE (W) 6" PVC 36.32 U) Q V) U) CB T-1 RIM=37.96 SDM (N) 6" CONC-36.66 RIM=38. IE (N ) 6" PVC=35. IE ( ) 6" PVC=35. S IE (S ) 6" PVC=35. CB T-1 RIM=3. I NW) 6" PVC= 37.8383 0 U) SSMH� / RIM=38.59 IE (S) 8" CONC=30.94 Q w w w w. XA EXIST IE (E) 8 FIRE IE (S) 1"2" HYDRANT IE (N) 12" 3 Q) W Q 3 cMH G RIM=35.94 IE 8" CF ANNEL= 25.24 0 O) / 1 Co PER CITY REQUIREMEN' �W/TRUNCATE wDOMES 4' A �A 0 L•J ❑9 ST CB T-1 RIM=44.39 IE (SE) 1 'PC_ 41.14 IE (NW) "PVC= 39.89 RIM=45.82 IE (SE) 12" PVC= 42.04 IE (NW) 12" PVC= 42.00 cBr w IE (S) 3" PVC= 36.80 W w W W W W W w W IE (SE) 8" PVC= 36.60 CB T_1 47C4 STREET UNDERG'ftOUND IE (SW) 6" CP = ERIAt RIM=39.12 THE GRATE W/ POWER IE (W) 6" CONC= 3 42 UPGRADE THE S PER SIDEWALKS LINE AS SD LAN SSCAPE NEEDED AD 17 88 p ,° i P° p nrv^ f P ° P 'STANDAR p 39a ` `N 61 0'S4 ' DOWER ROOF a' FEATURE- A n ° ° ENTRY AX HE C;RT�A L2 MAX H PE •4 ° • r I �TF �' \ • . P IGHTWALL R ARCH. 0_ VIV W/ DCDVA FDC PROPOSED MA N ° INSIDE BLDG ROOF OUTLINE . :. L J UPPER ROOF 40 •N�z ° FEATURE REUSE WATER , METER pp C, • .N N PROPOSED MAIN ,�PROPOSED BUILDING lae � 4'X4'STREET P e ROOF MAIN FFE=42.0 elm Q QfREE REES PARE W/ • 9 OUTLINE � LANDSCAPE, BUILDING PROPOSED PARCEL# `�' TYP Z FOOTPRINT 00454800101300 Z Cr Cnaa.s�Cr ° I Qe ; PROPOSED MAIN PROPOSED • l ROOF OUTLINE COVERED •� � aa° If. A - • n+ 1 ° o ° • e ° ° ° ° °I C ENTRY p 1 LOADING ' AISLE' 31. ° 1 ° CI 4 • ° I° POC TO PLUMBING zoNE . Aon TRASH CLN ENbSUfj � IE: 29,54 VITA p�1RKING ^ ° 2.5 a , N 60'58'5 W 119.96' DIAHIMH 96 PROPERTY LINE E SE 12' PV 9.61 =28.31 QS .° -G --S Q r (IS - ALL r _0 IA H42.95 RIM=40.03 O 1 (N)=29.35 3 IE (S) 6" PVC- 37.13 S N 60'58'59" W 119.96' 42 CHANNEL Q ° TILI PR EAS EIVr � U) X UTILI Y Pp• a / ROOF OUTL NEIR I EA 4E�NT pp o W 4" FIRE DIP •I � o WI W Qo� o C)4'X4' STREET N TREE GRATE W/ TREES PER Z N LANDSCAPE,3: °� I TYP z PROPOSED M UNDERGROUND ROOF OUTLIN U➢O ER LINE S U1JE DED 'PROPOSED BUILDING AIN FFE = 35.0 U PER FFE = 45.0 ARCEL# - � 0045 00101700 �p � PROJECT NORTH SITE & UTILITY PLAN SCALE 1" = 20' 0" 0' 20' 40' E LOT COVERAGE: 11135 SQ FT(77.2%) LOT AREA: 14411 SQ FT W_ w 131 TRANSPARENCY ELEVATION SCALE 1/8"= V-0" 0' 8' 16' GLAZING CALCULATIONS: ECDC 22.43.050 FACADE TRANSPARENCY AT STREET LEVEL: MIN 75% OF THE AREA BETWEEN 2' AND 10' ABOVE GRADE MUST BE TRANSPARENT AREA OF FACADE = 826 SQ FT X (.75) = 619 SQ FT GLAZING AREAS = 46 + 47 + 48 + 50 + 48 + 48 + 56 + 48 + 62 + 57 + 39 + 36 + 35 = 620 SQ FT TOTAL 620 SQ FT > 619 SQ FT THEREFORE MEETS CODE C C PR PR CC AZAZAZ L HEIGHT CALCULATIONS: NW: +39' NE: +44.9' SE: +37.3' SW: +42.5' AVG GRADE: 40.9' ACTUAL HEIGHT: 69' MAXIMUM HEIGHT: 70.9' MAIN ST G PLANT LIST Q STREET TREES ( SEE SITE PLAN FOR LOCATIONS) ST H A ►E MA19 H H H H H G GUNNERA MANICATA N HEAVENLY BAMBOO SIENNA SUNRISE H HEBE "WIKI BLUSH" A ALASKAN FERN C CALLICARPA B "PROFUSION" P PIERIS TAIWANENSIS " SNOW DRIFT" E EUPHORBIA "REDMARTIN" L LAVENDER "HINDOTE" HO HOSTA "SUMAND SUBSTANCE" CC CORDTLINE "CANCAN" AZ AZALEA "HIHO CRIMSON" S SAMBUCUS NIGRA "BLACK LACE" PR ZABEL MONTERY LAUREL ST A - RED MAPLE B - CHANTICLEER PEAR C- LITTLE LEAF LINDEN PROJECT NORTH LANDSCAPE PLAN SCALE 1/8"= V-0" 0' 8' 16' = 70.9' 40.9' EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R O+ S C H A A R Vision Based Architecture 269n 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 46REGISTERED V_� ARCHITECT LDAVIDR. PELLETIER ATE OF WASHINGTON AlmlO 2019-03-19 w w z c� w 0 z 0 J m J Q Z W W co N O O� Q> 0 Z O w SITE PLAN & LANDSCAPE P L " *� Packet Pg. 22 SV 10 IN 15 CO XAiP:cT Pi PWATinni 0 13 I 5 d d a ° ° ° NORTH ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' Ill 10 4 0 1 12 3 11 IV 0 OgL RIDGE HEIGHT 69' 0" TOP OF PLATE 561611 MAIN FLOOR ° ° 42' 0" ° c ° a ° d d � ° � d ° d ° ° ° ° '4 ° ° a ° ° d ° ° d d ° ° ° ° ° ° d ° ° ° a da ° ° 4 1, d n d d d ° ® d ° ° 4] e ° ° ° d ° a d ° a d 4 ° d ° °d d ° 36' 6" '> SW CORNER Lm y 0 d m RIDGE w 2 ` 69' y G Lj t , rn - o a� _ V) CD N Z W J d r 1 C d E rn (D t r Z TOP OF PLATE c 56' 6" J c CL L M W � N 8 J r y Q a z LLJ U 0 U 0 a 15 U^ w 5 �4 N MAIN FLOOR O 00 a ° ° ECI Cn 7 202 MAIN ST. EDMONDS, WA 98020 _ U) ELEVATION / O STEPS AS NEEDED Q P E L L E T I E R S S C H A A R SECTION Og WOOD BEAMS (NAT. STAIN) Vision Based Architecture z 0 KEYNOTES CD SIDEWALK GRADE 269u 98th Dr. NW, Suite B •Stanwood, WA O EAVE LINE 10 NAT. WOOD STAINED SOFFIT 98292 www•pelletierschaar.com 36o-62-9-5375 0 W O FASCIA 11 TRASH AREA I— O BEAM BELOW 12 TRIM BOARD © 2017 PELLETIER + SCHAAR, L.L.C. U) O SLATE TILE 13 "CORTEN" COLUMNS 6946 REGISTERED ARCHITECT z O "CORTEN" STEEL SIDING 14 CONCRETE SIDING Al'o> O R. PELLETIER EXPOSED ARCH. CONCRETE 15 LIGHTING (SHALL BE DOWNLIT LDAV'D ATE OF WASHINGTON O WITH SHIELDING TYP) 2019-03-19 N ELEVATIONS Packet Pg. 25 6.1.a 14 11 EAST ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' SOUTH ELEVATION SCALE 1/4"= l'-0" 0' 4' 8' 3 5 15 1 I_ I _ RIDGE HEIGHT 69' 0" 13 Ul TOP OF PLATE 56' 6" L L I L I MAIN FI OOR 42' 0" L` V/ % 1 1 \/ 1 Y / SECTION KEYNOTES O EAVE LINE O FASCIA O BEAM BELOW O SLATE TILE O "CORTEN" STEEL SIDING O EXPOSED ARCH. CONCRETE O WOOD BEAMS (NAT. STAIN) O SIDEWALK GRADE 10 NAT. WOOD STAINED SOFFIT 11 TRASH AREA 12 TRIM BOARD 13 "CORTEN" COLUMNS 14 HARDY BOARD 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) RIDGE HEIGHT 69' 0" L1J LU W (znn v (V ) W 0 r1 V TOP OF PLATE z 561611 — J_ D m J z LU 0 U) LU ry IER p MAIN FLOOR N 421011 p DMONDS GRAPHITE 00 Q 202 MAIN ST. _ EDMONDS, WA 98020 U) P E L L E T I E R S S C H A A R 0 Vision Based Architecture z O 269n 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 0 W © 2017 PELLETIER + SCHAAR, L.L.C. vJ 6946 REGISTERED ARCHITECT z LAVID R. PELLETIER ATE OF WASHINGTON A3-20 2019-03-19 N p N N t a rn 0 0 0 a� 0 N Z J d r C d E t U cv r 1= 0 CL N t a. c 0 U ca r a ELEVATIONS Packet Pg. 26 6.1.a NORTHEAST CORNER NORTHWEST CORNER EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26qu 98th Dr. NW, Suite B 98292 www.pelletierschaar.com © 2017 PELLETIER + SCHAAR, L.L.C. . Stanwood, WA . 36o-629-5375 f946 REGISTERED 1 \1 ARCHITECT LAVID R. PELLETIER A4 ATE OF WASHINGTON 10 2019-03-19 L,j L,j ry z U) w 0 C� z 0 J_ m J Q z W 0 Cn W ry O N O 00 Cn Q i r� �/ z G N C) N RENDERING: Packet Pg. 27 6.1.a LEGAL DESCRIPTION (PER STATUTORY WARRANTY DEED AFN 201512280304) POGRAPHIC & BOUNDARY SURVEY PARCEL A: LOTS 13, 14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME I N 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, �' o 4) WASHINGTON. o V cn V PARCEL B: a THE NORTH HALF OF THE FOLLOWING DESCRIBED TRACT: LOTS 17, 18, 19, 20, 21 AND 22, BLOCK 1, GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, - ', M - WASHINGTON. a EXCEPT THE NORTHEASTERLY 16 FEET OF SAID LOT 17, AS CB r-1 CONVEYED TO THE TOWN OF EDMONDS FOR PUBLIC ALLEY BY DEED RIM=37.96 L RECORDED IN VOLUME 88 OF DEEDS, PAGE 217. D Sp (N) 6" CONC.=36.66 N �0 0 5 io >RIM=37.45 IE LE RIM=38.38 (N ) 6" PVC=35.83 (St) 6" PVC=35.7 ^ M SD m M SD SD N D SD SD SD U SD SD � SD SD SD ��D �^ BASS OF BEARINGS MMEr ( IN FEET ) + (S ) 6" PVC=35.3 SD SD �� m CB T-1 M-39 28 CB T-1 -CB T-1 RIM=44.39 RIM=45.82 IE (SE) 1 PVC- 41.14 IE (SE) 12" PVC- 42.04 N 29°02'35" E BETWEEN SURVEY MONUMENTS FOUND ON THE 1 inch = 10 ft. IE NW) 6" PVC= 37.83 IE (NW) 1 " PVC= 39.89 IE (NW) 12" PVC= 42.00 CENTERLINE OF 2ND ST., PER GPS OBSERVATIONS, WASHINGTON o STATE PLANE COORDINATE SYSTEM, NORTH ZONE. MAIN T c� REFERENCES 0 1. GEPHART'S 1ST ADDITION, RECORDED IN VOLUME 5 OF PLATS, I 5.00 N N 61'oQ'54" W 144.92' a PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 2. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. ssMH RIM=38.5R o f I 8902155001, RECORDS OF SHOHOMISH COUNTY, WASHINGTON. CD IE (S) 8" CONC=30.94 "' 3. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 200306045002, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. W W W W W W CB T-1 e W �IE3�PVC= W W W W w VERTICAL DATUM 36.80 - - ''� - W W W W W W W W W � N � a M IE (SE) 8" PVC= 36.60 � M CB T-1 _ W 0 o O S IE (SW) 6" CPP= 35.4 RIM=39.12 M o o "' �' NAVVD(88) PER GPS OBSERVATIONS. �M� o SD IE (W) 6" CONC= 3 42 " W o J ao ^ ^'> - AD 7. UU rn SD M . a �p ., •P SD p . Mcl;o M 'F� o �� ° e P• P• • 'per- •°• N .. , 4 • P ��^� �" v �P P P-P P �� o n O f co V Q O SURVEYOR'S NOTES RIM IE (E) 8" PVC SDMH 38.15 32.65 o P�° �- Q o� •D•• p p e � ° ,° .� a o D . . D ;`F�• ,P D••P 'p s••QS ,• •tio p P > .p , . '. '� •• �t O �•i O U •D , %• ' ..p ••p, Z °� r~r^^ (7 1. THE TOPOGRAPHIC SURVEY SHOWN HEREON WAS PERFORMED IN IE (s) 12" PVC 29.45 . . . :p . s . . ,,p , •D . ; , p , „ , , , o •� o L MARCH OF 2016. THE FIELD DATA WAS COLLECTED AND IE,,,(N) 12" PV =29.30 ' ' °'• , ' ,D °', ,• p' . „ ° '•p ; �• ° , ?, '° • •�) ;6? 00 54 + , •°• �� W 19.93P' ` " •M•, ° ' • M �' z 2 RECORDED ON MAGNETIC MEDIA THROUGH AN ELECTRONIC - M ' , ' •° •,° • . •° ' • • •" m O Q THEODOLITE. THE DATA FILE IS ARCHIVED ON DISC OR CD. '��P'•'p •> I� �„ ;, • • ` •° ,. •' 28.3' 3 6• °• •. 8.2' a �°` 67. M o v (� Q WRITTEN FIELD NOTES MAY NOT EXIST. CONTOURS ARE SHOWN FOR CONVENIENCE ONLY. DESIGN SHOULD RELY ON SPOT o co o Y M° .; '°' ° • A,• • ..•°' :• •' ° •• .° ' ° • 7.8 � o6 cV ELEVATIONS. • ' D. •► •� . > • °. . �p •• . ° ° . ROOF ELEV=64.3' 9 - ui Q ° • ' '° ' •. 5g 6 = O Cf) 2. BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY .. ;, ' D• �° •oF ' uj z J Z OTHERS AND VERIFIED WHERE POSSIBLE IN THE FIELD. o ° ° • • ' +° • . p' ELEV=63.0' p Q O v GEODIMENSIONS ASSUMES NO LIABILITY FOR THE ACCURACY OF M : �' •p THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND M . •°' FF ELEV=39.9' ui a W LINES WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL `� , . '° •P 0 z LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN lz CONTACT THE UTILITY OWNER/AGENCY. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. p 3. SUBJECT PROPERTY TAX PARCEL NO. 00454800101300 & . T T 00454800101700 � •e ' °•. 4. TOTAL SUBJECT PROPERTY AREA PER THIS SURVEY IS 24,262E �`� °' .. S.F. (0.56f ACRES) A\ .° 00454800101300: 14,411 SF. (0.33 ACRES) 00454800101700: 9,851 SF. (0.23 ACRES) n M / A\ gip• p D v J 1S N `�r1 �O �, s 5. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE . •> .� QP� •,• PARCEL# W�� PAP o 6 e' 00454800101300 REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN HEREON. BUILDING e FOOTPRINT AREA=13260 f S.F 6. INSTRUMENTATION FOR THIS SURVEY WAS A TRIMBLE ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY b ADDRESS WERE DIRECT AND REVERSE ANGLES, NO CORRECTION 6 o • . ,° ., #202 MAIN ST, EDMONDS ^" NECESSARY. MEETS STATE STANDARDS SET BY WAC 332-130-090. w . ea '° b o o4-1 a r�j N N 00 LEGEN "� � D• ' �G p' Ln o vi 0 N M t .° •w �� O Q '� AREA DRAIN SS SEWER LINE L+J Z ^� 16 15 14 13 cz Q ASPHALT SURFACE �� SEWER MAINTENANCE o a I . h7 ai ._ �XXXXX?4444C BUILDING STRAIN POLE n I� � � .^ + N ° °� '� , M O v o a� Q) 0 Ol CENTERLINE ROW SIGN (AS NOTED) 03:-� �. p• • ' •• c� 00 O N m � CONCRETE SURFACE SD STORM DRAIN LINE •' p 0 Z 4a N p 3 3 T TELEPHONE (OVERHEAD) N o ,• •Z ' Q CONCRETE WALL SIZE TYPE O TREE (AS NOTED) ' • ,•.. q QJ � �, DECK UT UTILITY LINE •••, Cn FIRE DEPT CONNECTION W WATER LINE o •' 16' O +� 00 FIRE HYDRANT WM C ♦♦ WATER METER • A LEY d4 WATER POST INDICATOR VALVE °'• �• m 00 ► fit MONUMENT IN CASE (FOUND) WV WATER VALVE '• • . '> M ° + c Ln PST ❑ POST - UP POWER (UNDERGROUND) o •' • p• �/ Ln N P POWER (OVERHEAD) � POWER POLE W/ LIGHT = N ^a N U • a� • ° p ' rD ol C Co VICINITY MAP QP v °' Q N.T.S. S ui � n n o n P • . ' •��• • Q L Holy Ahs1 rry CJnnrl .1. Q o ° ° 'Ln C [dmond�' KingsTon Ferry Glep,sc M^ 1 M M 30 �' • � V=41.3' �:7 7eey s: Vrq RO •• ° ..• '+ SITE,, 01,1+ s ° •• • ° O b ^ 12-o '0• •• •�• v mamst ��pT�7 �� •• Lo ' . • JOB NUMBER: 160313 :I !l e �a r 1 a. q ,p • . • .4� • • • .� °. , , p . . • •• f •• " DATE: 04-11-2016 o ° p , DRAFTED BY: IND-RSN D •.� •p •,D 60.1' • • °' ••° •D •. •°.. • D 22.7' CHECKED BY: EJG/RLS ti u } rA 5 c5 o�,..• p'• / M r SCALE: 1= 10 ro alders �. 6�;•k Ln EoeM Ln n SDMH RIM=35.96 ,• ••° ' M - N 60°58'5 W 119.96' o M 6 o REVISION HISTORY m HaNyDr > S IE S 12" PVC=29.61 •• :• •• �- Spruce Bt G G U S RIM=35 IE 8" CHANNEL= 94 25.24 n 0 Y Z S G C=28.31 ��° 0' sSO S OSS J 0 SS SS U SS U SS 0 S U SSG Y �S 0 SS U SS 0 SS 0 0 S SMH rr.,d i Y.0 r, l do n i aS 0S r .' S�• ° �s (IS Q (IS (IS (IS �S U � IM=42.95 u � hlCmlaCii Sk • Zi RIM=40.03 1E (N)=29.35 {rDfn9ni18 } y ,n i:+Ip PMi N 30.00' , IE (S) 6" PVC= 37.13 N 60°58'59" W 119.96' "CHANNEL a�` o IE NW 8" CHANNEL= 33.63 �' V;iies: rna5! I I \ CB T-1 SHEET NUMBER RIM=4(l 1Fi - M,vuiI, rd roragp, �n n q z 1 OF 2 a N t a o� 0 0 O 0 N z J d c m E u c ca 0 CL L N N t a c 0 t v m Q PLN20190009 - ATTACHMENT 3 Packet Pg. 28 VICINITY MAP SCALE 1" - 100'-0" 0' 100, 200' PROJECT NORTH 6.1.a SITE DATA: PROJECT ADDRESS JURISDICTION TAX ASSESSORS # 202 2ND ST STREET EDMONDS, WA 98020 CITY OF EDMONDS SNOHOMISH COUNTY STATE OF WASHINGTON 00454800101700 SITE AREA: 10,018 S.F. (0.23 ACRES) LAND USE ZONE: BD 2 - DOWNTOWN MIXED COMMERCIAL LEGAL DESCRIPTION: THE NORTH HALF OF THE FOLLOWING DESCRIBED TRACT LOTS 17, 18, 19, 20, 21, AND 22, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. EXCEPT THE NORTHEASTERLY 16 FEET OF SAID LOT 17, AS CONVEYED TO THE TOWN OF EDMONDS FOR PUBLIC ALLEY BY DEED RECORDED IN VOLUME 88 OF DEEDS, PAGE 217. PROPOSED SCOPE OF WORK: CONSTRUCTION OF A 2 STORY WOOD FRAME COMMERCIAL BUILDING FOR USE AS 8 RESIDENTIAL UNITS OVER COVERED PARKING. BUILDING DATA: OCCUPANCY RESIDENTIAL APTS (8) R-2 COMMERCIAL SPACE B COVERED PARKING S-2 CONSTRUCTION TYPE: VB STORIES: 2 BUILDING HEIGHT: MAX. BUILDING HEIGHT: AREA PER STORY: PROPOSED BUILDING AREA: FIRST FLOOR 3046 S.F PARKING 5753 S.F. SECOND FLOOR 8555 S.F. TOTAL BUILDING 17354 S.F. ALLOWABLE AREA: FIRE SPRINKLER UNITS> 1000 SQ FT 8 UNITS DESIGN STANDARD 22.43 PER IBC CHAPTER 3 PER IBC 602.5 PER IBC TABLE 504.4 PER IBC TABLE 504.3 PER IBC TABLE 506.2 PER IBC 903.3.1.1 PARKING REQUIREMENTS: OFF-STREET PARKING - 1 SPACE PER RESIDENTIAL UNIT REQUIRED = 8 REQUIRED 17 PROVIDED HANDICAP STALLS - 1 REQUIRED 1 PROVIDED PROJECT TEAM: OWNER: MARY OLSEN ADDRESS: 221 2ND AVE N. EDMONDS, WA 98020 PHONE: CONTACT PERSON: ARCHITECT OF RECORD: PELLETIER + SCHAAR ADDRESS: 26911 98TH DRIVE NW. SUITE B, STANWOOD,WA 98292 PHONE: 360-629-5375 CONTACT PERSON: DAVID PELLETIER, AIA, LEED-AP EMAIL: DPELLETIER@PELLETIERSCHAAR.COM DESIGN ARCHITECT: SCOTT MILLER ADDRESS: 1408 140TH PL NE BELLEVUE, WA 98007 PHONE: 425-802-4120 CONTACT PERSON: SCOTT MILLER, AIA EMAIL: FIVEMILLERSL@COMCAST.NET CIVIL ENGINEER: ADDRESS: PHONE: CONTACT PERSON EMAIL: STRUCTURAL ENGINEER: ADDRESS: PHONE: CONTACT PERSON: EMAIL: LANDSCAPE ARCHITECT: ADDRESS: PHONE: CONTACT PERSON: EMAIL: CG ENGINEERING 250 4TH AVE. S., SUITE 200, EDMONDS, WA. 98020 425-778-8500 CHEVY CHASE, PE, SE CHEVY@CGENGINEERING.COM CG ENGINEERING 250 4TH AVE S SUITE 200, EDMONDS WA 98020 425-778-8500 CHEVY CHASE, PE, SE GARY WARD XXX 206-793-8328 GARY WARD GARYWARD.WLD@GMAIL.COM MECHANICAL ENGINEER: GLUMAC ADDRESS: 1601 5TH AVE SUITE 2210 SEATTLE WA 98101 PHONE: 206-262-8372 CONTACT PERSON: MICHAEL ALIAGA EMAIL: MALIAGA@GLUMAC.COM SURVEYOR: TERRANE ADDRESS: 10801 MAIN ST SUITE 103 BELLEVUE, WA 98004 PHONE: 425-458-98004 CONTACT PERSON: EMAIL: GRAPHITE II ARTS STUDIO COMMERCIAL MIXED USE BLII�.DING/RESIPrNTIAL 202 MAIN STREET EDMONDS, WA DRAWING INDEX ARCHITECTURAL: G0.01 — COVER SHEET & PROJECT INFORMATION A1.10 — SITE PLAN A2.10— FLOOR PLAN — LEVEL 1 A2.20 — FLOOR PLAN — LEVEL 2 A2.30 — ROOF PLAN A3.10 — ELEVATIONS A3.20 — ELEVATIONS A4.10 — RENDERINGS C1.10 — SURVEY ALLOWED HEIGHT = 67 RIDGE 64' ACTUAL HEIGHT = 64' TOP OF PLATE 56' 6" SECC 47' 6" AVERAGE GRADE= MAIN FLOOR 36' 0" 6" CORNER SITE KEY PLAN SCALE 1/64" = V-0" 0' 64' 128' PROJECT NORTH APPLICABLE BUILDING CODES 2015 INTERNATIONAL RESIDENTIAL CODE 2015 INTERNATIONAL BUILDING CODE 2015 WASHINGTON STATE BUILDING CODE 2003 ANS ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES 2015 UNIFIED PLUMBING CODE WITH ADOPTED AMENDMENT OF WASHINGTON STATE PLUMBING CODE 2015 WASHINGTON STATE ENERGY CODE 2015 WASHINGTON STATE RESIDENTIAL ENERGY CODE 2009 INTERNATIONAL MECHANICAL CODE CITY OF EDMONDS AMENDMENTS AND ORDINANCES EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 26911 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAVIDR. PELLETIER ATE OF WASHINGTON [rTIIT&11 2019-03-20 I w w z cD w 0 z 0 J m J Q H Z W 0 W O N O 00 Q> Z O w Z W 0 Z N m to t a C1 O O 0 a� 0 N Z J d 4 c m L R C 0 a m L 0 N to c� t IL c as U c� r Q COVER & PROJECT I N FORMATION Packet Pg. 29 NW CORN S' NORTH ELEVATION SCALE 1/4"= 1'-0" 0' 4' 8' WEST ELEVATION SCALE 1/4"= 1'-0" 0' 4' 8' Agk RIDGE HEIGHT 64' _ TOP OF PLATE 56' 6" 1 611 E CORNER SECOND FLOOR 47' 6" MAIN FLOOR 361011 ALLOWED HEIGHT = 67 ACTUAL HEIGHT = 64' N N 0Y GRADE = 37.8' i1 RIDGE HEIGHT 621611 SECOND FLOO 461011 MAIN FLOOR 361011 ELEVATION NOTES 1. ALL LIGHTING SHALL BE DOWNLIT WITH BLOCKING FEATURES. ELEVATION / SECTION KEYNOTES O EAVE LINE O FASCIA O BEAM BELOW O SLATE TILE O "CORTEN" STEEL SIDING O EXPOSED ARCH. CONCRETE CO STEPS AS NEEDED O WOOD BEAMS (NAT. STAIN) O SIDEWALK GRADE 10 NAT. WOOD STAINED SOFFIT 11 TRASH AREA 12 TRIM BOARD 13 "CORTEN" COLUMNS 14 CONCRETE SIDING 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 269n 98th Dr. NW, Suite B Stanwood, WA 98292 www.pelletierschaar.com 36o-629-5375 © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON A3ml 0 2019-03-20 i w w z cD w 0 z 0 J m J Q H Z W 0 CA W ry N O 00 Q> 0 Z O 0 w z W 0 z N m to t a 0 0 0 a� 0 N Z J d c m E t U c �a 0 a a. 0 m to c 0 t V 2 Q ELEVATIONS Packet Pg. 34 6.1.a I SOUTH ELEVATION SCALE 1/4"= 1'-0" 0' 4' 8' 391011 NE CORD EAST ELEVATION SCALE 1/4"= V-0" 0' 4' 8' RIDGE HEIGHT _ 621611 TOP OF PLATE _ 551011 SECOND -FLOOR 461011 MAIN FLOOR 36' 0" _ RIDGE HEIGHT 621611 TOP OF PLATE 551011 SECOND FLOOR 46' 0" ,9, 0„ JE CORNER MAIN FLOOR 361011 1. ALL LIGHTING SHALL BE DOWNLIT WITH BLOCKING FEATURES. 3: W ELEVATION/ SECTION KEYNOTES j 1 O EAVE LINE Lu r/ O FASCIA z O BEAM BELOW J OV 4 SLATE TILE w 0 "CORTEN" STEEL SIDING � O EXPOSED ARCH. CONCRETE Z O STEPS AS NEEDED — 0 O WOOD BEAMS (NAT. STAIN) J O SIDEWALK GRADE m 10 NAT. WOOD STAINED SOFFIT J 11 TRASH AREA 12 . TRIM BOARD z ui 13 "CORTEN" COLUMNS Q 14 CONCRETE SIDING vJ ui 15 LIGHTING (SHALL BE DOWNLIT WITH SHIELDING TYP) 0. O N EDMONDS GRAPHITE O 00 Q 202 MAIN ST. EDMONDS, WA 98020 Cn 0 z O Lu z Lu Q 0 z N N t a rn 0 0 0 a� 0 N Z J d c u c �a 0 a L 0 a N t a c 0 t u ca r Q ELEVATIONS Packet Pg. 35 6.1.a SOUTHWEST CORNER EDMONDS GRAPHITE 202 MAIN ST. EDMONDS, WA 98020 P E L L E T I E R +0 S C H A A R Vision Based Architecture 269n 98th Dr. NW, Suite B 98292 www.pelletierschaar.com © 2017 PELLETIER + SCHAAR, L.L.C. 6946 REGISTERED \I ARCHITECT LDAV' DR. PELLETIER ATE OF WASHINGTON . Stanwood, WA • 36o-629-5375 A4m 10 2019-03-20 i w Mw fl. �zn V v W 0 rI V z 0 J_ M� W J Q z LU 0 U) NLU ry C) N O 00 C) Q i z W 0 z N a NORTHWEST CORNER RENDERING, Packet Pg. 36 6.1.a LEGAL DESCRIPTION TOPOGRAPHIC & BOUNDARY SURVEY (PER STATUTORY WARRANTY DEED AFN 201512280304) PARCEL A: V1 LOTS 13, 14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. FOUND DI 4,98' BRASS DISK PARCEL B: cALc'D FOUND DI BRASS DISK V THE NORTH HALF OF THE FOLLOWING DESCRIBED TRACT: LOTS 17, 18, 19, 20, 21 AND 22, BLOCK 1, GEPHART'S 1ST ADDITION 5.00' N TO EDMONDS, ACCORDING TO THE PLAT THEREOF RECORDED IN 7 � VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, 92• h, WASHINGTON. 3;S EXCEPT THE NORTHEASTERLY 16 FEET OF SAID LOT 17, AS o ¢' CONVEYED TO THE TOWN OF EDMONDS FOR PUBLIC ALLEY BY DEED ocq�co 1.> RECORDED IN VOLUME 88 OF DEEDS, PAGE 217. &,po 16 A'° S 890 BASIS OF BEARINGS °°°15 oM14 �� FOUND CONCRETE MONUMENT A , W N 29"02'35" E BETWEEN SURVEY MONUMENTS FOUND ON THE Qoo, 13 ITH BRASS DISK CENTERLINE OF 2ND ST., PER GPS OBSERVATIONS, WASHINGTON �o� �� ►� DOWN 0.6' IN CASE E STATE PLANE COORDINATE SYSTEM, NORTH ZONE. _ 12 c, REFERENCES �� J 17 10 Ov 18 g 1. GEPHART'S 1ST ADDITION, RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. a Q ;' v 19 �' 2. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 8902155001, RECORDS OF SHOHOMISH COUNTY, WASHINGTON. �8 3. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 20 �� > 200306045002, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 7 Co o v 89'57'52" PER 21 �, �, Lu �+ ROS 200306045002 6 ^� VERTICAL f� �v 22 5 (n NAVVD(88) PER GPS OBSERVATIONS. .h ��., so• 23 �° 4 ' Lu o w Q U Z SURVEYOR'S NOTES w ' ' 24 3 FOUND CONCRETE MONUMENT `. WITH BRASS DISK DOWN 0.3' IN CASE c% 2 �v z"� o M O Lij Z _ 1. THE TOPOGRAPHIC SURVEY SHOWN HEREON WAS PERFORMED IN MARCH OF 2016. THE FIELD DATA WAS COLLECTED AND RECORDED ON MAGNETIC MEDIA THROUGH AN ELECTRONIC THEODOLITE. THE DATA FILE IS ARCHIVED ON DISC OR CD. N sos , _ 7"�/�(� S�8• o m M o " °m Q O (� v 1 06 U N WRITTEN FIELD NOTES MAY NOT EXIST. CONTOURS ARE SHOWN w �� Lo N FOR CONVENIENCE ONLY. DESIGN SHOULD RELY ON SPOT FOUND CONCRETE MONUMENT U U) o - o Z w (� ELEVATIONS. ►� ITH TACK IN LEAD O A DOWN 1.4' IN CASE W Z J z 2. BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY Q w O O OTHERS AND VERIFIED WHERE POSSIBLE IN THE FIELD. < O v Q GEODIMENSIONS ASSUMES NO LIABILITY FOR THE ACCURACY OF Ur a THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND CONTROL MAP z Q LINES WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN �I CONTACT THE UTILITY OWNER/AGENCY. AS ALWAYS, CALL SCALE: 111 = 601 1-800-424-5555 BEFORE CONSTRUCTION. 3. SUBJECT PROPERTY TAX PARCEL NO. 00454800101300 & ° �° •• °•' • ° ° •. °' •° 'D•• •° 22.7' 00454800101700 D 60.1' ° •. D• . • 4. TOTAL SUBJECT PROPERTY AREA PER THIS SURVEY IS 24,262f ,' >• 9.96' M �� N 60°58'5VSSG- o S.F. (0.56f ACRES) 00454800101300: 14,411 SF. (0.33 ACRES) SDMH � RIM=35.96 •• • ° M J ��+ 1S �� 00454800101700: 9,851 SF. (0.23 ACRES) S IE S 12" PVC=29.61 - G G G G G RIM=35.94 l �S IE 8" CHANNEL= 25.24 C=28.31 %• G.- G SS >- � G G G GG G G S � SS SS SS SS SS - SS Q G G G G S� S� �S SS SS SS ��ON C5 -u a 5. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE as (IS Fc� ,' S •°,•�s (IS as GS (IS as (IS CB E SMH IM=42.95 c W •, �� REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST ; RIM=40.03 4E (N)=29.35 THAT ARE NOT SHOWN HEREON. D. • . + M IE (S) 6" PVC= 37.13 \ "CHANNEL 30.00' i IE NW 8" CHANNEL= 33.63 N 60°58'59" W 119.96' 0 6. INSTRUMENTATION FOR THIS SURVEY WAS A TRIMBLE ELECTRONIC D CB T-1 DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY N RIM=40.16 WERE DIRECT AND REVERSE ANGLES, NO CORRECTION M ° M IE (NW) 6" PVC= 38.41 N � �� a NECESSARY. MEETS STATE STANDARDS SET BY WAC ^ 332-130-090. PQ 0 rn rn c O Q 'O c O SS SEWER LINE It] AREA DRAIN � o Q) aD _ ASPHALT SURFACE �� SEWER MAINTENANCE Q a +o E > -a E 444444444CXX BUILDING 0 STRAIN POLE a) Q) v 0) a) 0) - (LCENTERLINE ROW SIGN (AS NOTED) u m CONCRETE SURFACE SD STORM DRAIN LINE c�1 - CD O 3 3 T TELEPHONE (OVERHEAD) ,j a CONCRETE WALL O SIZE TYPE TREE (AS NOTED) + DECK UTILITY LINE v�'i CO Q 18 0 � 0 Ln FIRE DEPT CONNECTION WATER LINE00 O FIRE HYDRANT W WATER METER t, 0O 23.9' rt WATER POST INDICATOR VALVE in N JW4� ►fit MONUMENT IN CASE (FOUND) y�V� WATER VALVE I 00 PARCEL# 0 c � PST ❑ POST UP POWER (UNDERGROUND) O W I 4- 4800101700 � Ld �•/ � N P POWER (OVERHEAD) F0---0 POWER POLE W/ LIGHT z Lo C) Qt 0 Q) CO VICINITY MAP u� U N - N.T.S. rn N C N v O a N M Cn r O Z h n + O .�F. c Hdy Rns$ry Clnrrch .,. '� a = Glen ST [d�'d,' KingS?41i Ferry f q ° U) C N E ''.Sdi y St D810y S! °• 19 Q O � W ? i'r°M!fnrrr fi 4 !'f,1�iYf(1 Cf)C • O QI rn x 202 Maur St 1 y ^ ° JOB NUMBER: 160313 4 m11�ak is e,rnn - H%1 F-] E 2 ort C, i • • ^ DATE: - - 40'° D • (f 0 DRAFTED BY: IND-RSN 1 n CHECKED BY. EJG/RLS u ti ra ue� nAL EY SCALE: 1 " 10' ro Alder ,r �°• nN REVISION HISTORY j E�-h Ln Bod Ln " ," C/) � �'Ar4J' �: � • V M M N d m HaNyDr U] �' �' • •° N 60°57'36" W 119.98' M M , , ° c CB T-1 ;r m SPrceST. 10 5 10 0 ° • • D• , 117.7' RI =39.64 IE (N) 37.44 ir.i.' I "orr. n liemlaeM S! {rlrrigntfD 7 m s - ' 0 LuwAisl C ( IN FEET) N � D • ° D 20 4" PVC) IE (NE) 35.24 � r . D , , 4" PVC) a>, 1 inch = 10 ft. IE (SW) 34.44 (12" CMP) SHEET NUMBER 1 W - Mauall rd FW16y, n q z r� I rn 1 OF 2 m to a rn 0 0 0 a� 0 N z J a c m t u r c 0 a L a. m to c� t c 0 t u m Q PLN20190009 - ATTACHMENT 4 1 Packet Pg. 37 6.1.a Applying the Design Guidelines When designing projects and issuing permits for new developments, applicants and City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower -intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site's zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that — examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. Page 1 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 38 6.1.a 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 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 39 6.1.a 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 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 40 6.1.a 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 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 41 6.1.a 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 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 42 6.1.a 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 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 43 6.1.a In pedestrian oriented areas, ground floor commercial space is encouraged to be at grade with the sidewalk. If the entrance can not be located at the grade of the sidewalk, special care must be taken to ensure that there is both a visual and physical connection between the pedestrian way and the entrance that enhances the pedestrian orientation of the building. The ground level fagades of buildings that are oriented to street fronts in the CW, BC, BN, and BP zones shall have transparent windows to engage the public. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section Treating Blank Walls'. In the Downtown Commercial Core The ground level fagades of buildings that are oriented to streets should have a substantial amount of transparent windows, especially in the retail core. A primary function of the pedestrian oriented retail core is to allow for the visual interaction between the walking public and the goods and services businesses located on the first floor are providing. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section Treating Blank Walls'. Buildings that are entirely residential do not have a specific transparency requirement. However, all -residential buildings shall be treated as if they have blank walls facing the street and must comply with the guidelines under the section 'Treating Blank Walls'. That portion of Ground level spaces that opens up to the sidewalk through means of sliding or roll up doors shall be considered to comply with any transparency requirements regardless of the amount of glass in the opening. Awnings are encouraged along pedestrian street fronts. They may be structural (permanently attached to and part of the building) or non-structural (attached to the building using a metal or other framework). To enhance the visibility of business signage retractable awnings are encouraged and should be open -sided. Front valances are permitted and signage is allowed on valances, but not on valance returns. Marquee, box, or convex awning shapes are not permitted. Awnings should be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings should also be hung just below a clerestory or "transom" Page 7 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 44 6.1.a window, if it exists. Awnings on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Non-structural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high - gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Structural Awnings should be designed to incorporate natural light. Artificial lighting should only be used at night. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged which result in a coordinated design while minimizing the size of individual signs. Blade or projecting signs which include decorative frames, brackets or other design elements are encouraged. This type of detail is consistent with the design elements mentioned above that enhance the interest of the area. Use graphics or symbols to reduce the need to have large expanses of lettering. Signage in the "Arts Center Corridor" defined in the Comprehensive Plan is required to include decorative sign frames or brackets in its design. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register or the Edmonds Register of Historic Places A-5: Respect for Adjacent Sites Buildings should respect adjacent properties by being located on their sites to minimize disruption of the privacy and outdoor activities of residents in adjacent buildings. Explanation and Examples One consideration is the views from upper stories of new buildings into adjacent houses or yards, especially in less intensive zones. This problem can be addressed in several ways. • Reduce the number of windows and decks on the _ proposed building overlooking the neighbors. • Step back the upper floors or increase the side or rear setback so that window areas are farther from the property line. • Take advantage of site design which might reduce impacts, for example by using adjacent ground floor area for an entry court. • Minimize windows to living spaces which might infringe on the privacy of adjacent residents, but consider comfort of residents in the new building. • Stagger windows to not align with adjacent windows. Page 8 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 45 6.1.a A-6: Transition Between Residence and Street For residential projects, the space between the building and the sidewalk should provide security and privacy for residents and encourage social interaction among residents and neighbors. Explanation and Examples The transition between a residential building and the street varies with the depth of the front setback and the relative elevation of the building to the street. A-7: Residential Open Space Residential projects should be sited to maximize opportunities for creating usable, attractive, well -integrated open space. Examples and Explanations Residential buildings are encouraged to consider these site planning elements: • Courtyards which organize architectural elements, while providing a common garden or other uses. • Entry enhancement such as landscaping along a common pathway. A-8: Parking and Vehicle Access Siting should minimize the impact of automobile parking and driveways on the pedestrian environment, adjacent properties and pedestrian safety. Explanation and Examples Techniques used to minimize the impacts of driveways and parking lots include: • Locate surface parking at rear or side lots. • Break large parking lots into smaller ones. • Minimize number and width of driveways and curb cuts. • Share driveways with adjacent property owners. • Locate parking in lower level or less visible portions of site. • Locate driveways so they are visually less dominant. Access should be provided in the following order of priority: i) If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. 1 /N Page 9 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 46 6.1.a ii) For corner parcels, access should be off the secondary street rather than the primary street. iii) Share the driveway with an adjacent property. This can be a driveway with two-way traffic. iv) A driveway serving a single project is the least preferred option. Drive -through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, espresso stands, etc., should comply with the following: i) Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. ii) Drive -through speakers shall not be audible off -site. iii) The entrance and exit from the drive -through shall be internal to the site, not a separate entrance and/or exit to or from the street. A-9: Location of Parking on Commercial Street Fronts Parking on a commercial street front should be minimized and where possible should be located behind a building. Explanation and Examples Parking located along a commercial street front where pedestrian traffic is desirable lessens the attractiveness of the area to pedestrians and compromises the safety of pedestrians along the street. A-10: Corner Lots Building on corner lots should be oriented to the corner and public street fronts. Parking and automobile access should be located away from corners. Explanation and Examples Corner lots offer unique opportunities because of their visibility and access from two streets. (above and below) Corner lot treatments. Page 10 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 47 6.1.a 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 311/06 PLN20190009 - ATTACHMENT 5 Packet Pg. 48 6.1.a In some cases, careful siting and design treatment may be sufficient to achieve reasonable transition and mitigation of bulk and scale impacts. Some techniques for achieving compatibility are as follows: • use of architectural style, details (such as roof lines or fenestration), color or materials that derive from the less intensive zone. (See also Guideline C-1: Architectural Context.) • creative use of landscaping or other screening • location of features on -site to facilitate transition, such as locating required open space on the zone edge so the building us farther from the lower intensity zone. • treating topographic conditions in ways that minimize impacts on neighboring development, such as by using a rockery rather than a retaining wall to give a more human scale to a project, or stepping a project down a hillside. • in a mixed -use project, siting the more compatible use near the zone edge. In some cases, reductions in the actual bulk and scale of the proposed structure may be necessary in order to mitigate adverse impacts and achieve an acceptable level of compatibility. Some techniques which can be used in these cases include: • articulating the building's facades vertically or horizontally in intervals that conform to existing structures or platting pattern. • increasing building setbacks from the zone edge at ground level • reducing the bulk of the building's upper floors • limiting the length of, or otherwise modifying, facades • reducing the height of the structure • reducing the number or size of accessory structures. C-1: Architectural Context New buildings proposed for existing neighborhoods with a well-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. Explanation and Examples Paying attention to architectural characteristics of surrounding buildings, especially historic buildings, can help new buildings be more compatible with their neighbors, especially if a consistent pattern is already established by similar: • building articulation • building scale and proportion • or complementary architectural style • or complementary roof forms • building details and fenestration patterns • or complementary materials Even where there is no consistent architectural pattern, building design and massing can be used to complement certain physical conditions of existing development. In some cases, the existing context is not so well-defined, or may be undesirable. In such cases, a new project can become a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. Page 12 of 22 Revised by ADB 311/06 PLN20190009 - ATTACHMENT 5 Packet Pg. 49 6.1.a In most cases, especially in the downtown commercial area, Buildings shall convey a visually distinct base' and 'top'. Abase' can be emphasized by a different masonry pattern, more architectural detail, visible plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Architectural Features Below are several methods that can help integrate new buildings into the surrounding architectural context, using compatible: architectural features fenestration patterns, and building proportions. Building Articulation Below are several methods in which buildings may be articulated to create intervals which reflect and promote compatibility with their surroundings: • modulating the facade by stepping back or extending forward a portion of the facade • repeating the window patterns at an interval that equals the articulation interval • providing a porch, patio, deck or covered entry for each interval • providing a balcony or bay window for each interval • changing the roofline by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval • changing the materials with a change in the building plane • providing a lighting fixture, trellis, tree or other landscape feature with each interval C-2: Architectural Concept and Consistency Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roofline or top of the structure should be clearly distinguished from its facade walls. Explanation and Examples This guideline focuses on the important design consideration of organizing the many architectural elements of a building into a unified whole, so that details and features can be seen to relate to the structure and not appear as add-ons. The other objective of this guideline is to promote buildings whose form is derived from its function. Buildings which present few or no clues through their design as to what purpose they serve are often awkward architectural neighbors. For example, use of expansive blank walls, extensive use of metal or glass siding, or extremely large or small windows in a residential project may create architectural confusion 1"Ilm'I'm I6 middle base Page 13 of 22 PLN20190009 - ATTACHMENT 5 Revised byADB 311/06 Packet Pg. 50 6.1.a 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 e • detailed grilles and railings � INS • special trim details and moldings • a trellis or arbor top base Page 14 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 51 6.1.a C-3: Human Scale The design of new buildings should incorporate architectural features, elements and details to achieve a good human scale. Explanation and Examples The term "human scale" generally refers to the use of human -proportioned architectural features and site design elements clearly oriented to human activity. A building has a good human scale if its details, elements and materials allow people to feel comfortable using and approaching it. Features that give a building human scale also encourage human activity. The following are some of the building elements that may be used to achieve better human scale: • pedestrian -oriented open space such as a courtyard, garden, patio, or other unified landscaped areas • bay windows extending out from the building face that reflect an internal space such as a room or alcove • individual windows in upper stories that o are approximately the size and proportion of a traditional window o include a trim or molding that appears substantial from the sidewalk o are separated from adjacent windows by a vertical element • windows grouped together to form larger areas of glazing can have a human scale if individual window units are separated by moldings or jambs ■ windows with small multiple panes of glass ■ window patterns, building articulation and other treatments that help to identify individual residential units in a multi -family building ■ upper story setbacks ■ a porch or covered entry • pedestrian weather protection in the form of canopies, awnings, arcades or other elements wide enough to protect at least one person ■ visible chimneys C-4: Exterior Finish Materials Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. Explanation and Examples The selection and use of exterior materials is a key ingredient in determining how a building will look. Some materials, by their nature, can give a sense of permanence or can provide texture or scale that helps new buildings fit better in their surroundings. Page 15 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 52 6.1.a Materials typical to the northwest include: • clear or painted wood siding • shingles • brick • stone • ceramic and terra-cotta tile Many other exterior building materials may be appropriate in multifamily and commercial neighborhoods as long as the materials are appropriately detailed and finished, for instance, to take account of the northwest's climate or be compatible with nearby structures. Some materials, such as mirrored glass, may be more difficult to integrate into residential or neighborhood commercial settings. D-1: Pedestrian Open Spaces and Entrance Convenient and attractive access to the building's entry should be provided. To ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian -oriented open space should be considered. Explanation and Examples If a building is set back from the sidewalk, the space between the building and public right-of-way may be conducive to pedestrian or resident activity. In business districts where pedestrian activity is desired, the primary function of any open space between commercial buildings and the sidewalk is to provide visual and physical access into the building and perhaps also to provide a space for additional outdoor activities such as vending, resting, sitting or dining. Street fronts can also feature art work, street furniture and landscaping that invite customers or enhance the building's setting. Where a commercial or mixed -use building is set back from the sidewalk a sufficient distance, pedestrian enhancements should be considered in the resulting street front Examples of desirable features to include: • visual and pedestrian access (including barrier -free access) into the site from the public sidewalk • walking surfaces of attractive pavers • pedestrian -scaled site lighting • areas for vendors in commercial areas • landscaping that screens undesirable elements or that enhances the space and architecture • signage which identifies uses and shops clearly but which is scaled to the pedestrian • site furniture, artwork or amenities such as fountains, benches, pergolas, kiosks, etc. Examples of features to avoid are: asphalt or gravel pavement adjacent unscreened parking lots adjacent chain -link fences Page 16 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 53 6.1.a • adjacent blank walls without appropriate screening The following treatment of entrances can provide emphasis and interest: • special detailing or architectural features such as ornamental glazing, railings and balustrades, awnings, canopies, decorative pavement, decorative lighting, seats, architectural molding, planter boxes, trellises, artwork signs, or other elements near the doorway. • visible signage identifying building address • Higher bay(s) • Recessed entry (recessed at least 3 feet) • Forecourt D-2: Blank Walls — See pages 8-9 from guidelines blank walls Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest. Explanation and Examples A wall may be considered "large" if it has a blank surface substantially greater in size than similar walls of neighboring buildings. The following examples are possible methods for treating blank walls: • installing vertical trellis in front of the wall with climbing vines or plants materials • setting the wall back and providing a landscaped or raised planter bed in front of the wall, including plant materials that could grow to obscure or screen the wall's surface • providing art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface • employing small setbacks, indentations, or other means of breaking up the wall's surface • providing special lighting, a canopy, horizontal trellis or other pedestrian -oriented features that break up the size of the blank wall's surface and add visual interest • An architectural element not listed above, as approved, that meets the intent D-3: Retaining Walls lighting mode projecting cornice — masonry belt course metal canopy Z4 recess Retaining walls near a public sidewalk that extend higher than eye level should be avoided where possible. Where higher retaining walls are unavoidable, they should be designed to reduce their impact on pedestrian comfort and to increase the visual interest along the streetscapes. opaque glass windows. Blank walls shall be treated with architectural elements to provide visual interest. Page 17 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 54 6.1.a 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 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 55 6.1.a D-5: Visual Impacts of Parking Structures The visibility of all at -grade parking structures or accessory parking garages should be minimized. The parking portion of a structure should be architecturally compatible com with the rest of the structure p y Illi..:'''`' .:. and streetscape. Open parking spaces and carports should be screened from the street and adjacent properties. Explanation and Examples The following examples illustrate various methods of improving the — appearance of at -grade parking structures: • incorporating pedestrian -oriented uses at street level can reduce the visual impact of parking structures in commercial areas. Sometimes a depth of only 10 feet along the front of the building is enough to provide space for newsstands, ticket booths, flower shops and other viable uses. • setting the parking structure back from the sidewalk and installing dense landscaping • incorporating any of the blank wall treatments listed in Guideline D-2 • visually integrating the parking structure with adjacent buildings ■ continuing a frieze, cornice, canopy, overhang, trellis or other devices at the top of the parking level ■ incorporating into the parking structure a well -lit pedestrian walkway, stairway or ramp from the sidewalk to the upper level of the building ■ setting back a portion of the parking structure to allow for the retention of an existing significant tree • using a portion of the top of the larking level as an outdoor deck, patio or garden with a rail, bench or other guard device around the perimeter D-6: Screening of Dumpsters, Utilities, and Service Areas Building sites should locate service elements like trash dumpsters, loading docks and mechanical equipment away from the street front where possible while maintaining access to utilities. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front, they should be situated and screened from view and should not be located in the pedestrian right-of-way. Explanation and Examples Unsightly service elements can detract from the compatibility of new projects and create hazards for pedestrians and autos. The following examples illustrate considerations to address in locating and screening service areas and utilities: ■ plan the feature in a less visible location on the site ■ screen it to be less visible. For example, a utility meter can be located behind a screen wall so that it is not visible from the building entrance. ■ use durable materials that complement the building ■ incorporate landscaping to make the screen more effective ■ locate the opening to the area away from the sidewalk. Page 19 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 56 6.1.a • incorporate roof wells, utility rooms or other features to accommodate utility and mechanical equipment needs. D-7: Personal Safety and Security Project design should consider opportunities for enhancing personal safety and security in the environment under review. Explanation and Examples Project design should be reviewed for its contribution to enhancing the real and perceived feeling of personal safety and security within the environment under review. To do this, the question needs to be answered: do the design elements detract from or do they reinforce feelings of security of the residents, workers, shoppers and visitors who enter the area? Techniques that can help promote safety include the following: - • providing adequate lighting • retaining clear lines of site • use of semi -transparent security screening, rather than opaque walls, where appropriate • avoiding blank, windowless walls that attract graffiti and that do not permit residents or workers to observe the street • use of landscaping that maintains visibility, such as short shrubs and pruning trees, so there are no branches below head height • creative use of ornamental grille as fencing or over ground floor windows in some locations • absence of structures that provide hiding places for criminal activity • design of parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park there and for occupants of nearby buildings • clear directional signage • encouraging "eyes on the street" through placement of windows, balconies and street -level uses • ensuring natural surveillance of children's play areas. E-1: Landscaping to Reinforce Design Continuity with Adjacent Sites Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape. Explanation and Examples Several ways to reinforce the landscape design character of the local neighborhood are listed below: • Street Trees If a street has a uniform planting of street trees, or a distinctive species, plant street trees that match the planting pattern or species. Page 20 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 57 6.1.a Similar Plant Materials When many lots on a block feature similar landscape materials, emphasis on these materials will help a new project fit into the local context. Similar construction materials, textures, colors or elements Extending a low brick wall, using paving similar to a neighbor's or employing similar stairway construction are ways to achieve design continuity. E-2: Landscaping to Enhance the Building and/or Site Landscaping, including living plant material, special pavements, approach, screen walls, planters, site furniture and similar features should be appropriately incorporated into the design to enhance the project. Examples Landscape enhancements of the site may include some of the approaches or features listed below: • Soften the form of the building by screening blank walls, terracing retaining walls, etc. • Increase privacy and security through screening and/or sharing. • Provide a framework such as a trellis or arbor for plants to grow on. • Incorporate a planter guard or low planter wall as part of the architecture. • Distinctively landscape open areas created by building modulation. • Incorporate upper story planter boxes or roof planters. • Include a special feature such as a courtyard, fountain or pool. • Emphasize entries with special planting in conjunction with decorative paving and/or lighting. • Screen a building from view by its neighbors, or an existing use from the new building. E-3: Landscape Design to Address Special Site Conditions The landscape design should take advantage of special on -site conditions such as high -bank front yards, steep slopes, view corridors, or existing significant trees and off -site conditions such as greenbelts, ravines, natural areas, and boulevards. Explanation and Examples The following conditions may merit special attention. The examples suggest some ways to address the issue. High Bank Front Yard Where the building's ground floor is elevated above a sidewalk pedestrian's eye level, landscaping can help make the transition between grades. Several techniques are listed below. • rockeries with floral displays, live ground cover or shrubs. • terraces with floral displays, ground covers or shrubs. ■ low retaining walls with raised planting strips. ■ stone or brick masonry walls with vines or shrubs. Page 21 of 22 PLN20190009 - ATTACHMENT 5 Revised byADB 311/06 Packet Pg. 58 6.1.a Barrier -free Access Where wheelchair ramps must be provided on a street front, the ramp structure might include a planting strip on the sidewalk side of the elevated portions of the ramp. Steep Topography Special plantings or erosion control measures may be necessary to prevent site destabilization or to enhance the visual qualities of the site in connection with a neighborhood improvement program. Boulevards Incorporate landscaping which reflects and reinforces . Greenbelt or Other Natural Setting • Minimize the removal of significant trees. • Replace trees that were removed with new trees. • Emphasize naturalizing or native landscape materials. • Retain natural greenbelt vegetation that contributes to greenbelt preservation. • Select colors that are more appropriate to the natural setting. On -site Vegetation • Retain significant vegetation where possible. • Use new plantings similar to vegetation removed during construction, when that vegetation as distinctive. Page 22 of 22 Revised by ADB 311 /06 PLN20190009 - ATTACHMENT 5 Packet Pg. 59 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 1 of 15 6.1.a Chapter 16.43 BD — DOWNTOWN BUSINESS Sections: 16.43.000 Purposes. 16.43.010 Subdistricts. 16.43.020 Uses. 16.43.030 Site development standards. 16.43.035 Design standards — BD zones. 16.43.040 Operating restrictions. 16.43.000 Purposes. ................................................................................................................................................................................................................................................................................................ The BD zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. C. Identify supporting arts and mixed -use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.010 Subdistricts. ................................................................................................................................................................................................................................................................................................ The "downtown business" zone is subdivided into five distinct subdistricts, each intended to implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts are: BD1 — Downtown Retail Core; BD2 — Downtown Mixed Commercial; BD3 — Downtown Convenience Commercial; BD4 — Downtown Mixed Residential; BD5 — Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 60 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 2 of 15 6.1.a 16.43.020 Uses. ......... A. Table 16.43-1. Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X Financial A X Advising A X Mortgage A X Banks (without tellers) A X Accounting A X Counseling A X Architecture A X Engineering A X Advertising A X Insurance A X Fitness related business (yoga/pilates/gym/fitness club) A X Service uses A A(2) A A A A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X X X X X X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, restaurant, microbreweries/distilleries or food service establishment that also provides an on -site retail outlet open to the public A A A A A A Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents C X A A A X Printing, publishing and binding establishments C X A A A C PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 61 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 3 of 15 6.1.a Permitted Uses BD1 BD1 GFSF�1� BD2 BD3 BD4 BD Public markets licensed pursuant to provisions in Chapter 4.90 ECC1 A A A A A A Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) — must be located on second floor or behind first 45 feet from sidewalk or rights -of -way A X A A A A Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC 17.100.020 A A A A A A Primary and high schools, subject to the requirements of ECDC 17.100.050(G) through (R) A X A A A A Local public facilities, subject to the requirements of ECDC 17.100.050 C C C C A C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A A A A A Off-street parking and loading areas to serve a permitted use B X B B B B Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X B B B X Commercial parking lots C X C C C X Wholesale uses X X X C X X Hotels and motels A A A A A A Amusement establishments C C C C C C Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use X X X C X X Day-care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums X X C C A X PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 62 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 4 of 15 6.1.a Permitted Uses 13131 BD1 GFSF0) BD2 BD3 BD4 BD Medical uses, e.g., A X Physicians A X Dental A X Optometrist (without retail) A X Physical therapy (without retail) A X Counseling A X Other similar medical services A X Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C C C C C Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 ECC X X D D D D A = Permitted primary use B = Permitted secondary use C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: (1) BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights- of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. (2) Services — by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. r r Q PLN20190009 - ATTACHMENT 6 Packet Pg. 63 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 5 of 15 6.1.a For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; 2. The space does not contain direct access to the street or sidewalk; 3. The previous use was a nonconforming use (e.g., not retail); and 4. The space has been vacant for a period of more than six months. [Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3894 § 4, 2012; Ord. 3700 § 1, 2008]. 16.43.030 Site development standards. A. Table 16.43-2. Minimum Sub Minimum Lot Minimum Street District Area Lot Width Setback Minimum Minimum Side Rear Setback' Setback' Minimum Height of Ground Flo within the Maximum Designates Height Street Fron BD 15 0 0 0 0 0 30' 15' BD25 0 0 0 0 0 30' 12' BD35 0 0 0 0 0 30' 12' PLN20190009 - ATTACHMENT 6 Packet Pg. 64 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 6 of 15 6.1.a Minimum Minimum Minimum Sub Minimum Lot Minimum Street Side Rear Maximum District Area Lot Width Setback Setback' Setback' Height BD435 0 0 0 0 0 30' BD55 0 0 0 0 0 25' Minimum Height of Ground Flo within the Designates Street Fron 12' 12' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See ECDC 16.43.030(B)(8) for further details. 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. 5 Site development standards for single-family dwellings are the same as those specified for the RS-6 zone. Map 16.43-1: Designated Street Front for BD Zones PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 65 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 7 of 15 6.1.a Designated Street Front f WALN 10�=]�= 47: a 1� I MAPLE ST Imo. - - Figure 16.43-1: Ground Floor Height Measurement PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 66 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 8 of 15 6.1.a I l B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD zones. 1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation to the finished grade along the width of the side of the structure that is principally oriented to the designated street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the ground "floor" is considered to be the sum of the floor planes which, in combination, run the full extent of the building and are closest in elevation to one another. For the purposes of this chapter, the definition of "ground floor" contained in ECDC 21.35.017 does not apply. 2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all properties lying within the BD zones. The designated street front is defined as the 45 feet measured perpendicular to the street front of the building lot fronting on each of the mapped streets. 3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum height of the ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the designated street front established in subsection (13)(2) of this section. 4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on the ground floor within a designated street front as defined in subsection (13)(2) of this section, the elevation of the ground floor and associated entry shall be within seven inches of Q PLN20190009 - ATTACHMENT 6 Packet Pg. 67 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 9 of 15 6.1.a the grade level of the adjoining sidewalk. "Grade" shall be as measured at the entry location. Portions of the ground floor outside the designated street front of the building need not comply with the access requirements specified in this section. 5. When the designated street front of a building is on a slope which does not allow both the elevation of the entry and ground floor within the designated street front to be entirely within seven inches of the grade level of the sidewalk, as specified in subsection (13)(4) of this section, the portion of the ground floor of the building located within the designated street front may be designed so that either: a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or b. The building may be broken up into multiple frontages, so that each entry/ground floor combination is within seven inches of the grade of the sidewalk. c. For corner lots, a primary entry shall be established for the purposes of determining where the ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on 4th Avenue. 6. Within the BD1 zone, development on the ground floor shall consist of only commercial uses, except that parking may be located on the ground floor so long as it is not located within the designated street front. 7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses within the designated street front. Any permitted use may be located on the ground floor outside of the designated street front. 8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and BD3 zones in subsection (13)(7) of this section. As a second option, if more residential space is provided so that the ground floor does not meet the commercial use requirements described in subsection (13)(7) of this section, then the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5 setbacks are required, the required street setback shall be landscaped and no fence or wall in the setback shall be over four feet in height above sidewalk grade unless it is at least 50 percent open, such as in a lattice pattern. 9. Within the BD5 zone, one option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 zone in subsection (13)(7) of this section. When development of the ground floor does not conform to these requirements, then development within the BD5 zone shall meet the following requirements: a. The building shall be oriented to 4th Avenue. "Orientation to 4th Avenue" shall mean that: i. At least one building entry shall face 4th Avenue. PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 68 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 10 of 15 6.1.a ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level. iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household. The live/work space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2: BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry oriented to the street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (13)(1) through (9) of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permitted secondary use. b. The restrictions on the location of residential uses shall not apply when a single-family use is the only permitted primary use located on the property. PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 69 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 11 of 15 6.1.a c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor commercial use requirement within the designated street front (e.g., when the first 45 feet of a building are within a designated street front in the BD1 zone, parking may not be located within that 45 feet). e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as measured from the street front of the building be less than 30 feet. f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured perpendicular to the street consist only of commercial uses and permitted secondary uses, then permitted multiple -family residential unit(s) may be located behind the commercial uses. g. Recodified as ECDC 22.43.050(B)(4). h. Within the BD1 zone, each commercial space located on the ground floor within the designated street front shall be directly accessible by an entry from the sidewalk. C. Building Height Regulations. 1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of "height" detailed in ECDC 21.40.030). 2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets one of the following conditions. In addition, if the building is located within 15 feet of the public right-of-way, architectural details and/or applied art shall be incorporated into the building design, and the ground floor shall be distinguished from the upper portions of the building through the use of differences in materials, windows, and/or architectural forms. a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions of the roof is at least six-by-12 and the roof includes architectural features, such as dormers or gables of a steeper pitch, that break up the roof line into distinct segments. b. If the building does not make use of a pitched roof system as described in subsection (C) (2)(a) of this section, a building step -back shall be provided within 15 feet of any street front. Within the 15-foot step -back, the maximum building height is the lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or 30 feet above the "average level" as defined in ECDC 21.40.030. For corner lots, a 15-foot step -back is required along both street fronts. If a building located on a corner lot has insufficient lot width (i.e., less than Q PLN20190009 - ATTACHMENT 6 Packet Pg. 70 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 12 of 15 6.1.a 40 feet of lot width) to enable it to provide the required step -back on both street fronts, then the step -back may be waived facing the secondary street. 3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following architectural features are allowed to extend above the height limits specified in this chapter: a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof area of the building. b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any building step -back required under subsection (C)(2)(b) of this section; provided, that the railing is constructed so that it has the appearance of being transparent. An example meeting this condition would be a railing that is comprised of glass panels. D. Off -Street Parking and Access Requirements. The parking regulations included here apply specifically within the BD zone. Whenever there are conflicts between the requirements of this chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking Regulations, the provisions of this chapter shall apply. 1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street. 2. No parking is required for any commercial floor area of permitted uses located within the BD1, BD2, BD4, and BD5 zones. E. Open Space Requirements. 1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120 feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open space. Open space shall not be required for additions to existing buildings that do not increase the building footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line). Such open space may be provided as any combination of: a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food service establishments); b. Public plaza or sidewalk that is accessible to the public; c. Landscaping which includes a seating area that is accessible to the public. 2. Required open space shall be open to the air and not located under a building story. 3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while depth is measured perpendicular to the street lot line). PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 71 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 13 of 15 6.1.a Figure 16_43-5. Building Size, Width and Open Space Example - Building is an four lots. each 300 20 feet_ ■ Building width is 120 (eel. • Open space is required due to building width, and due is lot area. Open space provided exceeds the 5% ❑f lol area requirement. ------- Lol Linos Eludoing ArP,k 0 0 r--------------- ---------------- -------- --------r--------------- % i 1 ■ i 1 i 1 1 ■ 1 ■ 1 ■ 1 ■ 1 ■ 1 ■ 1 1 ■ 1 ■ Total Lat Area = 14.400 sq. ft. 1 1 * 1 ■ 1 ■ 1 ; 1 ■ � 1 i { Building Foclprinl = 13,650 sq. 1 ■ it, i 1 1 ■ � 1 ■ 1 . Y Open Space Required Y 720 sq. 1 1 � 1 ■ 1 ■ ft; 1 ■ ! 1 ■ 1 1 ■ 1 1 ■ 1 1 * 1 + ■ 1 ■ 1 ■ 1 ■ 1 ■ 1 ■ Suil-ding Width Parallel to SkeelYRO ` 1 20.-D„ ai { i 1 1 1 + i F 1 i 1 1 1 ■ i i 1 F 1 ■ 1 ■ 1 1 1 1 * i ! 1 i Open Space 750 sq. ft. 1 1 ■ 1 ■ 1 1 { � 1 i * i 1 ■ F • 1 ■ F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds register of historic buildings. .J01 1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the building. The decision of staff shall be processed as a Type II development project permit application (see Chapter 20.01 ECDC). a. Building step -backs required under subsection (C)(2)(b) of this section. b. Open space required under subsection (E) of this section. 2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds register of historic buildings. Note that additional parking exceptions involving building expansion, remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C). 3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is retained on -site, no off-street parking is required for any additional buildings or uses located on the same property. To obtain this benefit, an easement in a form acceptable to the city shall be recorded with Snohomish County protecting the exterior of the historic building and ensuring that r r Q PLN20190009 - ATTACHMENT 6 Packet Pg. 72 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 14 of 15 6.1.a the historic building is maintained in its historic form and appearance so long as the additional building(s) obtaining the parking benefit exist on the property. The easement shall continue even if the property is subsequently subdivided or any interest in the property is sold. G. Density. There is no maximum density for permitted multiple dwelling units. H. Screening. The required setback from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback, except for that portion of the BD zone that is in residential use. I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign standards shall be the same as those that apply within the BC zone. J. Satellite Television Antennas. In accordance with the limitations established by the Federal Communications Commission, satellite television antennas greater than two meters in diameter shall be reviewed in accordance with the provisions of ECDC 16.20.050. [Ord. 4140 § 1, 2019; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord. 3700 § 1, 2008]. 16.43.035 Design standards — BD zones. ................................................................................................................................................................................................................................................................................................ Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.040 Operating restrictions. ...................................................................................................................................................................................................................................... A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except: 1. Public uses such as utilities and parks; 2. Off-street parking and loading areas, and commercial parking lots; 3. Drive-in businesses; 4. Plant nurseries; 5. Public markets; provided, that when located next to a single-family residential zone, the market shall be entirely within a completely enclosed building; 6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040; 8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; 9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. C. Interim Use Status — Public Markets. PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 73 4/26/2019 Chapter 16.43 BD — DOWNTOWN BUSINESS Page 15 of 15 6.1.a 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premises licensed as a public market shall be considered a temporary use. As a temporary use, the city council finds that any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established by Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3894 § 5, 2012; Ord. 3700 § 1, 2008]. The Edmonds City Code and Community Development Code are current through Ordinance 4146, passed March 19, 2019. Disclaimer: The City Clerk's Office has the official version of the Edmonds City Code and Community Development Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. PLN20190009 - ATTACHMENT 6 https://www.codepublishing.com/WA/Edmonds/html/Edmonds 16/Edmonds 1643.html Packet Pg. 74 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page I of 11 6.1.a Sections: 22.43.000 22.43.010 22.43.020 22.43.030 22.43.040 22.43.050 22.43.060 22.43.070 Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Applicability. Massing and articulation. Orientation to street. Ground level details. Awnings/canopies and signage. Transparency at street level. Treating blank walls. Building HVAC equipment. 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. Buildings should convey a distinct base and top. PLN20190009 - ATTACHMENT 7 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 75 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 2 of I I 6.1.a fop base 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]. 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. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); PLN20190009 - ATTACHMENT 7 Packet Pg. 76 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 3 of I I 6.1.a b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Taper bay Buildings shall be oriented to the street. Entrances shall be given visually distinct expression. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 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; PLN20190009 - ATTACHMENT 7 Packet Pg. 77 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 4 of 11 6.1.a b. Medallions; c. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window; f. Projecting sills; g. Tile work; h. Transom or clerestory windows; i. Planter box; j. An element not listed here, as approved, that meets the intent. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. den cause der baskef and Agh h 'f it r fdeW" meda5m cJ�resfary NINI =WA fin S. � WRIM/1 w0i PLN20190009 - ATTACHMENT 7 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 78 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 5 of I I 6.1.a 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. 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. r Q PLN20190009 - ATTACHMENT 7 Packet Pg. 79 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 6 of I I 6.1.a Open -sided nonstructural awning with front valance. Is 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). PLN20190009 - ATTACHMENT 7 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 80 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 7 of I I 6.1.a 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. PLN20190009 - ATTACHMENT 7 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 81 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 8 of I I 6.1.a Examples of projecting signs using decorative frames and design elements. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. Awning or canopy shapes: 4., S ran dwrd 80.�e Ca rr►ax riiarge+ee 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. PLN20190009 - ATTACHMENT 7 Packet Pg. 82 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 9 of 11 6.1.a 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. Windows shall provide a visual connection between activities inside and outside the building, and therefore should not be mirrored or use darkly tinted glass. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. *Code reviser's note: Subsection (13)(4) of this section was formerly codified as ECDC 16.43.030(B)(10)(g). 22.43.060 Treating blank walls. ................................................................................................................................................................................................................................................................................................ A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: PLN20190009 - ATTACHMENT 7 Packet Pg. 83 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 10 of I I 6.1.a 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. iPKr9 60we apagw gfass matfa&M, ` 0" 51 �rti ■ra as rrrrrnr rrrrN*■ boo J�r�r.arr��i _ Row a�ii■l WMIZZ moms � r. Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. PLN20190009 - ATTACHMENT 7 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html Packet Pg. 84 4/26/2019 Chapter 22.43 DESIGN STANDARDS Page 11 of 11 6.1.a 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 Rooftop equipment should be screened from view. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. The Edmonds City Code and Community Development Code are current through Ordinance 4146, passed March 19, 2019. Disclaimer: The City Clerk's Office has the official version of the Edmonds City Code and Community Development Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. n u PLN20190009 - ATTACHMENT 7 Packet Pg. 85 https://www. codepublishing. com/WA/Edmonds/html/Edmonds22/Edmonds2243.html 4/26/2019 6.1.a • 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 PLN20190009 - Attachment 8 Packet Pg. 86 6.1.a 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.11 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 PLN20190009 - Attachment 8 Packet Pg. 87 6.1.a 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 fagades 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 fagades 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. 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. Community Culture and Urban Design 125 PLN20190009 - Attachment 8 Packet Pg. 88 6.1.a 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 - =l4f visual attributes of the development and R r� 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. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. 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. 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 4t1i 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 fagades should respect and echo historic patterns along downtown pedestrian streets. Community Culture and Urban Design 126 PLN20190009 - Attachment 8 Packet Pg. 89 6.1.a 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 vsthe 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. 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. Community Culture and Urban Design 127 PLN20190009 - Attachment 8 Packet Pg. 90 6.1.a N CITY OF EDMONDS SFr 1 ago 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Graphite Arts Studios 1 and 2, two new mixed use buildings in the Downtown Business (BD2) zone. Building 1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, caf6 and parking. Building 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over commercial space and parking. (File Number PLN20190009). Proponent: Mary Olsen Location of proposal, including street address if any: 202 Main St. and 117 2"d Ave. S. Tax Parcel Numbers 00454800101300 and 00454800101700) Lead agency: City of Edmonds The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by May 28, 2019 Project Planner: Mike Clugston, Senior Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date: RQY (, z C) f Signature: XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than June 4, 2019. You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. XX Posted on �May 14, 2019, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunitCcDecy.wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. The SEPA Checklist, project plans and DNS are available at https://perm its.edmonds.wa.us/citizen. Search for file number PLN20190009. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. Page 1 of 2 SEPA DETERMINATION PLN20190009 PLN20190009 - Attachment 9 5/9/19.SEPA Packet Pg. 91 6.1.a Notice Mailed to the following: XX COMCAST Outside Plant Engineer, North Region 1525 75"' St. SW Ste 200 Everett, WA 98203 XX Tulalip Tribal Council 6700 Totem Beach Road Marysville, WA 98270 XX Snohomish County Fire District No. 1 Headquarters Station No. 1 Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 XX Community Transit Attn.: Kate Tourtellot 7100 Hardeson Road Everett, WA 98203 pc: File No. SEPA Notebook XX Department of Archaeology & Historic Preservation PO Box 48343 Olympia, WA 98504-8343 XX Puget Sound Energy Attn: David Matulich PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 david.matulich@12se.com XX Bob Gregg PO Box 1576 Mukilteo, WA 98275 XX M. L. Wicklund Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 SEPA DETERMINATION PLN20190009 5/9/19. SEPA Page 2 of 2 PLN20190009 - Attachment 9 Packet Pg. 92 I 6.1.a I i City of Edmonds Graphite Arts Studios 1 & 2 �0 0 94.04 188.1 Feet This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web—Mercator _Auxiliary _Sphere current, or otherwise reliable. © City of Edmonds PLN20190009 - AttacRittir3i AP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Q) FWdi � � � � - iAwraiew •� Legend m ArcSDE.GIS.STREET_CENTERLIIN +, V — <all other values> �L 1 N 0 2 5; 4 to fC 9;71;7;8 a rn 0 0 0 rn T" 0 N Z J a c a� E c r 0 a (D m a c a� Notes Architectural Design Board Review 202 Main St. & 117 2nd Ave. S Q File# PLN20190009 Packet Pg. 93 1 6.1.a � oti ED,11#P71RECEIVED CITY OF EDMONDS MAR 21 2019 ENT Fsr, 1 Sql� ENVIRONMENTAL CHECKLIST OEVELOCOUNTER SUES There ai.:(,- no types of noise Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part 13) which they determine do not contribute meaningfully to the analysis of the proposed nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Graphite Studio & Apartments Building 1 & 2 2. Name of applicant: Mary Olsen 3. Address and phone number of applicant and contact person: Applicant: Mary Olsen, 221 2nd Ave N., Edmonds, WA 98020 Contact person: Robert Gregg, PO Box 1576 Mukilteo, WA 98275 Phone: 206 972 4371 4. Date checklist prepared: March 21, 2019 5. Agency requesting checklist: City of Edmonds Revised on 9116116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page I of 26 PLN20190009 - Attachment 9 Packet Pg. 94 6.1.a 6. Proposed timing or schedule (including phasing, if applicable): Design Review, Vesting, and permitting: April, 2019 to July, 2019. Construction: Fall, 2019 to Summer 2020 1 i i (STAFF 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. This checklist is for a 2 building project to be reviewed and constructed as one project. (STAFF COMMENTS r r�r `I �J` O Z 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Zipper Geo has conducted a geotechnical and subsurface environmental analysis. The site has had previous mitigation and contaminates are all below required Clean Up Level (STAFF COMMENTS) t wX �l (j i' Z U Z M a►' t' r 11 r vdV 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are none. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 2 of 26 PLN20190009 - Attachment 9 Packet Pg. 95 6.1.a 10. List any government approvals or permits that will be needed for your proposal, if known. City of Edmonds building permit and associated plumbing, electrical, mechanical, etc permits (STAFF COMMENTS) 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is for one slab -on -grade one story building at the corner of 2nd Ave. S. & Main Street and one slab on grade apartments over parking and a 30' deep ground floor commercial space facing 2nd Avenue S.. The building on Main Street will include an art institute with spaces for artists to create art and a gallery for their art to be displayed. There will also be a cafd with indoor and outdoor seating. The second building facing 2nd Ave S will have a commercial space on the ground floor 30' deep facing 2nd Ave S, ground level parking behind the commercial space, and up to 8 apartments on the second floor. (STAFF COMM 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The first building in the proposal is located at 202 Main Street in downtown Edmonds on the SE intersection of Main Street and 2nd Ave at the former location of Marvel Marble. The second building is across the alley to the south of the first building and faces onto 2nd Avenue S. Attached is a site survey with legal description and a site plan. (STAFF V r lain Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 PLN20190009 - Attachment 9 Page 3 of 26 Packet Pg. 96 6.1.a TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: The sites are essentially flat with a gradual downward slope from east to west and north to south. (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? An approximate 6 foot change in elevation over the 251 foot diagonal of the property is an approximate 2% slope. (STAFF COMMENTS) C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long term commercial significance and whether the proposal results in removing any of these soils. The soils are the typical Edmond's soils of sand over clay. There are no agricultural soils. (STAFF MMENTS) I �l Vr' d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NO (STAFF COMMENTS) Revised on 9119116 P71-_SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 4 of 26 PLN20190009 - Attachment 9 Packet Pg. 97 6.1.a e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. This will be two slab -on -grade buildings, with no filling or excavation. Grading will be minimal. (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. NO (STAFF COMMENTS} g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 95% with 5% landscaped open space (STAFF COMMENTS} h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fence as requied 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. There will be a major net reduction of emissions to the air as the prior resin based manufacturing of faux marble will be replaced with a non -manufacturing use. The on site use will change from manufacturing to retail/restaurant. (STAFF COMM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 5 of26 PLN20190009 - Attachment 9 Packet Pg. 98 6.1.a b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. NO (STAFF COM C. Proposed measures to reduce or control emissions or other impacts to the, if any: The primary source of emissions will be from HVAC which will follow LEED guidelines for efficiency, installation, commissioning, and maintenance to reduce energy consumption and emissions. (STAFF COMM 3. WATER a. Surface: (1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. NO (STAFF COMMENTS) _ (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. NO (STAFF COMMENTS) (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. NONE (STAFF COMMENTS) Revised on 9119116 P71 -_SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 6 PLN20190009 - Attachment 9 Packet Pg. 99 6.1.a (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. NO (STAFF COMMENTS)._ _ (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. NO (STAFF COMMENT 5) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. NO (STAFF COMMENTS) b. Ground: (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. NO (STAFF COMM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 7 of26 PLN20190009 - Attachment 9 Packet Pg. 100 6.1.a (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. QU6304I� (STAFF COMMENTS) C. Water Runoff (including storm water): (1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Source of runoff will be from the roofs which will be tied into an onsite retention systems connected to the city storm water system. (STAFF CORIM (2) Could waste materials enter ground or surface waters? If so, generally describe. NO (STAFF COMMENTS) _ (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. NO (ST7 COMMENTS) Pro c L. b✓ ZL t� Revised on 9119116 P71 - SEPA_Checklisi 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 8 of 26 PLN20190009 - Attachment 9 Packet Pg. 101 6.1.a d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Retention systems will have regulated discharge rates 4. Plants Ur (STAFF COM Check or circle types of vegetation found on the site: NONE deciduous tree: alder, maple, aspen, other: evergreen tree: fir, cedar, pine, other: shrubs urrass pasture crop or grain Orchards, vineyards or other permanent crops wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation:_ (STAFF COMMEN b. What kind and amount of vegetation will be removed or altered? None (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 9 of 26 PLN20190009 - Attachment 9 Packet Pg. 102 6.1.a C. List threatened or endangered species known to be on or near the site. NONE (STAFF COMM d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: perimeter landscaping will enhance vegetation on the site which currently has none. (STAFF COMMENTS) e. List all noxious weeds and invasive species known to be on or near the site. None (STAFF COMMENTS) 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: None. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 10 of 26 PLN20190009 - Attachment 9 Packet Pg. 103 6.1.a b. List any threatened or endangered species known to be on or near the site. None (STAFF COMM C. Is the site part of a migration route? If so, explain. No (STAFF COMM -fC. V- ft/w d. Proposed measures to preserve or enhance wildlife, if any: None (STAFF COMM ENTS) e. List any invasive animal species known to be on or near the site. None STAFF COMMENTS 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The project's energy needs will be electric and natural gas which will be used primarily for heating, cooling, and lighting. The prior energy used for manufacturing will be terminated. (STAFF COM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 PLN20190009 - Attachment 9 Page 11 of 26 Packet Pg. 104 6.1.a b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. NO. (STAFF COMM C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Energy conservation will be achieved through the use of insulation and Energy Star rated equipment. A large amount of glazing will provide natural light deep within the projects. (STAFF COMM 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. NO (STAFF CO M M ENTS) (1) Describe any known or possible contamination at the site from present or past uses. There is one Underground Storage Tank (UST) which has been previously emptied, cleaned, and closed in place. (STAFF COP4M N'I'S) I/ �•, G �' Cl � /�W! �" w� �� cu6vAq or- 1 4�'p d-e' 1 Df c�SS �f61.��y /1 st e a1A oaten G{W-Mi�` Revised on 9119116 P71_-SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 12 of 26 PLN20190009 - Attachment 9 Packet Pg. 105 6.1.a (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. There are no known existing hazardous chemicals/conditions. There are no known or suspected underground hazardous liquid and gas transmission pipelines within the project area or in the vicinity. STAFF COMMENTS) (3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or constructions, or at any time during the operating life of the project. None (STAFF CUM M (4) Describe special emergency services that might be required. None (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: Prior to demolition, a toxic materials survey was conducted and during demolition all steps required to control environmental health hazards were followed. There will be no environmental health hazards of the completed project. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 13 of 26 PLN20190009 - Attachment 9 Packet Pg. 106 6.1.a b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? There are no types of noise in the area that will affect the project. (STAFF COMMENTS) (2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise would come from the site. Short term, during construction, there will be noise associated with heavy equipment such as delivery trucks and concrete trucks. This will be during permitted construction hours only. Long term, after completeion, there will be no noise emanating from the project. (STAFF COMM (3) Proposed measures to reduce or control noise impacts, if any: Noise impacts will be reduced by limiting construction to permitted construction hours. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA_ Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 14 of 26 PLN20190009 - Attachment 9 Packet Pg. 107 6.1.a S. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Prior use of the site was grandfathered, non -conforming manufacturing of faux marble and an adjacent surface parking lot. Adjacent properties are used for retail, office, and houing. The proposal will not affect current land uses on nearby or adjacent properties. (STAFF CO ME! b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No. (STAFF COMM ENTS) (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. (STAFF COMM C. Describe any structures on the site. None (STAFF COMMEN d. Will any structures be demolished? If so, what? The entire prior structure was demolished. (STAFF COMM EN S) 91(/?' W—_2 Z d '� W q/ &4n l l f lqd A Zap B " tl-f 2 Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 15 of 26 PLN20190009 - Attachment 9 Packet Pg. 108 , 6.1.a e. What is the current zoning classification of the site? BD2. (STAFF COMMENTS) f. What is the current comprehensive plan designation of the site? Downtown Business Retail (STAFF COMMENTS) w n \ c7 W n lceow ( L g. If applicable, what is the current shoreline master plan designation of the site? Not Applicable (STAFF COMMENTS) h. Has any part of the site been classified critical area by the city? if so, specify. No. (STAFYCOM1MENTS)L'VPI1 �-� �I" ZO 2 M 0 1i1 i. Approximately how many people would reside or work in the completed project? ` Estimated 10 employees in the completed project. (STAFF COMMENTS) j. Approximately how many people would the completed project displace? None (STAf F COMMENTS) Revised on 9119116 P71 --SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 16 of 26 PLN20190009 - Attachment 9 Packet Pg. 109 6.1.a k. Proposed measures to avoid or reduce displacement impacts, if any: None. Not applicable. (STAFF COMM 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Zoning and land use has been reviewed for compatibility and the proposal has been found to be compatible. (STAFF COMMENTS) AD6 LVI ce V I ew PrqLr,a� rrr r M. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: No impacts. (STAFF COMMENTS) 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 7 new middle income housing units will be provided. (STAFF COMMENTS) 9 U4 Ic f p 1A �u► A b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. None will be eliminated. (STAFF COMM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 17 of 26 PLN20190009 - Attachment 9 Packet Pg. 110 6.1.a C. Proposed measures to reduce or control housing impacts, if any: None (STAFF COMME 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? Maximum height will be 30 feet as defined by code. The principle exterior building materials will be glass, Corten, and hardiplank. (STAFF COMM b. What views in the immediate vicinity would be altered or obstructed? None. (STAFF COM C. Proposed measures to reduce or control aesthetic impacts, if any: This will be a one story building and a two story building, so the scale will be appropriate to the allowed height. Aesthetics will be greatly improved by replaceing the prior, dilapidated, out of place manufacturing building with a high end art institute, gallery, cafe, and apartments. (STAFF COMMENTS) 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The glazing is primarily on the North and West sides of the buildings. The north sides will not get direct sunlight and the west sides are shaded from the afternoon sun by the taller building directly west of the project. Therefore, the proposal will not produce glare. The interior space is for artists and residents, so it is designed to utilize natural light from the exterior windows and skylights. Minimal interior lighting will be used and the majority of workhours will be during daylight hours, so very little light will be produced by the proposal. (STAFF COMMENTS) Revised on 9119116 P71-_SEPA-Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 18 of26 PLN20190009 - Attachment 9 Packet Pg. 111 6.1.a b. Could light or glare from the finished project be a safety hazard or interfere with views? No. (STAFF COMM C. What existing off -site sources of light or glare may affect your proposal? None. (STAFF COMM d. Proposed measures to reduce or control light and glare impacts, if any: None. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Edmonds has numerous informal recreational opportunities in the immediate vicinity including the parks and walkways along the waterfront just 2 blocks away. (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 19 of 26 PLN20190009 - Attachment 9 Packet Pg. 112 6.1.a C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The proposal itself is a recreation opportunity with an art gallery open to the public and art classes available to the public. (STAF COMMENTS) d &u- 'r t�L -5• 3� he ct fl es to') , b1iA4 D t (tr 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. ,., _ 1V U. (STAFF CUM b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Nothing evident. No studies conducted. (STAFF COMMENTS) C. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. None as the site has been developed since the early days of Edmonds. (STAFF COMMENTS) IAIT S 4-1 Revised on 9119116 P71_-_SEPA_Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 20 of 26 PLN20190009 - Attachment 9 Packet Pg. 113 6.1.a d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Nothing planned. No permits related to this question are required. (STAFF COMM 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. The site is bordered on the north by Main Street, on the west by 2°d Ave S, on the east by 16' wide public alleys. To the south is a commercial building. Customers will access the site via on site and street parking. (STAFF COMMENTS) b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is currently served by public transit (buses). (STAFF COMMENTS) tr (%l C� J �d� C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The project will not eliminate any parking spaces. The project will provide approximately 20 on site parking spaces. (STAFFCOMMENTS) VMOAk 1 dl- f 4 inr d r, ( &r-Ar l ► 'r- 111;PIA 7-Jr--.--, lt&L/ -(tit- Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 PLN20190009 - Attachment 9 Page 21 of 26 Packet Pg. 114 6.1.a d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). e. No. None required. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Immediate vicinity, no. The project is three blocks from the Edmonds ferry terminal and Edmonds train station. (STAFF COMMENTS) f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and passenger vehicles). What data or transportation models were used to make these estimates? 9. The project space includes art studios where tenant artists will work, up to 8 residential apartments, and a cafe. A traffic study for the two building project is being prepared and will be submitted shortly. _ A - - . n Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. (STAFF COMM h. Proposed measures to reduce or control transportation impacts, if any: A delivery dock is provided from the south alley to keep deliveries off of Main Street. (STAFF COMM Revised on 9119116 P71_ _SEPA_Checklisl 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 22 of 26 PLN20190009 - Attachment 9 Packet Pg. 115 6.1.a 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. No. (STAFF COMM b. Proposed measures to reduce or control direct impacts on public services, if any: There will be a reductions in impact for fire protection. The new building will replace a prior building which was a major fire hazard. The new building will be fully sprinkled and meet all fire codes which the prior building did not. (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: All major utilities are currently available at the site including: electricity, natural gas, water, refuse service, telephone, sanitary sewer, and storm water. The site will continue to be connected to sanitary sewer. (STAFF COM Revised on 9119116 P71 - SEPA Checklist 202 Main & Parcel 004548-001-017-00 2019-03-21 Page 23 of 26 PLN20190009 - Attachment 9 Packet Pg. 116 6.1.a b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The utilities proposed for the project are the same as previously provided to the prior building and from the current utility companies providing the services. The construction activities on the site and in the immediate vicinity will only be making new, code compliant connections to the existing utilities. (STAFF COMMENTS) C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature of Proponent /li��twrdby /"1;1�e ouy 5-�� Revised on 9119116 P71_-SEPA_Checklist 202 Main 2019-03-11 3-fit- Zol? Date Submitted Page 24 of 26 PLN20190009 - Attachment 9 Packet Pg. 117 6.1.a CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION 11)C. 18y%3 April 18, 2019 David Pelletier Pelletier & Scharr, LLC 26911 98th Drive NW, Suite B Stanwood, WA 98292 Subject: Letter of Complete Application — Design Review for Graphite #1 and #2 Dear David, The City of Edmonds has reviewed the March 21 submittal for two new mixed use buildings at 201 Main Street and 117 2nd Ave. S (File PLN20190009). Pursuant to Edmonds Community Development Code (ECDC) Section 20.02.002, the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. While the application is technically complete, the City may request additional information during review of the project with which to make a decision. Phase 1 of the design review hearing before the Architectural Design Board has been scheduled for Wednesday, June 5, 2019, at 7:00 PM in the City Council Chambers at 250 5th Ave. N. The City will proceed with the public notice portion of the project. If you have any questions, please let me know either at 425-771-0220 x 1330 or michael.clugston@edmondswa.gov. Sincerely, Mike Clugston, AICP Senior Planner Cc: Bob Gregg PLN20190009 - Attachment 10 Packet Pg. 118 6.1.a CITY OF EDMONDS NOTICE OF APPLICATION foC. I g 9 V PROJECT DESCRIPTION: Graphite Arts Studios 1 and 2, two new mixed use buildings in the Downtown Business (BD2) zone. Building 1, at 202 Main Street, would be an 11,000 sq. ft. one-story wood frame art studio with a gallery, cafe and parking. Building 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over commercial space and parking. District -based design review projects that require a SEPA determination such as this are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). PROJECT LOCATION: 202 Main Street and 117 2nd Ave. S (Tax ID #: 00454800101300 & 00454800101700) NAME OF APPLICANT: Mary Olson FILE NO.: PLN20190009 DATE OF APPLICATION: March 21, 2019 DATE OF COMPLETENESS: April 18, 2019 DATE OF NOTICE: May 2, 2019 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED Building and Engineering permits (if design is approved) PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA Checklist, Critical Area Checklist, Traffic Impact Analysis COMMENTS ON PROPOSAL DUE: May 16, 2019 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application is available at the City of Edmonds Development Services Department, 1215th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:00 A.M. to 12:00 P.M. only on Wednesdays) or through the City's website (https://permits.edmonds.wa.us/Citizen ) and search for permit PLN20190009. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 PLN20190009 - Attachment 10 Packet Pg. 119 I 6.1.a I ^ ` City of Edmonds Y 0 94.04 1881 Feet W GS_1984_Web-Mercator-Auxiliary-Sphere �t) City of Edmonds Graphite Arts Studios 1 & 2 Architectwal Design Board Review This map is a user generated static output from an Internet mapping site and is for 202 Main St. & 117 2nd Ave S reference only. Data layers that appear on this map may or may not be accurate, File:! PLN201 90009 current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUC PION Packet Pg. 1 3 m 6.1.a ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. — tx�,;R - Signature of Applican or Applicant's Representative Subscribed and sworn to before me this 2-ix& day of Sri } r ti ,�NEY W i p�� 1►�� Ly�� ,j_.5%ioN`� q,,�•�, Sri Notary Public in f r the State of Washington a��Ry';� s 202892 i [n Residin at g I,j1/1%, OIF'WAS\A\ *,�� raYrii�� RECEIVE[) APR 03 2019 DEVELOPMENT ENT SERVICES GOUNTF-Ij Revised on 9130111 FkNRQ#,9A4 9Pr b#*0r0WeW List P Packet Pg. 121 Go to ovc,ry.con-l� ils, Aviv l(,ny,Irri1, 060 00887300030400 3/29/2019 00434401201201 3/29/2019 00434400700401 3/29/2019 PAPAGEORIOU GEORGE or RESIDENT OSSENX LLC or RESIDENT SANGER THOMAS/BETH or RESIDENT _ 3924 N 123RD TERRACE 4308 GEILEY CT 121 3RD AVE N N KANSAS CITY, KS 66109 CAMERON PARK, CA 95682 EDMONDS, WA 98020 tv rn 00434400700700 3/2912019 00434401201000 3/29/2019 00434401201100 3/29/2019 O EDMONDS 2020 LLC or RESIDENT HUFFMAN KYLE/SOFEEA or RESIDENT KODA LLC or RESIDENT 307 BELL ST 22007 MAKAH RD 11000 WACHUSETT RD N EDMONDS, WA 98020 WOODWAY, WA 98020 WOODWAY, WA 98020 Q m t 00454800100100 3/29/2019 00454800100300 3/29/2019 00454800101200 3/29/2019 Q CROSSETT MICHAEL A TRU or RESIDENT TINDALL THOMAS R or RESIDENT FREDERICKSEN GRACE or RESIDENT 221 JAMES ST PO BOX 968 PO BOX 488 L EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 ,0 3 m m 00678200010100 3/29/2019 00678200010300 3/29/2019 00678200010400 3/29/2019 REED SUSAN K or RESIDENT HUNT LIVING TRUST or RESIDENT DANGLEIS GARY or RESIDENT 200 JAMES ST APT 101 200 JAMES ST UNIT 103 200 JAMES ST UNIT 104 y EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 m N 00678200010500 3/29/2019 00678200010600 3/29/2019 00678200010700 3/29/2019 m ASAY LARRY V/JOYCE C T or RESIDENT MESKIMEN DONALD M or RESIDENT MARZANO ANTHONY/MICIAH or RESIDENT v 'L 200 JAMES ST UNIT 105 200 JAMES ST UNIT 106 200 JAMES ST UNIT 107 N EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 p N R 00678200020100 3/29/2019 00678200020200 3/2912019 00678200020300 3/29/2019 t d ARGENT KENNIS KEITH TR or RESIDENT KULLER JOHN W & PATRIC or RESIDENT SPIRO ROBERT & JANIS or RESIDENT 200 JAMES ST APT 201 607 ELM PL 200 JAMES ST c EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 0 rn 0 N Z 00678200020400 3/29/2019 00678200020500 3129/2019 00678200020800 3/29/2019 J (L BROWN RAYMOND A/O'DELL or RESIDENT CHAPMAN JUDITH B or RESIDENT KROON WILLIAM D & LUCI or RESIDENT y r 525 FORSYTH LANE UNIT 209 200 JAMES ST UNIT 205 200 JAMES ST UNIT 208 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 t R .r r 00678200030100 3/29/2019 00678200030300 3/29/2019 00678200030400 3/29/2019 -a RICHMOND F LYNN & JOYC or RESIDENT NEFF DONNA & RANDOLPH or RESIDENT CHRISTENSEN DAVID G or RESIDENT R 200 JAMES ST UNIT 301 200 JAMES ST UNIT 303 200 JAMES ST 304 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 0 rL a) L W 00678200030500 3/29/2019 00678200030600 3/29/2019 00678200040100 3/29/2019 N r EASTMAN LOIS JEAN or RESIDENT JOHNSON MARGARET M or RESIDENT HAMMERSIA FLOYD/JOY or RESIDENT 200 JAMES ST UNIT 305 200 JAMES ST UNIT 306 200 JAMES STREET #401 rn cv EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 d r c m E 00678200040300 3/29/2019 00678200040400 3/29/2019 00678200040600 3/29/2019 t FIENE FREDERICK D or RESIDENT CORBITT WILLIAM P/JOAN or RESIDENT JONES JANE or RESIDENT M R r 200 JAMES ST 200 JAMES ST UNIT 404 PO BOX 142 Q EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 PLN20190009 - Attachment 10 Packet Pg. 122 Peel""a :e: Go to 6.1.a 00678200040800 3/29/2019 G0787600020200 3/29/2019 00830800020100 3/29/2019 NEUMAIER ROGER or RESIDENT ERWERT WILLIAM or RESIDENT SKT INVESTMENTS LLC or RESIDENT 200 JAMES ST STE 408 114 2ND AVE S #202 PO BOX 997 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 rc rn 00830800020500 3/29/2019 00856900120200 3/29/2019 00858900120400 3/29/2019 G MSJ PROPERTIES LLC or RESIDENT CHRYSLER FREDERICK D & or RESIDENT ROGERS DARRYL H or RESIDENT 'a 3 654 5TH AVE S STE 300A 111 MAIN ST #202 111 MAIN ST UNIT 204 N EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 Q m t 00863300020100 3/29/2019 00863300020300 3/29/2019 00864100010000 3/29/2019 Q. STANFILL ROY JAMES/SYL or RESIDENT GREINER GEORGE KIRK & or RESIDENT EFCA LLC or RESIDENT 110 MAIN ST #R201 PO BOX 908 110 JAMES ST STE 100 L EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 0 3 ! m 00864100020000 3/29/2019 00864100020200 3/29/2019 00864100020300 3/29/2019 EFCA LLC or RESIDENT KNIGHT FRANCES J or RESIDENT LOCKHART JAMES L or RESIDENT 110 JAST STE 100 110 JAMES ST #202 110 JAMES ST #203 EDMO S, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 p m N m 00864100020500 3/29/2019 00864100030000 3/29/2019 00864100030100 3/29/2019 ALLEN MARY BETH or RESIDENT EFCA LLC or RESIDENT SACCO THERESA M or RESIDENT v 110 JAMES ST # 205 110 JAMPS ST STE 100 110 JAMES ST UNIT 301 N EDMONDS, WA 98020 EDM DS, WA 98020 EDMONDS, WA 98020 C to R t 00864100030200 3/29/2019 00864100030400 3/29/2019 00871500010000 3/29/2019 (L v COLUMBRO ANDY & KAREN or RESIDENT JIRKA MARILYN L or RESIDENT WIGGINS KAREN or RESIDENT 110 JAMES ST #302 110 JAMES ST UNIT 304 101 JAMES ST # 100 a) EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 0 00871500010100 3/29/2019 00887300010100 3/29/2019 00887300010200 3/29/2019 WIGGINS PROP RTIES LLC or RESIDENT MARKEZINIS JAMES M or RESIDENT MARKEZINIS AMES M or RESIDENT 101 JAMS"T# 100 110 3RD AVE N #301 110 3RD E N #301 EDMONg WA 98020 EDMONDS, WA 98020 EDM99DS, WA 98020 00887300020100 3/29/2019 00887300020200 3/29/2019 00887300030100 3/29/2019 MARKEZIN JAMES M or RESIDENT MARKEZINIS )ANTES M or RESIDENT MARKS IS JAMES M or RESIDENT 110 3R AVE N #301 110 3RD AVE N #301 110,3AD AVE N #301 EDM DS, WA 98020 EDMOI DS, WA 98020 EDMONDS, WA 98020 00887300030200 3/29/2019 00887300030300 3/29/2019 00887300030500 3/29/2019 RAMM SHARALYN S or RESIDENT PETERSON WARREN T/ELEA or RESIDENT VOLK ANNE B or RESIDENT 110 3RD AVE N UNIT 302 110 3RD AVE N #303 110 3RD AVE N UNIT 305 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 00434400700402 3/29/2019 00454800101300 3/29/2019 00454900101700 3J29r2019 V MURPHY TIMOTHY & LAURI or RESIDENT OLSON MARY or RESIDENT OLSON MA of RESIDENT r 760 SOMERSET LN 221 2ND AVE N 221 2NeDS, VE N Q EDMONDS, WA 98020-2646 EDMONDS, WA 98020-3103 El WA 98020-3103 PLN20190009 - Attachment 10 Packet Pg. 123 �tiquettes d'adresse Easy Peel'S. -if 0 Go to avery.com� I Av(,ry lomi)1,Vr. 5 160 1 00434400601202 3/29/2019 00454800201900 3/29/2019 00863300020200 3/29/2019 JC PROPERTY INVESTMENT or RESIDENT EDMONDS CITY 9F or RESIDENT WILLIAMS PATRICIA HELE or RESIDENT 301 MAIN ST 250 5TH AV 110 MAIN STREET #202 EDMONDS, WA 98020-3135 EDMONi] , WA 98020.3146 EDMONDS, WA 98020-3190 c tv rn 00858900120100 3/29/2019 00454800100902 3/29/2019 00678200010200 3/29/2019 G HUSTON HAROLD W & LORE or RESIDENT ES EDMONDS LLC or RESIDENT LUND DOROTHY L or RESIDENT 'a 3 111 MAIN ST UNIT 201 112 3RD AVE S 200 JAMES ST UNIT 102 N EDMONDS, WA 98020-3357 EDMONDS, WA 98020-3513 EDMONDS, WA 98020-3573 Q m t 00678200010800 3/29/2019 00678200020700 3/29/2019 00678200030800 3/29/2019 Q. Cu BALLARD RONALD D TRUST or RESIDENT LANGAN ELLEN R & KRAFC or RESIDENT PRUITT CHARLENE A or RESIDENT 200 JAMES ST UNIT 108 200 JAMES ST UNIT 207 200 JAMES ST UNIT 308 L EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 40 3 m m 00678200040500 3/29/2019 00678200040700 3129/2019 00434401201202 3/29/2019 SAFFORD MARGARET C or RESIDENT HARRIS VICTORIA L or RESIDENT KODA LLC or DENT 200 JAMES ST UNIT 405 200 JAMES ST UNIT 407 11000 % jA HUSETT RD EDMONDS, WA 98020-3573 EDMONDS, WA 98020-3573 WO AY, WA 98020-6142 p m rn Cu m 00787600020300 3/29/2019 00630800020200 3/29/2019 00830800020400 3/29/2019 4L CLEVELAND BRUCE H & CY or RESIDENT LUKE LARRY A & BETTE D or RESIDENT MYERS TROY/CARPENTER L or RESIDENT •L V 114 2ND AVE S UNIT 203 120 3RD AVE S UNIT 202 120 3RD AVE S UNIT 204 N EDMONDS, WA 98020-8403 EDMONDS, WA 98020-8411 EDMONDS, WA 98020-8411 p N R 00864100020100 3/29/2019 00864100020400 3/29/2019 00864100030300 3/29/2019 (L EIKE BRIAN K AND SUSAN or RESIDENT NGO MEANG & DIANE K TI or RESIDENT MANOLIDES JULIE or RESIDENT 110 JAMES ST UNIT 201 110 JAMES ST UNIT 204 110 JAMES ST UNIT 303 c EDMONDS, WA 98020-8429 EDMONDS, WA 98020-8429 EDMONDS, WA 98020-8429 rn 0 N Z J 00454800200400 3/29/2019 00678200030200 3/29/2019 00434401200300 3/29/2019 d A SHOSHA LLC or RESIDENT EL SRIRACHA LLC or RESIDENT TEAL PROPERTIES EDMOND or RESIDENT r 8625 HOLLY LN 8825 205TH PL SW 20818 44TH AVE W STE 202 m EDMONDS, WA 98026 EDMONDS, WA 98026 LYNNWOOD, WA 98036 E t v cv .r r cv 00454800101100 3/29/2019 00678200040200 3/29/2019 00863300010100 3/29/2019 -0 NGUYEN TIN T/LE TRINH or RESIDENT BRUNSVOLD STANLEY K or RESIDENT STARLITE INVESTORS LLC or RESIDENT Cu cC 6711 202 ST SW 6520 196TH ST SW APT 380 16706 55TH PL W t LYNNWOOD, WA 98036 LYNNWOOD, WA 98036 LYNNWOOD, WA 98037-3097 Q. a) L W 00434400700100 3/2912019 00434401601100 3/29/2019 27032300405100 3/29/2019 r WA FEDERAL SAVINGS or RESIDENT BUCKLIN MARK R & LAURE or RESIDENT BUCKLIN MA R & LAURE or RESIDENT N 425 PIKE ST BR 137 800 5TH AVE STE 4141 800 5TH "E STE 4141 SEATTLE, WA 98101 SEATTLE, WA 98104 SEA E, WA 98104 J= d r c m E 27032300405200 3/29/2019 00434401200400 3/29/2019 00678200020600 3/29/2019 t V BUCKLIN MARK R &.LAURE or RESIDENT CHU DEE LLC or RESIDENT PLOMMER DOUGLAS or RESIDENT r 800 5TH AVE S rE 4141 PO BOX 2812 7029 24TH AVE NW Q SEATTLE, WA 98104 SEATTLE, WA 98111-2812 SEATTLE, WA 98117 i PLN20190009 - Attachment 10 Packet Pg. 124 Cc_) to avery.C.om . U_nvcry-r�nipl,tc5�60 ; 00454800100901 3/29/2019 BAKKER JANET or RESIDENT 12334 RIVIERA PL NE SEATTLE. WA 98125 00434400700300 EADIE RICHARD or RESIDENT 1455 NW 188TH ST SHORELINE, WA 98177 00434401600300 3/29/2019 HUI MAIN STREET LLC or RESIDENT 2100 22ND AVE S SEATTLE, WA 98144 3/29/2019 00787600010000 3/29/2019 HANSEN JANIS S or RESIDENT 18373 RIDGEFIELD RD NW SHORELINE, WA 98177 00858900120300 3/29/2019 JACKSON LINDA E or RESIDENT 1224 NW BLAKELY CT SEATTLE, WA 98177 00454800201100 HASSHB LLC, RESIDENT 3727 5 1 TH 5T SEATg , WA 9818,5 00454800200901 3/29/2019 HASSHB L or RESIDENT 3727 S 94TH ST SEA AC, WA 98188 3/29/2019 00454800201700 3/29/2019 HASSHB LLC or RESIDENT 3727 S 1 4TH ST SEAT WA 98188 00787600020100 3/29/2019 OLSEN KNUD H or RESIDENT 6815 MADRONA DR NW TULALIP, WA 98271 00678200030700 3/29/2019 DE SAM LAZARO ANTHONY/ or RESIDENT 629 77TH AVE NE OLYMPIA, WA 98506 00454800102000 3/29/2019 TAMBE LLC or RESIDENT 14751 N KELSEY ST STE 105-578 MONROE, WA 98272 00830800020300 3/29/2019 THOMAS MARY LOU B or RESIDENT 7227 E TOWER MT LN SPOKANE, WA 99223 27032300408200 3/29/2019 EDMONDS 1463 LLC or RESIDENT 17358 BEACH DR NE SEATTLE, WA 98155 00858900100100 3/29/2019 TYNES PROPERTIES LIMIT or RESIDENT 1212 NW CULBERTSON DR SEATTLE, WA 98177 00454800201000 3/2912019 HASSHB LLC or RESIDENT 3727 S 194TH ST SEATAC, WA 98188 00434400601201 3/29/2019 MCGLOCKLIN DARREN/MACH or RESIDENT PO BOX 1331 GOLD BAR, WA 98251 00454800201901 3/29/2019 STATE DEPT OF TRANSPOR or RESIDENT PO BOX 47300 OLYMPIA, WA 98504 PLN20190009 - Attachment 10 Alle, 5 ave .ca/gabarits 6.1.a File No.: PLN2019009 Applicant: Mary Olsen DECLARATION OF POSTING On the 2nd day of May, 2019 the attached Notice of Application was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 2nd day of May, 2019, at Edmonds, Washington. Signed: =l PLN20190009 - Attachment 10 Packet Pg. 126 6.1.a FILE NO.: PLN20190009 APPLICANT: Mary Olsen DECLARATION OF MAILING NOTICE OF APPLICATION On the 1 day of May, 2019, the attached Notice of Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1 day of May, 2019 at Edmonds, Washington. t Signed: {BFP747887 DOC;1\00006.900000\ } PLN20190009 -Attachment 10 Packet Pg. 127 6.1.a CITY OF EDMONDS NOTICE OF SEPA DETERMINATION AND PUBLIC HEARING PROJECT DESCRIPTION: Graphite Arts Studios 1 and 2, two new mixed use buildings in the Downtown Business (BD2) zone. Building 1, at 202 Main Street, would be an 11,000 sq. ft. one- story wood frame art studio with a gallery, cafe and parking. Building 2, at 117 2nd Ave. S, would be a 17,000 sq. ft. two-story wood frame building with eight apartments over commercial space and parking. District -based design review projects that require a SEPA determination such as this are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). PROJECT LOCATION: 202 Main Street and 117 2"d Ave. S (Tax ID #: 00454800101300 & 00454800101700) NAME OF APPLICANT: Mary Olsen FILE NO.: PLN20190009 DATE OF APPLICATION: March 21, 2019 DATE OF COMPLETENESS: April 18, 2019 DATE OF NOTICE: May 14, 2019 REQUESTED PERMITS: District -based design review, SEPA determination OTHER REQUIRED Demolition and building permits PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: SEPA Checklist, Critical Area Checklist, Traffic Impact Analysis COMMENTS ON PROPOSAL DUE: June 5, 2019 PUBLIC HEARING INFORMATION: Phase 1 of the two-phase public hearing will be held by the Architectural Design Board on Wednesday, June 5, 2019 at 7:00 p.m. in the Council Chambers located at 250 - 5th Ave North, Edmonds, WA 98020. The hearing will be continued to a date certain for Phase 2 of the public hearing during the June 5 meeting. Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application is available at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 AM—12:OOPM only on PLN20190009 - Attachment 10 Packet Pg. 128 6.1.a Wednesdays) or through the City's website (https://Permits.edmonds.wa.us/Citizen ) and search for permit PLN20190009. SEPA DETERMINATION: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340(2) for the above project. DATE OF ISSUANCE: May 14, 2019 SEPA COMMENTS DUE: May 28, 2019. Comment may be submitted in writing to City of Edmonds Planning Division, 121 5th Ave N, Edmonds, WA 98020 or via email to the contact person below. SEPA APPEAL: This SEPA determination may be appealed by filing a written appeal citing the specific reasons for appeal with the required appeal fee no later than June 4, 2019. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 PUBLISH: May 14, 2019 41 City of Edmonds Graphite Arts Studios 1 & 2 ; ._ •. c. y •� J J Legend R ■ ti ��. r �.. Site of Proposed Ar.5D&61S•S711EET CENTEKtINV � ...�,......... 3� , Graphite #1 Buildings , ty 51fe of f ropose(i IY Building Graphite #2 ►E 1 kf y L . lr= r 1: 2,257 I1 L� Notes Will � !. .. � .-- - a1, Eaard Rmkw ,I , . •: .' tb'a mrp is a uai tarred ruck WIM ham ah HUI11K m004 ske ails kr r,fsmr�e nrly, 130, 1.,-111r1r Prrah lmrberrru-r4, 11 r,laagn M2 Mrin St&117 bd A-S flit*PENzn190007 7 79b� Web�lercatarJwzlifry�phcrc C CRy o! Ed—d. rumor. orma•c.uuc M-bk THIS MAP IS NOT 100E USED FOR EIESrN OR CONSIRUCTION PLN20190009 - Attachment 10 Packet Pg. 129 6.1.a ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. Signature of Appiican or Applicant's Representative Subscribed and sworn to before me this 2-"k day of —A , I L , 1(3 i ,�ey L S pi. 114� �� Notary Public in f r the State of Washington v' o�' 202892 U1ZF �1� Residing at '`111j•••,•'•� ��► //oil OP WAS' RECEIVED APR 03 2019 I)EVEWPMENT SERVICES COUNTER PLN20190009 - Attachment 10 Revised on 9130/11 P2 - Adjacent Property Owners List P Packet Pg. 130 . IMMEN"i 00887300030400 3/29/2019 PAPAGEORIOU GEORGE or RESIDENT 3924 N 123RD TERRACE KANSAS CITY, KS 66109 00434400700700 3/29/2019 EDMONDS 2020 LLC or RESIDENT 307 BELL ST EDMONDS, WA 98020 00454800100100 3/29/2019 CROSS T7 MICHAEL�FI or RESIDENT 221 E E A 98020 00678200010100 3/29/2019 REED SUSAN K or RESIDENT 200 JAMES ST APT 101 EDMONDS, WA 98020 00678200010500 3/29/2019 ASAY LARRY V/JOYCE C T or RESIDENT 200 JAMES ST UNIT 105 EDMONDS, WA 98020 00678200020100 3/29/2019 ARGENT KENNIS KEITH TR or RESIDENT 200 JAMES ST APT 201 EDMONDS, WA 98020 00678200020400 3/29/2019 BROWN RAYMOND A/O'DELL or RESIDENT 525 FORSYTH LANE UNIT 209 EDMONDS, WA 98020 00678200030100 3/29/2019 RICHMOND F LYNN & JOYC or RESIDENT 200 JAMES ST UNIT 301 EDMONDS, WA 98020 00678200030500 3/29/2019 EASTMAN LOIS JEAN or RESIDENT 200 JAMES ST UNIT 305 EDMONDS, WA 98020 00678200040300 3/29/2019 FIENE FREDERICK D or RESIDENT 200 JAMES ST EDMONDS, WA 98020 00434401201201 3/29/2019 00434400700401 3/29/2019 OSSENX LLC or 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3/29/2019 00678200020800 3/29/2019 CHAPMAN JUDITH B or RESIDENT KROON WILLIAM D & LUCI or RESIDENT 200 JAMES ST UNIT 205 200 JAMES ST UNIT 208 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200030300 3129/2019 00678200030400 3129/2019 NEFF DONNA & RANDOLPH or RESIDENT CHRISTENSEN DAVID G or RESIDENT 200 JAMES ST UNIT 303 200 JAMES ST 304 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200030600 3129/2019 00678200040100 3/2912019 JOHNSON MARGARET M or RESIDENT HAMMERSIA FLOYD/JOY or RESIDENT 200 JAMES ST UNIT 306 200 JAMES STREET #401 EDMONDS, WA 98020 EDMONDS, WA 98020 00678200040400 3/29/2019 00678200040600 3/29/2019 i V CORBITT WILLIAM P/JOAN or RESIDENT JONES JANE or RESIDENT r 200 JAMES ST UNIT 404 PO BOX 142 Q EDMONDS, WA 98020 EDMONDS, WA 98020 PLN20190009 - Attachment 10 Packet Pg. 131 r - - -_� a;y 'i;� a '• Ysr Lab( -is rl [i3t i.r�.r'I' Lc3f1..:r 'AVERY, 00678200040800 3/29/2019 NEUMAIER ROGER or RESIDENT 200 JAMES ST STE 408 EDMONDS, WA 98020 00830800020500 3/29/2019 MSJ PROPERTIES LLC RESIDENT 654 V EDMW 020 04 00863300020100 3/29/2019 STANFILL ROY JAMES/SYL or RESIDENT 110 MAIN ST#R201 EDMONDS, WA 98020 00864100020000 3/29/2019 EFCA LLC or R IDENT 110 SAME T STE 100 EDMON S, WA 98020 00864100020500 3/29/2019 ALLEN MARY BETH or RESIDENT 110 JAMES ST # 205 EDMONDS, WA 98020 00864100030200 3/29/2019 COLUMBRO ANDY & KAREN or RESIDENT 110 JAMES ST #302 EDMONDS, WA 98020 00871500010100 3/29/2019 WIGGINS PROPERTIES LLC or RESIDENT 101 JA)111ST # 100 EDI Ai (JNOS, WA 98020 00887300020100 3/29/2019 MARKF-ZIN15 J iNES M or RESIDENT 110 3RD N #301 EDMON S, WA 98020 00867300030200 3/29/2019 RAMM SHARALYN S or RESIDENT 110 3RD AVE N UNIT 302 EDMONDS, WA 98020 00434400700402 3/29/2019 MURPHY TIMOTHY & LAURI or RESIDENT 760 SOMERSET LN EDMONDS, WA 98020-2046 00787600020200 3/29/2019 00630800020100 3/2912019 ERWERT WILLIAM or RESIDENT SKT INVESTMENTS LLC or RESIDENT 114 2ND AVE S #202 PO BOX 997 EDMONDS, WA 98020 EDMONDS, WA 98020 G0858900120200 3/29/2019 CHRYSLER FREDERICK D & or RESIDENT 111 MAIN ST #202 EDMONDS, WA 98020 00863300020300 3129/2019 GREINER GEORGE KIRK & or RESIDENT PO BOX 908 EDMONDS, WA 98020 00864100020200 3/29/2019 KNIGHT FRANCES J or RESIDENT 110 JAMES ST #202 EDMONDS, WA 98020 008641OW30000 3/29/2019 EFCA LLC ogRESIDENT 110 JAV�ES ST STE 100 EDM12(NDS, WA 98020 00864100030400 3/29/2019 ARKA MARILYN L or RESIDENT 110 JAMES ST UNIT 304 EDMONDS, WA 98020 00887300010100 3/29/2019 MARKEZINIS JAMES M or RESIDENT 1103RD VEN#301 EDM/QNDS, WA 98020 00887300020200 3/29/2019 MARKEZINIS JAMES M or RESIDENT 110 3RD AVE N #301 EDMONDS, WA 98020 00887300030300 3/29/2019 PETERSON WARREN T/ELEA or RESIDENT 110 3RD AVE N #303 EDMONDS, WA 98020 00454800101300 3/29/2019 OLSON MARY or RESIDENT 221 2ND AVE N EDMONDS, WA 98020-3103 00858900120400 3/29/2019 ROGERS DARRYL H or RESIDENT 111 MAIN ST UNIT 204 EDMONDS, WA 98020 00864100010000 3/29/2019 EFCA LLC or RESIDENT 110 JAMES ST STE 100 EDMONDS, WA 98020 00864100020300 3/2912019 LOCKHART JAMES L or RESIDENT 110 JAMES ST #203 EDMONDS, WA 98020 00864100030100 3/29/2019 SACCO THERESA M or RESIDENT 110 JAMES ST UNIT 301 EDMONDS, WA 98020 00871500010000 3/29/2019 WIGGINS KAREN or RESIDENT 101 JAMES ST # 100 EDMONDS, WA 98020 00887300010200 3/29/2019 IIAARKEZIN{ JAMES M or RESIDENT 110 3R,prAVE N #301 E❑ NDS, WA 98020 00887300030100 3/2912019 MARKEZfNISS AMES M or RESIDENT 110 3RD�A'N N #301 EDM fl6S' , WA 98020 00887300030500 3/29/2019 VOLKANNE B or RESIDENT 110 3RD AVE N UNIT 305 EDMONDS, WA 98020 00454800101700 3129/2019 OLSON MARY or RESIDENT 221 2NA�AfVE N EDiN� DS, WA 98020-3103 rf'...lf" r Allez a a„er" jai naharit� 00434400601202 3/29/2019 JC PROPERTY INVESTMENT or RESIDENT 301 MAIN ST EDMONDS, WA 98020-3135 00858900120100 3/29/2019 HUSTON HAROLD W & LORE or RESIDENT 111 MAIN ST UNIT 201 EDVONDS, WA 98020-3357 00678200010800 3/29/2019 BALLARD RONALD D TRUST or RESIDENT 200 JAMES ST UNIT 108 EDMONDS, WA 98020-3573 00676200040500 3/29/2019 SAFFORD MARGARET C or RESIDENT 200 JAMES ST UNIT 405 EDMONDS, WA 98020-3573 00787600020300 3/29/2019 CLEVELAND BRUCE H & CY or RESIDENT 114 2ND AVE S UNIT 203 EDMONDS, WA 98020-8403 00864100020100 3/29/2019 EIKE BRIAN K AND SUSAN or RESIDENT 110 JAMES ST UNIT 201 EDMONDS, WA 98020-8429 00454800200400 3/29/2019 A SHOSHA LLC or RESIDENT 8625 HOLLY LN EDMONDS, WA 98026 00454800101100 3/29/2019 NGUYEN TIN T/LE TRINH or RESIDENT 6711 202 ST SW LYNNWOOD, WA 98036 00434400700100 3/29/2019 WA FEDERAL SAVINGS or RESIDENT 425 PIKE ST BR 137 SEATTLE, WA 98101 00454800201900 3/29/2019 00863300020200 3/29/2019 EDMONDS CITY OF or RESIDENT WILLIAMS PATRICIA HELE or RESIDENT 250 5TVE N 110 MAIN STREET #202 EDMODS, WA 98020-3146 EDMONDS, WA 98020-3190 00454800100902 3/29/2019 ES EDMONDS LLC or RESIDENT 112 3RD AVE S EDMONDS, WA 98020-3513 00678200020700 3/29/2019 LANGAN ELLEN R & KRAFC or RESIDENT 200 JAMES ST UNIT 207 EDMONDS, WA 98020-3573 00678200040700 3/29/2019 HARRIS Q I ID NT 20 S I ED S, WA 98020-3573 00830800020200 3/29/2019 LUKE LARRY A & BETTE D or RESIDENT 120 3RD AVE S UNIT 202 EDMONDS, WA 98020-8411 00864100020400 3/29/2019 NGO MEANG & DIANE KTI or RESIDENT 110 JAMES ST UNIT 204 EDMONDS, WA 98020-8429 00678200030200 3/29/2019 EL SRIRACHA LLC or RESIDENT 8825 205TH PL SW EDMONDS, WA 98026 00678200040200 3/29/2019 BRUNSVOLD STANLEY K or RESIDENT 6520 196TH ST SW APT 380 LYNNWOOD, WA 98036 00434401601100 3/29/2019 BUCKLIN MARK R & RE or RESIDENT 8 .5 4141 5 A 98104 00678200010200 3/29/2019 LUND DOROTHY L or RESIDENT 200 JAMES ST UNIT 102 EDMONDS, WA 98020-3573 00678200030800 3/29/2019 PRUITT CHARLENE A or RESIDENT 200 JAMES ST UNIT 308 EDMONDS, WA 98020-3573 00434401201202 3/29/2019 KODA LLC or RESIDENT 11000 WACHUSETT RD WOODWAY, WA 98020-6142 00830800020400 3/29/2019 MYERS TROY/CARPENTER L or RESIDENT 120 3RD AVE S UNIT 204 EDMONDS, WA 98020-8411 00864100030300 3/29/2019 MANOLIDES JULIE or RESIDENT 110 JAMES ST UNIT 303 EDMONDS, WA 98020-8429 00434401200300 3/29/2019 TEAL PROPERTIES EDMOND or RESIDENT 20818 44TH AVE W STE 202 LYNNWOOD, WA 98036 00863300010100 3/29/2019 STARLITE INVESTORS LLC or RESIDENT 16706 55TH PL W LYNNWOOD, WA 98037-3097 27032300405100 3129/2019 BUCKLIN RK R & LAURE or RESIDENT 800 5T VE STE 4141 SEAyLE, WA 98104 27032300405200 3/29/2019 00434401200400 3/29/2019 00678200020600 3/29/2019 BUCKLIN MARK R & LAURE or RESIDENT CHU DEE LLC or RESIDENT PLOMMER DOUGLAS or RESIDENT 800 5TH AVE E 4141 PO BOX 2812 7029 24TH AVE NW SEATTLE, 98104 SEATTLE, WA 98111-2812 SEATTLE, WA 98117 PLN20190009 - Attachment 10 Aliez a avery.rai 7ab�rits lil 00464800100901 BAKKER JANET or RESIDENT 12334 RIVIERA PL NE SEATTLE, WA 98125 00434400700300 EADIE RICHARD or RESIDENT 1455 NW 188TH ST SHORELINE, WA 98177 3/29/2019 00434401600300 3/29/2019 HUI MAIN STREET LLC or RESIDENT 2100 22ND AVE S SEATTLE, WA 98144 3/29/2019 00787600010000 3/29/2019 HANSEN JANIS S or RESIDENT 18373 RIDGEFIELD RD NW SHORELINE, WA 98177 00858900120300 3/29/2019 JACKSON LINDA E or RESIDENT 1224 NW BLAKELY CT SEATTLE, WA 98177 00454600201100 HASSHB LLC or RESIDENT 3727 S 19 H ST SEATAC A 98188 004548002W901 HASSHB LLCor RESIDENT 3727 S l g4TH ST SEATA/, WA 98188 27032300408200 3/29/2019 EDMONDS 1463 LLC or RESIDENT 17358 BEACH DR NE SEATTLE, WA 98155 00858900100100 3/29/2019 TYNES PROPERTIES LIMIT or RESIDENT 1212 NW CULBERTSON DR SEATTLE, WA 98177 3/29/2019 00454800201000 3/29/2019 HASSHB LLC or RESIDENT 3727 S 194TH ST SEATAC, WA 98188 3/29/2019 00454800201700 3/29/2019 HASSHB LLC or RESIDENT 3727 S 19 H ST SEAT , WA 98188 00787600020100 3/29/2019 OLSEN KNUD H or RESIDENT 6815 MADRONA DR NW TULALIP, WA 98271 00454800102000 3/29/2019 TAMBE LLC or RESIDENT 14751 N KELSEY ST STE 105-578 MONROE, WA 98272 00678200030700 3/29/2019 00830800020300 3/29/2019 DE SAM LAZA �NIO Y/or RESIDENT THOMAS MARY LOU B or RESIDENT 62 7227 E TOWER MT LN OLV A, A 98506 SPOKANE, WA 99223 00434400601201 3/29/2019 MCGLOCKLIN DARREN/MACH or RESIDENT PO BOX 1331 GOLD BAR, WA 98251 00454800201901 3/29/2019 STATE DEPT OF TRANSPOR or RESIDENT PO BOX 47300 OLYMPIA, WA 98504 PLN20190009 - Attachment 10 Allez a aNfery.ca/c,ahar'+c 6.1.a File No.: PLN20190009 Applicant: Mary Olsen DECLARATION OF POSTING Notice of SEPA Determination & Public Hearing On the 14th day of May, 2019, the attached Notice of SEPA Determination and Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 14th day of May, 2019, at Edmonds, Washington. Signed: y a PLN20190009 - Attachment 10 Packet Pg. 135 6.1.a FILE NO.: PLN20190009 APPLICANT: Mary Olsen DECLARATION OF MAILING NOTICE OF PUBLIC HEARING & SEPA DETERMINATION On the 14 day of May, 2019, the attached Notice of Public Hearing & SEPA Determination was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 14 day of May, 2019 at Edmonds, Washington. Signed: PLN20190009 - Attachment 10 Packet Pg. 136 6.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Leanna Hartell being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH856682 PLN20190009 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 05/14/2019 and ending on 05/14/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such pubfi tion is $115. Subscribed and sworn before me on this qkkp',;.,B,EIA �Q'�•,ygtON E,lror+�� _�► L�"� day of ot�1 0TAj# -.' v ... i1, Z �r V IN�f AZ Notary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 DIANE CUNNINGHAM PLN20190009 - Attachment 10 Packet Pg. 137 6.1.a Classified Proof N C fi3 CITY OF EDMONDS NOTICE OF SEPA DETERMINATION AND N PUBLIC HEARING O PROJECT DESCRIPTION: Grepnee Are Sludlos 1 and 2. two now mixed. use hWkRngs In the Downtown Business IS= zone 11,000 ri one, 'O at 202 Main Street, would Ue an Val. Building I, di story wood frame art studio with a gWtk fery, cafe and pemg. n. lwo-slory +•+ Buildmpp 2, Al 117 2nd Ave. S, would be a 177 0D0 sq. woad Nips Iwlidfng eight apartments over commercial with apace and partdlg. Okrinet•mased design review pfpecle that as this are Type III-B to require a SEPA doternrination such decisigns, which requlie a two-phase pubic heard rig and Q deClFionby Ole ArcHlscllaa! Design Liosrd (AD61. y PROJECT LOCAT[ON: 202 Mom SVeetand 117 tad Ave. S rrax ID 9: 00454000101300 S 004 54 0011101700) NAME OF APPLICANT, Mpti Y2066 O- FILE NO. PLN20190M DATE OFAPPLICATION! Marsh 21, 2019 i DATE OF COMPLETENESS Aprlt td. 2019 DATE OF NOTICE: May 14, 2019 REQUESTED PERMITS: Dletrlet•basad design review, SEPA s_ determination OTHER RE[1L71RED PERMITS: Demolition and building permits O � REQUIREO STUDIE& None a1 this umr EXISTING ENVIRONMENTAL DOCUMENTS: SEPA Checklist, Cdlleat Area Chsckfrst, TrafM Impaei Analysis •� COMMENTS ON PROPOSAL DUE' June 6, 2079 PUBLIC HEARING INFORMATION: Phase Ii of the two-phase fy pubic naaring will bo held C the ArchilackwIll Deslan Board on Wednesday. June 5, 2019 al 7.00 p.m In Iha Council Chambers located at 250 - 6th Ave Norlh, Edmonds, WA 98020. Toe C hearing will PQ cpnlinu" to a data certain far Phase 2 of the puphc hearing [wring Iris June $ meoting. •N Any person has the light ld Comment on Ih19 appllcalion during a of decFWcnn on hepaO911le cauan he"'I lkcommentquost copy the The City and accept public comments a: any tlma prior to the etosing of the record of an open record prodeciWon heanng. It fy anyy, or, If no open record deClslan hearing to "vided, prlix V% I. lha d.aclalan On the pf act pamlll. Lily paltles of record ae O defined ut ECDC 20.07.003 have standing fo inlaale an m admrnistrolive appeal Information on (No devo66pment application to ova9abio at Iba Cay of Edmonds Developmenl Services Dapanmenl• 121 51h V Ave Nanh, Edmanos. WA 98020 betwaen me iloufe of 6*0 A M. •L and 4:30 P.W Monday - Fnda (8:30 AM - 12:WPM onlyy on de �., ro Wednesdays] or Ihu�t the City's we fn fhtto6lfoermlls otlmencls_wa.usrC(Yz�l and search for' permit Q SEPA DETERMINATIOW Neuco IS hmeby gNen Ina( 1115 city a] r Edmonds has issued a DBlermtnalmri o1 Ori.3 9 ame MOW d WAG 1 BY-11.340(21 for the above PmJeci fn DATE OF ISSUANCE: Mayy t4, 2019 DUE• May 2a. 2p19. Comment may be fD SEPA COMMENTS suornIttad In writing to City of Edrionae Pfanrang Division. 121 t 5th Ave N, Edmonds, WA 98020 or vin amen 10 the seined d person below. SEPA APPEAL: This SEPA determination may be appealed by Kling a Whiten appoai citing the specific reasons ter appeal wall CD the required appeal fee no Inter than June 4, 2019. Mike Clugston, A1CP. 8arwlor Planner CITY CONTACT: michaer, rrup iliongearrandewa.9ov CD 426.771.02% Published: May 14, 2010. EDH866682 r CD N Z J a N r C d E t V O r+ r+ O C M 1` O O. fy L y.r r M t a c m E z cis r r Q Proofed by Hartell, Leanna, 05/14/2019 08:28:19 am Page: 2 PLN20190009 - Attachment 10 Packet Pg. 138 6.1.a CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance 8 Building Project Number: Applicant's Name: PLN20190009 GRAPHITE ARTS STUDIO 1 & 2 Property Location: 202 MAIN ST Date Application Received: 03.21.19 Date Application Routed: 03.21.19 Zoning: BD2 Project Description: 1) CONSTRUCT 11,000 SQ. FT. ONE-STORY WOOD FRAME ART STUDIO WITH A GALLERY & CAFE 2) CONSTRUCT 17,000 SQ. FT. TWO-STORY 8-UNIT APT. WITH PARKING & COMMERCIAL SPACE m If you have any questions or need clarification on this project, please contact: KERNEN LIEN 1223 0 Responsible Staff: Ext. r a) N R d Name of Individual Submitting Comments: Karl Fitterer c Title: Assistant Fire Marshal ❑ I have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. See Attached Fire Comments Date: 04/09/2019 8 I have reviewed this land use proposal for my department and have the following comments or conditions: PLN20190009 - ATTACHMENT 11 Packet Pg. 139 6.1.a FIRE COMMENTS From: Assistant Fire Marshal Karl Fitterer Date: April 9, 2019 Re: Graphite 1 and 2 PLN20190009 Address: 202 Main St. Edmonds South County Fire has completed the fire review of the plan submittal for the above project in the City of Edmonds. The 2015 International Fire Code and local standards were used as the basis of my review. 1. Both structures need a Sprinkler Riser room with an outside entrance. (A2.10) The Fire Department connection (FDC) is approved to be on the building but a fire hydrant is required to be located within 50 feet of the FDC. 2. Separate fire permits and submittal for Fire Sprinkler, Commercial Hood and Fire Alarm 3. Separate engineering permits and submittal for underground fire line to DCDA. A certified Type U contractor is required. 4. Concluded that the elevator is not required to be an accessible means of egress. Although the elevator is required to accommodate a stretcher, it is not required to be on standby power. 5. (GO.10) Applicable codes are missing 2015 International Fire Code (IFC) 6. Site will need to be evaluated for distributive antenna system (DAS) 7. Fire Lane markings and signage per Fire Prevention Standards 8. Addressing 10 — 12 " numbering on contrasting background 9. Knox box key entry to common areas and riser room PLN20190009 - ATTACHMENT 11 Packet Pg. 140 6.1.a CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑� PW-Engineering ❑� Fire ❑ PW - Maintenance 0 Building Project Number: Applicant's Name: PLN20190009 GRAPHITE ARTS STUDIO 1 & 2 Property Location: 202 MAIN ST Date Application Received: 03.21.19 Date Application Routed: 03.21.19 Zoning: BD2 Project Description: 1) CONSTRUCT 11,000 SQ. FT. ONE-STORY WOOD FRAME ART STUDIO WITH A GALLERY & CAFE 2) CONSTRUCT 17,000 SQ. FT. TWO-STORY 8-UNIT APT. WITH PARKING & COMMERCIAL SPACE m If you have any questions or need clarification on this project, please contact: KERNEN LIEN 1223 0 Responsible Staff: Ext. r a) N R d Name of Individual Submitting Comments: Karl Fitterer c Title: Assistant Fire Marshal ❑ I have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. See Attached Fire Comments Date: 04/09/2019 ❑� I have reviewed this land use proposal for my department and have the following comments or conditions: PLN20190009 - ATTACHMENT 12 Packet Pg. 141 6.1.a MEMORANDUM Date: To: From: Subject: DESIGN REVIEW April 17, 2019 Michael Clugston, Senior Planner Jennifer Lambert, Engineering Technician PLN20190009 — Design Review Graphite I and II Graphite - 202 Main St The comments provided below are based upon review of the application and documents submitted for the subject application. Additional information will need to be provided from the applicant during the second phase of the ADB review process. Stormwater Engineer Review: A preliminary storm drainage report and plan shall be submitted to the City to confirm project feasibility. Stormwater management shall be provided consistent with Edmonds Community Development Code Chapter 18.30 and the 2014 DOE Stormwater Manual. Refer to Stormwater Addendum, Appendices and Checklists for additional information. You may choose to use the drainage report (revised as needed) submitted under the expired permit BLD20171841 for phase I and provide a separate report for phase II. Or provide a revised drainage report that addresses both phases. If you provide a combined drainage report, please clearly separate each phase since they will be constructed at different times. Transportation Engineer Review: 1. The City has received the traffic studies for both phase I and II, but has not yet reviewed them. Any comments will be provided during the second phase of the ADB review process. PLN20190009 - ATTACHMENT 13 Packet Pg. 142 6.1.a General Engineering Review: The following comments are provided by the Engineering Program Manager, Jennifer Lambert. Please contact Jennifer directly at 425-771-0220 or by email at Jennifer.lambertgedmondswa.gov with any specific questions you may have regarding his comments. 1. Frontage Improvements and Access: a) The location and number of street trees within the City right-of-way will be determined during the building permit phase of each project. The City will consider a shift in tree location and/or number of trees (no less than 2 trees) based on impacts to business entrances. b) Provide a site plan that shows all frontage improvements along 2nd Ave, Main St, and the alleys (for example, do not show the south driveway approach since it will be removed and replaced with sidewalk, etc.). c) The parking stalls (for both phase I and II) located adjacent to the alley between the structures may need to be adjusted to allow for proper turning movement into and out of the parking stalls. This will be reviewed further in the second phase of the ADB review process. 2. Bicycle racks should be incorporated into the project design. 3. What is the intended location for the trash enclosure for phase II. Please address this with your submittal as part of the second phase of the ADB review process. In addition, the proposed trash location for phase I will need to be reviewed as it appears to limit sight distance needed for access to the parking stalls as well as the alley intersection. PLN20190009 - ATTACHMENT 13 Packet Pg. 143 6.1.a Clugston, Michael From: Clugston, Michael Sent: Monday, May 6, 2019 8:23 AM To: 'Richard Eadie' Subject: RE: Web Inquiry Hi Richard, Thank you for your comment - you will receive a separate notice of public hearing once a date for that has been determined. You will also become a party of record to the project, receive a copy of the decision, and have the right to initiate an administrative appeal should you believe the Hearing Examiner makes an error in his decision making. Objections can only be made on the record that is established by the Hearing Examiner. The information that has been submitted by the applicant is attached to the permit and can be viewed on the City's website (httos://permits.edmonds.wa.us/Citizen/Web Public CitizenConn Main.as x). Scroll down to "Search for Permit", search for PLN20190009, and the project plans for both buildings are found in file 'Graphite -Edmonds - Schematics 03-20-2019". I hope this helps. Mike Michael Clugston, AICP Senior Planner City of Edmonds 425-771-0220 x 1330 michoel. clugstonCledmondswo. qov Permit assistance, codes, online permits, and Web GIS: htt : www.edmnndswa. ov handouis.html Permit Center Hours: M,T,TH, F 8:00 AM — 4:30 PM Wednesday 8:30 AM —12:00 PM From: Richard Eadie <rdeadie33@gmail.com> Sent: Saturday, May 4, 2019 6:54 AM To: Clugston, Michael <Michael.Clugston@edmondswa.gov> Subject: Web Inquiry Re: PLN20190009 1 PLN20190009 - Attachment 14 Packet Pg. 144 6.1.a Mr. Clugston, I have rt%,eived the Notice of AppliL.,.tion with the invitation to comment, and I went to the online permit site, but didn't see how I could leave a comment. Would you please let me know how to proceed? In the event this email will serve as a comment, I want to say that I am a property owner (with my wife) of property in the neighborhood at 115 Third Avenue North, and based on your notice of application I think this proposed development would be a significant and positive addition to the City and to the neighborhood in which it is located. Sounds great. I would like to receive notice of hearings and decisions on this application in order to follow the time -line for development. Please let me know if you have any questions or information for me, particularly the procedure to make my comment of record and to receive notice of the progress of the development. Thank you. Richard D. Eadie 1455 NW 188th St, Shoreline, WA 98177 206-546-2705 z PLN20190009 - Attachment 14 Packet Pg. 145 6.1.a STATE OF WASH NGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Avenue SE • Bellevue, Washington 98008-5452 • (425) 649-7000 711 for Washington Relay Service • Persons with a speech disability can call (877) 833-6341 May 28, 2019 Mike Clugston, Senior Planner City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Re: Graphite Studio & Apartments Building 1 & 2 Project File Number: PLN20190009, Ecology SEPA #201902675 Dear Mike Clugston: Thank you for the opportunity to provide comments on the Graphite Studio & Apartments Building 1 & 2 Project. Based on review of the State Environmental Policy Act (SEPA) checklist associated with this Project, the Department of Ecology (Ecology) has the following comments: A8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The property is listed on the Department of Ecology Confirmed and Suspected Contaminated Sites List, due to a release from former gasoline and heating oil underground storage tanks and a hydraulic hoist. Information in the Ecology site database indicates that all contaminants have NOT been cleanup up to concentrations below Model Toxics Control Act (MTCA) cleanup levels. Therefore, soil and ground water confirmation samples should be collected after the excavation has been completed, to document concentrations of contaminants that remain in place, if any. Ble. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. The Environmental Media Management Plan (Zipper Geo, May 11, 2018), states that soil and ground water with chemical concentrations above MTCA cleanup levels will be removed from the Site by excavation and dewatering, respectively, during construction of the proposed building. Contaminated soil and ground water must be contained, transported, and disposed in accordance with all applicable environmental regulations. PLN20190009 - Attachment 15 Packet Pg. 146 6.1.a B1 h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. If contaminated soil is to be temporarily stockpiled on the property, the stockpile must be underlain and covered with plastic sheeting, to prevent contact with uncontaminated soil and generation of contaminated runoff from rainfall. B3a(6). Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Excavation of contaminated soil, if soil is wet from perched groundwater or becomes wet from rainfall, could potentially generate contaminated surface water runoff, which must be managed in accordance with all applicable environmental regulations. 113d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any. All contaminated soils must be managed such that contaminated runoff is collected, treated, and properly disposed. 137a(1). Describe any know or possible contamination at the site from present or past uses The property is listed on the Department of Ecology Confirmed and Suspected Contaminated Sites List, due to releases from former gasoline and heating oil underground storage tanks and a hydraulic hoist. Soil and ground water with concentrations of chemicals above MTCA cleanup levels remain on the property. B7a(2). Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and vicinity. See B7a(1) above. If the project is built without incorporating characterization and remediation of the soil and potential groundwater contamination (including impacts on adjacent properties), the contaminated site will remain in the Ecology contaminated sites list, and the responsibility for cleanup will remain with the Potentially Liable Person(s), as defined in the Model Toxics Control Act regulations (WAC 173-340). If project construction proceeds without incorporation of measures to protect human health and the environment from exposure to the existing contamination, or the contamination is exacerbated by spreading to other areas of the project property, adjacent properties, or unpermitted properties accepting contaminated soil from the project property, liability for cleanup of the contamination will expand accordingly. If contamination characterization and remediation are incorporated into the project, pursuit of a No Further Action opinion from the Pollution Liability Insurance Agency would be a possibility, followed by removal of the site from the Ecology contaminated site list. PLN20190009 - Attachment 15 Packet Pg. 147 6.1.a 137a(5). Proposed measures to reduce or control environmental health hazards, if any. Given that the property is a listed contaminated site, all workers who may contact contamination must have 40-hour hazardous waste training, current annual 8-hour refresher training, and conduct work in accordance with a site -specific health and safety plan (HASP) prepared by a qualified person (see WAC 296-843). The HASP includes procedures to prevent exposure to site workers and the public, and additional releases of contamination, during excavation, handling, transport, and disposal operations. For more information about SEPA and Ecology, please visit https:Hecolog_y.wa. -og v/re"lations- permits/SEPA-environmental-review. Thank you for considering these comments from Ecology. If you have any questions or would like to respond to these comments, please contact Mike Warfel from the Toxics Cleanup Program at (425) 649-7257 or by email at michael.warfelAecy.wa.gov. Sincerely, Tracy Nishikawa SEPA Coordinator Sent by email: Mike Clugston, michael.clu sg tongedmondswa.gov cc: Robert Gregg ecc: Mike Warfel, Ecology PLN20190009 - Attachment 15 Packet Pg. 148 8.1 Architectural Design Board Agenda Item Meeting Date: 06/5/2019 Election of Vice Chair for 2019 Staff Lead: N/A Department: Planning Division Prepared By: Diane Cunningham Background/History Staff Recommendation Elect Vice Chair Narrative At the beginning of each year the ADB elects a Chair and a Vice Chair. Packet Pg. 149