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2019-07-03 Architectural Design Board PacketAgenda Edmonds Architectural Design Board COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 JULY 3, 2019, 7:00 PM Edmonds Architectural Design Board Agenda July 3, 2019 Page 1 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of June 5, 2019 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 6. PUBLIC HEARINGS 1. Phase 1 District-Based Design Review for Main Street Commons located at 550 Main Street (PLN20190024) 7. CONSOLIDATED PERMIT APPLICATIONS 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Architectural Design Board Agenda Item Meeting Date: 07/3/2019 Approval of Draft Minutes of June 5, 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: ADB190605d 2.1 Packet Pg. 2 Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 1 of 9 DRAFT CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting June 5, 2019 Chair Strauss called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers, 250 - 5th Avenue North, Edmonds, Washington. Board Members Present Joe Herr, Chair Maureen Jeude Bruce Owensby Lauri Straus Tom Walker Board Members Absent Cary Guenther (excused) Staff Present Mike Clugston, Senior Planner APPROVAL OF MINUTES The May 13, 2019 minutes were approved as presented. APPROVAL OF AGENDA The agenda was approved as presented. REQUESTS FROM THE AUDIENCE: There were no audience comments during this part of the agenda. MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC HEARING: PHASE 1 DISTRICT-BASED DESIGN REVIEW FOR GRAPHITE ARTS STUDIO #1 AND #2 LOCATED AT 202 MAIN STREET AND 117 2ND AVENUE SOUTH (PLN20190009) Chair Herr explained that tonight is Phase 1 of the design review hearing for the Graphite Arts Studio Project. After accepting public testimony, the Board will provide feedback to the applicant and continue the hearing to a date certain in order to take additional testimony, deliberate and make a decision on the project. He emphasized that no decision would be made tonight. He reviewed the rules and procedures for the public hearing and then opened the hearing. Chair Herr asked if any member of the Board had engaged in communication with opponents or proponents regarding the issues in this design review matter outside of the public hearing process. All Board Members answered no. Next, he asked if any member of the Board has a conflict of interest or believes he/she cannot hear and consider the application in a fair and objective manner. Again, All Board Members answered no. Last, he asked if anyone in the audience objected to any of the Board Member’s participation as a decision maker in the hearing, and no one raised a concern. At his invitation, all who wanted to participate in the hearing were sworn in. 2.1.a Packet Pg. 3 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 2 of 9 Mr. Clugston advised that the application requires a two-phased design review because of its location in the Downtown Business (BD) zone and because it triggered State Environmental Policy Act (SEPA) review. During the Phase 1 hearing, the applicant will provide conceptual design and the Board will prioritize the design by checklist and continue the hearing to a date certain. During the Phase 2 hearing, the applicant will respond to the guidance provided by the Board at the Phase 1 hearing and the Board will review the revised proposal based on its previous guidance and issue a decision. Mr. Clugston reviewed that the applicant was previously before the Board for review of a project at the corner of 2nd Avenue and Main Street, but that project was abandoned. The applicant is now proposing two buildings, one at 202 Main Street and another at 117 2nd Avenue. Building 1 will be an 11,000 square foot, 1-story building that will house arts studios, a gallery and café, with parking in the rear off the alley. Building 2 will be a 17,000 square foot, 2-story building with 8 residentials units over flex space and parking. Mr. Clugston provided an aerial photo to illustrate the location of the two building sites. Access would be taken from the alley that runs between the two parcels. He provided photographs to illustrate the existing condition of the properties, as well as the surrounding properties. He pointed out that adjacent properties are developed as post office, multi-family residential and office. Mr. Clugston explained that both parcels are zoned BD-2 and the height limit is 30 feet, measured from the average grade. As proposed, Building 1 would be approximately 28 feet and Building 2 would be approximately 26 feet. Due to its location on a “Designated Street Front,” Building 1 will require a ground floor height of 12 feet, and the applicant is proposing a height of 14.5 feet. The ground floor height requirement does not apply to Building 2. In addition, Building 1 will require a minimum commercial floor depth of 45 feet from Main Street and 2nd Avenue, and the applicant is proposing a depth greater than 45 feet. The commercial depth requirement does not apply to Building 2. Mr. Clugston reviewed that no parking is required for commercial development in the BD zones, and one parking stall is required for each residential unit. Building 1 will be all commercial, so no parking spaces will be required. Building 2 will need to provide 8 parking stalls to serve the 8 residential units, and the applicant is proposing 16. Mr. Clugston advised that the BD zones require open space for properties that meet a certain threshold. As per code, Building 1 will require open space equal to 5% of the lot area, and the applicant is proposing 1,412 square feet of open space in seating areas and patios adjacent to the street front on Main Street. Building 2 will not require open space because the lot is not big enough or wide enough. Mr. Clugston explained that the buildings will occupy most of the lot area, but there will be some landscaping on each site. Street trees will also be required on both 2nd Avenue and Main Street. Mr. Clugston referred to the Design Guidelines Checklist (Attachment 5 of the Staff Report). Following the applicant’s presentation and public comments, the Board will review the checklist and prioritize the different elements to provide guidance to the applicant. Following tonight’s public hearing, he recommended the Board continue the hearing to August 7th, which allow sufficient time for the applicant to respond to the design guidance and staff to review the resubmittal and prepare a Staff Report. Bob Gregg, Applicant’s Representative, said the proposed project is intended to provide economical studios for artists to rent on a month-to-month or long-term basis. It will include a gallery for the artists to display their work and provide a venue for the public to watch the artists work. The project will also provide a place for public school teachers to receive free training on how to teach art to their students. The Graphite Art Studio is a non-profit that is dedicated to providing art supplies to teachers. The associated restaurant will provide catering for on-site events and the 8 living units will provide housing for the artists who are working in the art studio. 2.1.a Packet Pg. 4 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 3 of 9 Mr. Gregg introduced the design team. Mary Olsen is an Edmonds resident, a degreed artist, and the benefactor for the project. Scott Miller was the architect for the original design, which previously received approval from the Board. Mr. Miller is continuing as a consultant for the revised project. David Pelletier, Pelletier + Schaar Architects, prepared the design that is being presented tonight. Mr. Gregg explained that the original design was for a single, 3-story building (one below ground and 2 above ground). The proposal was changed due to high construction costs, specifically the costs associated with below-ground parking. The new proposal retains most of the design elements, including the very large windows and outside seating. The ground floor of the main building will have the exact layout as what was previously approved, but the upper story was eliminated. The second building will provide more living space than the original proposal. Besides the commercial space along the street front, the ground floor of Building 2 will provide parking for the residential units on the upper floor. Board Member Owensby asked what types of artists the proposed project would serve. Mary Olsen, Applicant, answered that there would be studios for ceramics, painting, drawing, printing, etc. It can also accommodate art history lectures and classes. The artists will likely be juried in and the intent is to have a variety of artists that focus on fine arts rather than crafty arts. Dave Pelletier, Pelletier + Schaar Architects, explained that Building 1 would be the art studio/café building, and Building 2 would be residential over commercial. He explained how the proposal meets the BD-2 zoning requirements, as well as the BD guidelines. He pointed out that the café and large overhangs encourage human activity and interaction, which is a very important zoning criterion. In addition, the project incorporates landscape features, including planters, and the entrances will be oriented toward Main Street and 2nd Avenue. The proposed design will be consistent with surrounding buildings, both office and retail, and all parking access will come from the alley to protect pedestrian access. The buildings are consistent in size and proportion with neighboring buildings and will not exceed the maximum height allowed in the zone. The building mass in both buildings would be subdivided with awnings, plantings, a variety of materials, recessed building corners, and large storefront windows. Mr. Pelletier said that frontage improvements will include new sidewalks and street trees, and the materials chosen will be durable glass, stone, metal and wood. The dumpster will be screened and located off the back alleyway. Adequate lighting will be provided for safety, and the two buildings will meet the minimum ground floor height requirement of 12 feet. The portion of Building 1 that is located on a “Designated Street Front” will meet the 75% transparency requirement on Main Street. However, the slope on 2nd Avenue will not allow for this criterion to be met. The HVAC equipment will be hidden behind towers, and bike storage and access will be provided from the alleyways. Mr. Pelletier provided samples of the proposed materials, noting that one of the predominant siding materials on the Main Street and 2nd Avenue facades will be Corten steel. The planters will be a darker color of sling tile to further break up the façades along Main Street and 2nd Avenue. Hardy board will be used to create a more economic material for the alleyway facades. Architectural cement will be used at the base of the building along 2nd Avenue and Main Street. Natural stained wood will be used to create some interesting architectural highlights to break up the facades and provide a natural, organic look to the building. The storefront windows will be black aluminum to create a nice contrast and good flow, and the roof will be metal. All of the lighting (stair, safety, landscape and entry) will meet City code requirements. Board Member Owensby commented that designers of projects like this have two clients: the developer and the City. As a representative of the City, he is responsible for reviewing three things: how well the project fits within the City’s urban environment, the architecture and the viability of the project. In downtown Edmonds, almost all of the buildings appear as frontal buildings, similar to what you would see in an older western town. Typically, there are just a few identifiable buildings that people recognize and the other buildings are background buildings. He expressed his belief that some of the best buildings in an urban environment are the background buildings that are nicely detailed. He said he sees the proposed new buildings as rotational or object buildings rather than background buildings. There is a corner element 2.1.a Packet Pg. 5 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 4 of 9 that is very important in an urban environment. Generally, object buildings in urban design are town halls, churches, museums, schools, etc., and most of the other buildings on the street are just background buildings. With the current proposal, he notices new 1- and 2- story buildings next to existing 1-story buildings that are near the end of their lifecycle and will be coming down soon. The buildings across the street are all 2- and 3-story buildings. He questioned what the scale of the two new buildings will be over time in relationship to these taller buildings. The new buildings will eventually become more like object buildings rather than urban buildings. He said he does not think the proposed buildings fit in Edmonds as urban buildings. Board Member Owensby said he loves the idea of a school, and he likes the thought of bringing artists together and educating people in the arts. However, in his experience, he knows that northern light is extremely important to painters. While the proposed building does take advantage of the street front, which is purely north light. The studios will be located on the west side, and shades will likely be needed because the light coming into the building will change the color of the paint as the sun moves across the room. He questioned if the building, as currently proposed, would be a viable art center. Most of his artist friends prefer lofts or mixed spaces where they can have a number of projects going at the same time, and the proposed residential units will be 2-story apartments without any edges. There will be a studio in the middle of the building, but there will be no natural light. Board Member Owensby summarized that from an architectural, urban design and viability standpoint, he doesn’t think the proposed design will result in a viable art studio. He pointed out that the café will set three feet down, and patrons will end up looking at the ankles of pedestrians walking by. He felt that more thought is needed in the design. He said he loves the idea of Corten steel siding, but he questioned if it would work in this application since it takes 2 to 3 years to develop its patina. During that time, it will drip and leave rust stains everywhere. On the west side, the applicant is proposing 4 feet of architectural concrete below the Corten steel siding, and he can imagine a lot of rust stains going across it. He suggested that Corten is an edgy, artist type of material that should be used in a less traditional way. Mr. Gregg commented that, in his experience as a long-time developer in downtown Edmonds, there has been a lot of opposition to taller buildings. In this proposal, the design is well under the height limit, and there has been no opposition. As a LEED accredited professional, he carefully considered how much light would get deep into the building. The proposal includes very large windows, including the clerestory windows and skylights coming to the middle of the building. The studios do not have ceilings so natural light can come down from all places. Board Member Owensby commented that, rather than soft, natural light, the light will come across and change the colors. Northern light is preferred because there are no shadows or colors coming in. Mr. Gregg pointed out that the longest façade of the building is on Main Street, which is northern light. Board Member Owensby agreed but noted that the studios would not be located on that side of the building to take advantage of this light. Mr. Gregg responded that the windows would be large enough to go deep into the center of the building, and there will be skylights above. While he appreciates Board Member Owensby’s concerns, he respectfully disagreed and said the applicant has no intention of abandoning the project to a different location. Board Member Owensby agreed it is a great location, but as an artist center, there are more creative solutions than what the current design provides. Ms. Olsen said the proposed project includes a lot of flex space on the north side where they envision artists working. She explained that part of the vision is that people can see artists working rather than having the artists hidden in their own studios. Chair Herr reminded the Board Members that their responsibility is to examine a proposal and determine whether or not it meets the City’s design guidelines. A personal opinion that the design might not work from an artist perspective should not enter into the Board’s deliberation. The Board’s discussion should focus on those items that are within their purview. Board Member Strauss said she loves the Corten steel siding but questioned whether it would work since it is not supposed to be good for salty environments or environments that have a lot of fog. She asked that the applicant reconsider whether it will be a good material in this application. Rust dripping is an issue, particularly given the concrete base on 2nd Avenue. She suggested that perhaps a few feet of base could be provided underneath the Corten to help mitigate for dripping rust. 2.1.a Packet Pg. 6 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 5 of 9 While the main awning extends over the sidewalk, Board Member Strauss noted that the other awnings do not. Board Member Walker pointed out that if the awnings only extend part way, they will end up dripping on pedestrians on the sidewalks below. Board Member Strauss asked the applicant to reconsider the awnings. Mr. Pelletier agreed that is a good point. He explained that there will be continuous awnings of varying depths along Main Street and 2nd Avenue. Mr. Gregg advised that the awnings match those that were approved by the Board as part of the original proposal. He recalled that they were made wider based on feedback from the Board. Board Member Strauss said she understands the requirement for a lot of windows on the street front, but she doesn’t like the look at the top where the clerestory windows are different heights. She asked if the window heights could be adjusted and still meet the design criteria. Mr. Gregg responded that the varying heights are an attempt to meet the code requirement. However, he recalled that the original proposal did not meet the requirement, either. The resolution was to not come back with a building permit application that shows fewer windows than what the Board approved. The current design is very close to what was originally proposed. Board Member Strauss asked the applicant to reconsider the balance. The proposed building is very symmetrical, and the two windows on the top not being the same looks odd. Mr. Gregg responded that this issue could be addressed if the Board agreed to allow the lower percentage that was approved as part of the original design. Board Member Strauss observed that the main floor on 2nd Avenue will be 4 feet above the sidewalk and the window will be 4 feet above that. If the goal is to provide an opportunity for the public to see inside the building and watch the artists, perhaps the windows should be moved down to floor level inside the studios. She noted that there might be an opportunity to shade some of the western sun coming in by using the other buildings and lowering the openings. Mr. Gregg agreed that the windows could be lowered. Board Member Strauss asked how the Corten steel siding would be installed. Mr. Pelletier said the Corten material would be raised off the wall with the waterproof continuous rainscreen behind. They would use exposed fasteners and the panels would have a gap to accentuate the wall. Board Member Strauss felt this would help break up the long, smooth walls. Board Member Strauss suggested the applicant use a different, lighter material on the top and create more of a base on the Main Street elevation. She observed that other buildings along Main Street have a base of brick, stone, etc. Board Member Owensby asked why the entrance was not created towards the corner so that everything could be lowered a bit. Mr. Gregg responded that the code requires the entrance to be within 7 inches of the average grade, and the center ended up being the only spot for the entrance. Board Member Owensby asked if the design could be stair stepped up the slope. He noted that the code talks about the importance of the corner and askes for the entrances to be located at the corner rather than somewhere in the middle. Board Member Owensby pointed out that the corner terrace would not be street friendly at the level proposed because it would be taller than the people walking by. Mr. Gregg pointed out that the terrace would be a patio off the interior space. If the terrace cannot be lowered, Board Member Owensby suggested that perhaps a transparent material could be used, instead. Board Member Strauss agreed that the design looks very solid around the corners, and opening it up with a glass, cable or wooden rail that allows people to see in would be appropriate. Mr. Gregg agreed to consider this change. Board Member Owensby suggested the corner would be a much better location for an outdoor restaurant or café in terms of seating. Edmonds is trying to promote this type of activity, with more things happening on the edge. He asked why the proposed café space is buried within the project rather than at the corner. Mr. Gregg reminded the Board that the project is an art studio with a restaurant and not a restaurant with an art studio. They want the building to be iconic for people coming off the ferry into downtown Edmonds. 2.1.a Packet Pg. 7 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 6 of 9 Board Member Strauss asked if the buildings would be located on two separate sites. Mr. Gregg answered that the project consists of two separate buildings on two separate parcels. Board Member Strauss asked if two separate building permits would be required. Mr. Clugston responded that the City asked the applicant to combine the SEPA review, and that is why the design review looks at both sides at one time. The building permits will almost certainly be separate. Board Member Strauss voiced concern that one building could be permitted and another could get delayed or even terminated. She asked if the applicant is planning to construct the buildings at the same time. Mr. Gregg said the project is not planned as a phased project, and the intent is to construct both buildings simultaneously. Board Member Strauss asked if the residential units would be reserved for artists only. Mr. Pelletier answered that the apartments would be open to anyone and not just artists. Chair Herr noted that the project would require 8 parking stalls to serve the residential units. He asked if the public would be allowed to park in the excess stalls. Mr. Gregg said the design includes 16 parking spaces. While only 8 spaces are required, it is difficult to market apartments with only one parking space. The parking would be designated primarily for the residential uses. Although Building 2 does not have the same requirements because it is not on a “Designated Street Front,” Board Member Strauss said her comments related to Building 1 would also apply to Building 2. She noted the large, blank wall on the south façade and asked if the two buildings would be attached. Mr. Gregg responded that there will be a CMD wall literally up against the existing building. It will be sealed off and not visible from any angle. Board Member Owensby asked the applicant for an elevation showing both of the buildings together along 2nd Avenue. The applicant was unable to provide the drawing at this time. Board Member Walker asked if it would be possible to display art in the windows for the public to view. Another opportunity would be to use a blank wall for murals. Mr. Gregg said the blank wall is actually the south wall, which is just a short distance from the north wall of the existing building. However, there is some potential for murals or changing art along the alley facades. Ms. Olsen said there will be an art installation piece that is visible as you walk into the building, and the gallery will be located to the left. The entrance is designed in such a way that the public can walk in without walking directly into someone’s studio. The building will be open to the public during normal business hours. Board Member Strauss asked if there will be skylights for the interior studios and gallery. Mr. Gregg answered yes. Larry Luke, Edmonds, said his building is directly behind the proposed Building 2 (west side) and he will lose part of his view. He said his building is both commercial and residential, with approximately 28 cars exiting onto the alley on the west side of the building, which is directly across from Building 2. He asked where the exit for Building 2 would be located. Mr. Gregg answered that the City encourages the use of alleys for access. Board Member Strauss commented that vehicles would exit the parking garage via the alleyway between the two buildings. Mr. Luke said his understanding is that Building 2 would be 26 feet tall. He asked if that would include the rooftop mechanical equipment. Ms. Olsen answered that the air conditioning units would be hidden behind the raised roofs. Mr. Luke shared his experience with a building south of the subject site where the air conditioning units on top are so loud that he can’t open his windows. He questioned if Building 2 would create a similar problem. Mr. Gregg pointed out that the residential units would not be air conditioned. The only air conditioning unit would serve the art studios located in the center of the building. The unit will be smaller and newer units tend to be quieter. Gregg Arnold, Edmonds, expressed his belief that the proposed project offers a great opportunity for Edmonds to have a building that is accessible for the public to view artwork. The project will start to build a corridor between the waterfront and the downtown that will increase the amount of sidewalk appeal. 2.1.a Packet Pg. 8 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 7 of 9 Cheree Brodrick, Edmonds, said she is excited about the proposed project and would like to reserve her opportunity to testify at the Phase 2 hearing. She has a private studio and is a potential client of the new building and she is very excited about having another commercial space available that fits the type of business she operates. She felt the project will be a great fit for Edmonds, and her clients are very excited. She noted that her business would not require a lot of additional parking. Chrystal Lanning, Edmonds, said she is also excited about the project and agrees with Mr. Arnold. The new development that has occurred in the area is more contemporary looking, and she likes the mix of the old and new. The Board reviewed the Design Guidelines Checklist as follows: A. Site Planning N/A Lower Priority Higher Priority 1. Reinforce existing site characteristics X 2. Reinforce existing streetscape characteristics. Board Member Owensby said he doesn’t believe the proposal reinforces the existing streetscape, which has glass and awnings all the way down the street, with buildings set at the street. The proposed building would be set back from the street. Chair Herr said he sees Edmonds as an older town that is in need of coming of age. The building that previously existed on the site, as well as many other buildings in the area are at the end of their life. Styles change over time and he questioned whether the project should be required to reinforce existing streetscapes. Board Member Walker said he would like the project to reinforce the connection between the downtown and waterfront. Board Member Jeude said she doesn’t see the proposed design as that much different than the post office building across the street, and the other corners seem very similar, too. Board Member Strauss said she loves the eclectic downtown where all the buildings are different. She doesn’t want every building in downtown to look the same, and she hopes the project is designed with more character. Board Member Owensby said his concern is related to the streetscape (overhangs, close connections to the building, etc.) He said he would like the buildings to be located closer to the street. Mr. Gregg pointed out that the property is not square, which makes it difficult to bring a square building out to the sidewalk. One reason for pulling the building back is the Corten siding. Rather than dripping onto the sidewalk where it will stain, it will go into planter boxes and other landscaped areas. X 3. Entry clearly identifiable from the street X 4. Encourage human activity on street X 5. Minimize intrusion into privacy on adjacent sites X 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects) X 7. Maximize open space opportunity on site (residential projects) X 8. Minimize parking and auto impacts on pedestrians and adjoining property X 9. Discourage parking in street front X 2.1.a Packet Pg. 9 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 8 of 9 10. Orient building to corner and parking away from corner on public street fronts (corner lots) X B. Bulk and Scale N/A Lower Priority Higher Priority 1. Provide sensitive transitions to nearby, less-intensive zones. Mr. Clugston pointed out that the zoning on surrounding properties is the same as the subject parcels. While they may be developed differently than what the applicant is proposing, they could presumably be redeveloped into larger buildings. There is no adjacent residential development. X C. Architectural Elements and Materials N/A Lower Priority Higher Priority 1. Complement positive existing character and/or respond to nearby historic structures X 2. Unified architectural concept X 3. Use human scale and human activity X 4. Use durable, attractive and well-detailed finish materials X 5. Minimize garage entrances X D. Pedestrian Environment N/A Lower Priority Higher Priority 1. Provide convenient, attractive and protected pedestrian entry X 2. Avoid blank walls X 3. Minimize height of retaining walls X 4. Minimize visual and physical intrusion of parking lots on pedestrian areas X 5. Minimize visual impact of parking structures X 6. Screen dumpsters, utility and service areas X 7. Consider personal safety X E. Landscaping N/A Lower Priority Higher Priority 1. Reinforce existing landscape character of neighborhood. The Board agreed that street tree continuation is important, as required by code. X 2. Landscape to enhance the building or site. Board Member Walker commented that, although minimal landscaping will be required for the project, what is provided should be designed to fit the character of the building. X 3. Landscape to take advantage of special site conditions X 2.1.a Packet Pg. 10 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Meeting Minutes of Regular Meeting June 5, 2019 Page 9 of 9 CHAIR HERR MOVED THAT THE HEARING BE CONTINUED TO AUGUST 7, 2019. BOARD MEMER STRAUSS SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS There were no consolidated permit applications. ELECTION OF VICE CHAIR FOR 2019 BOARD MEMBER HERR NOMINATED BOARD MEMBER STRAUSS TO SERVE AS VICE CHAIR OF THE BOARD. BOARD MEMBER WALKER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: There were no administrative reports. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board Member comments ADJOURNMENT: The meeting was adjourned at 8:40 p.m. 2.1.a Packet Pg. 11 Attachment: ADB190605d (Approval of Draft Minutes of June 5, 2019) Architectural Design Board Agenda Item Meeting Date: 07/3/2019 Phase 1 District-Based Design Review for Main Street Commons located at 550 Main Street (PLN20190024) Staff Lead: Mike Clugston, Senior Planner Department: Planning Division Prepared By: Michael Clugston Background/History This is a new proposal and Phase 1 of the required two-phase public hearing on the project. 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. 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 Main Street Commons is a two-building redevelopment project at the southwest corner of Main Street and 6th Avenue South. The site is zoned Downtown Business (BD1). Phase 1 of the project includes extensive renovation and alteration of an existing 9,000+/- sq. ft. commercial building on the west side of the site and creation of an adjacent plaza to replace a portion an existing surface parking lot. Phase 2 of the project will replace the rest of the existing parking lot and includes a new 5,600 sq. ft. two-story building to the east of the plaza at the corner of Main St. and 6th Ave. S. The plaza will be extended south of the new building to connect to 6th Avenue and eight surface parking stalls will be created that load from the alley to the south. Attachments: PLN20190024 Phase 1 staff report and attachments 6.1 Packet Pg. 12 CITY OF EDMONDS t2tSth Avenue North, Edmonds WA 98020 Phone: 425.77L.O220 c Fax: 425.77!.0221 . Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT O PLANNING DIVISION c. 18 PLANNING DIVISION MEMORANDUM 'PUBLIC HEARING: PHASE 1" The Architectural Design Board (ADB)To: From: Project: Date of Report: Public Hearing: (Phase 1) Ørûf Mike Clugston, AICP, Senior Planner Main Street Commons (File No. PLN2019OO24\ June 26,20L9 Wednesday - July 3,2079 at 7:00 P.M.* Edmonds Public Safety Complex: Council Chambers 250 - 5th 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 DiMarco, representing Mike McMurray and the Seattle-Snohomish Mill Company, has submitted an application for design review of two commercial buildings and site improvements at 550 Main Street. Phase L of the redevelopment project includes extensive renovation and alteration of an existing 9,OOO+/- sq. ft. building on the west side of the site and creation of an adjacent plaza to replace a portion an existingsurfaceparkinglot. Phase2oftheprojectwill replacetherestoftheexisting parking lot and includes a new 5,600 sq. ft. two-story building to the east of the plaza at the corner of Main St. and 6th Ave. S. The plaza will be extended south of the new building to connect to 6th Avenue and eight surface parking stalls will be created that load from the alley to the south. It should be noted that the applicant submitted building permit applications at the same time as design review and staff is reviewing those permits concurrently (BLD201-90528, - 0529, and -0530). The applicant is aware that those permits cannot be issued until design review is complete and that any changes required during design review must be 6.1.a Packet Pg. 13 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) ilt Main Street Commons P1N20190024 - Phase I Page 2 of 8 reflected in the building permits. Commercial building permit appl¡cations are val¡d for one year with the opportunity for extension. DESIGN REVIEW PROCESS The subject site is located within the Downtown Retail Core (BD1) zone, which requires district-based design review when necessary. Since the project triggers a threshold determination under the State Environmental Policy Act (SEPA), design is reviewed as part of a two-phased public hearing process before the Architectural Design Board (ADB). This design process was developed in order to provide for public and design professional input at an early point in the permitting process. The process is laid out in chapter 20.r2 of the Edmonds community Development code (EcDc) and is summarized below. This submittal (Attachments 1- 4) initiates Phase L of the two-phased ADB public hearing process. Pursuant to ECDC 20.12.005.4, for phase 1of 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 t hearing and completion of the design guideline checklist by the ADB, the public hearing is continued to a date certain, not to exceed 120 days from the Phase t hearing date. Pursuant to ECDC 20.12.005.B, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. Once this is done, the design will be submitted to stafl who will review the proposal and schedule the project for final review (Phase 2). Staff w¡ll 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 willfurther review the design of the project and will make the final decision on the design at the conclusion of Phase 2 of the public hearing. NATURAL ENVIRONMENT L. Topography. The site is relatively level with a gentle downwards slope from east to west with an elevation change of about I feet across the L85-foot wide site. 2. Critical Areas. A critical areas checklist was reviewed under file CRA20190075 and it was determined that no critical areas were located on or adjacent to the site; therefore a "waiver" from further critical area study was issued. 3. SEPA Review. Review under the State Environmental Policy Act (SEPA) was required for this proposal because the new building and remodel exceed 4,OOO square feet of 6.1.a Packet Pg. 14 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) IV building area. A SEPA checklist was submitted with the application and a determination of Nonsignificance was issued on May 23,2019 (Attachment 9). A 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 affidavit of publication of the SEPA Determination of Nonsignificance are included for reference with the public notice mater¡als in Attachment 10. No comments were received. TECHNICAL STAFF REVIEW The phase 1- portion of the subject application was reviewed and evaluated bySouth Snohomish County Fire and Rescue, Building Division, Public Works Department, and Engineering Division. South County Fire identified what deferred approvals would be needed and offered several comments (Attachment 1L). The Building Division noted that the proposed remodel of the west building may exceed 75%ofthevalueofreplacementcost(AttachmentL2). lfthatisthecase,thebuilding would be considered new construction and need to be redesigned to comply with all current codes. The Engineering Division provided comments on the trash enclosure, parking and frontage improvements and utilities (Attachment L3). The traffic impact report submitted with the Phase L materials must be revised as noted. V. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS t. ECDC 16.43 - Downtown Business Zone (BDll A. ECDC L6.43.020 Uses. The site is located in the BDl zone and subject to the requirements of ECDC L6.43 (Attachment 6). The proposal is for two commercial buildings and site improvements with a loading area and some surface parking along the alley off of 6th Avenue South. These are all permitted primary or secondary uses in the BD1 zone pursuant to ECDC 16.43.020. Outdoor dining is a secondary use that must meet the requirements of ECDC L7.75' B. According to ECDC 16.43.030, development standards in the BDI- zone include: Main Street Commons P1N20190024 - Phase I Page 3 of 8 6.1.a Packet Pg. 15 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Zone Minimum Lot Area (sq. Ft.) Minimum Lot Width Minimum Street Setback Minimum Side Setbackl Minimum Rear Setbackl Maximum Heightz Minimum Height of Ground Floor within the Designated Street Fronta BD1 None None 0'0'0'30'15', 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). a "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 L6.43.030(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-wallcarpet, and concrete, as illustrated in Figure 16.43-1,. Figure 1'6.43-1' shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately L1 feet in this example. C. Setbacks. Since the subject site is not adjacentto residentially (R)zoned property, no setbacks are required for the proposed buildings. An associated lot combination request (P1N20190025)was approved to remove an interior boundary line in order to create a single parcel to facilitate site redevelopment. D. Height. The maximum allowed height in the BD1 zone is 30 feet with certain exceptions provided in ECDC 16.43.030.C.3. Height calculations were not clearly provided but the remodeled west building is about 23 feet tall (Sheet A.wb.3.i. of Attachment 3) while the new east building appears to be about 30 feet with additional roof-top features (sheet A.eb.3.3 of Attachment 3). Height calculations per ECDC 2L.40.03 are required for both buildings with the phase 2 resubmittal. E. Ground Floor. The designated street front requirement found in ECDC 1-6'43.030.8 applies to both buildings as measured 45 feet perpendicular from the Main Street property line (6th Avenue is not a designated street front). Only commercial uses may be located within the designated street front area - it appears the spaces created in both buildings could meet this criterion (Sheet A2.6 of Attachment 3). Uses of the individual tenant spaces will be verified through review of future business license applications. Main Street Commons PlN20190024 - Phase I Page 4 of 8 6.1.a Packet Pg. 16 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) ln addition to the use requirement, several dimensional elements apply to the ground floor. First, each commercial space located on the ground floor within the designated street front must be directly accessible by an entry from the sidewalk (on Main Street, in this case). Second, the entry must be within 7 inches of the grade at the sidewalk and the ground floor must be within 7 inches of the entry. Third, the ground floor height within the designated street front must be a minimum of L5 feet (for new buildings). The east building is di.¡ided into two levels with an entry near the corner of 6th and Main and a separate entry by the plaza area. Sheet A.eb.3.3 of Attachment 3 indicates the entries are within 7 inches of the ground floor and the ground floor height in the two spaces appear to be greater than L5 feet. However, the architect indicated that the south lobby and adjacent restrooms would have only a floor-to-floor of 10' 4" within a portion of the designated street front (Attachment 2). There is no exception process that would allow the Board to waive the l-5'floor-to-floor requirement; only a variance request to the Hearing Examiner could provide that relief. lt is unlikely a variance request could be supported given that this a new building that could be designed to meet all current code requirements. No entry to Main Street is shown for the west building (Sheet 4.wb.3.1 of Attachment 3). This is not consistent with ECDC 16.43.030.8.10.h. An entry at Main Street must be added consistent with ECDC 16.43.030.8.5.a. The ground floor height requirement would not apply if the west building is considered to be a remodel (per ECDC 16.43.030.8.10.c) but it would ¡f ¡t is considered new construction. ln that case, the west building must meet all current BD zone standards. F. Parking. Per ECDC L6.43.030.D, no parking is required for any commercial floor area of permitted uses located within the BDL zone. While no parking is required forthis project, eight (8)stalls are proposed off of the alley by 6th Avenue South. G. Open Space. ln accordance with ECDC 16.43.030.E, at least five percent of the lot area must be devoted to open space. With a lot area of L9,788 square feet, 990 square feet of open space is required. The proposal provides about 1,000 sq. ft. of open space along the Main Street property frontage. A large pedestrian plaza connects to that space and runs between the buildings and wraps around the south side of the east building and connects to 6th Avenue South (Sheet 41.2 of Attachment 3). As always, all zoning requirements (and related building, engineering and public works codes) will be verified through review and approval of permits for the buildings (81D201.90529 & 81D20190530) and site improvements (81D20190528) and through inspections during the construction process' Main Street Commons P1N20190024 - Phase I Page 5 of 8 6.1.a Packet Pg. 17 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 2 ECDC 20.I2 District-Based Desisn Guidelines A. Pursuant to ECDC 20.L2.070.A, the ADB must use the design guidelines and design review checklist applicable to the district-based design review process in conducting its review. These guidelines and checklist are included for reference as Attachment 5. The ADB will use the checklist to prioritize the design guidelines for the subject proposal. B. Compliance with the district-based design guidelines will be reviewed by the ADB during Phase 2 of the review process. 3. ECDC 20.13 Land ne 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.L3.000. B. As is typical with most development in the Downtown Business (BD) zones, the mai¡-i+.,^f +L^ -:+^..,:ll L^ ^^.,^-^l L..¡L- -.--.^^^--t t-- !r,r! r .,rrrqJvrrLy vr LrrE rlLË vvlll uE LLrvEltru Uy tlle PIUpU5eU UUllUlflt,S Anq SlIg improvements since no setbacks are required. That said, there is landscaping in the open space area adjacent to Main Street and some throughout the plaza (Attachment 4). C. Street trees are required in order for the project to comply with the City's street tree requirements. 4.ECDC 2 2.43 Desisn Standards for 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 more fully by the ADB during Phase 2 of the review process. However, there appear to be several areas where the east building may be deficient, including: lack of a distinct 'top' and 'base' (EcDc 22.43.010.8); and, less than 75%transparency between 2 and j.0 feet (ECDC 22.43.050.8.2). The west building appears to be deficient relative to: lack of pedestrian orientation to the street (EcDc 22.43.020.8); lack of awnings/canopies (ECDC 22.43.040.8); and, less than 75%otransparency between 2 and 10 feet (ECDC 22.43.050.8.2). 5. Comprehensive Plan Ur ban Desisn Obiectives A. ln 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 applicalrle downtown design objectives of the Comprehensive Plan due to the site's location within the "Downtown Retail core" and within the "Downtown/waterfront Activity center" designations of the Comprehensive Plan. Refer to Pages 1-23 through I27 of the December 2017 comprehensive Plan for the downtown design objectives (Attachment g). Main Street Commons P1N20190024 - Phase I Page 6 of 8 6.1.a Packet Pg. 18 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) vt. vil. Main Street Commons P1N20190024 * Phase I Page 7 of 8 B. Compliance with the downtown des¡gn objectives of the Comprehensive Plan will be reviewed by the ADB during Phase 2 of the review process. PUBLIC NOTICE A "Notice of Application, Public Hearing and SEPA Determination" was issued on June IL,2OIg. 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. No public comments have been received. The City has complied with the noticing provisions of ECDC 20.03. CONCLUSION AND RECOMMENDATION According to ECDC 2O.12.O20.A.1-, the purpose of Phase 1 of the public hearing process is for the ADB to identify the relative importance of design criteria that will apply to the project proposal during the subsequent design review. The basic criteria to be evaluated are listed on the design guidelines checklist (Attachment 5). ln identifying the relative importance of the design criteria, the ADB must use the applicable design guidelines of the BDL zone, the downtown design objectives in the Comprehensive Plan, and any relevant district-specific design objectives of ECDC Chapters 20.12 and 20.13' Staff recommends that the ADB conduct the following after the public comment portion of the Phase 1 public hearing: t. 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. Z. Additional issuestobeaddressedbytheapplicantpriortoPhase2ofthehearing include: a. Whether the west building remodel exceeds the75% valuation threshold noted by the Building Division (Attachment 12). lf it does exceed 75o/o,the project must be redesigned to meet all current codes. b. Building height calculations must be provided for both buildings consistent with ECDC 21-.40.030 and meet the requirements for the BD1 zone in ECDC 16.43.030. c. Provide an entry to Main Street for the west building consistent with ECDC 16.43.030.B.1- 6 and 10 (c) and (h). d. Ensure the full45'depth of the east building meets the L5'ground floor height requirement in ECDC 16.43.030.B. e. Comments from Fire and Engineering (Attachments 11 & L3). f. Possible deficiencies relative to the design standards in ECDC 22.43' 6.1.a Packet Pg. 19 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 3. The public hearing must be continued to a date certain for Phase 2 of the public hearing process, not to exceed 120 days from the phase L meeting date. staff recommends October 2 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 David DiMarco 1319 E. Howell Street Seattle, WA 98L22 tx. Main Street Commons P1N20190024 - Phase I Page 8 of 8 ATTACHMENTS L. Land use application 2. Applicant's cover letter and previous concept drawings 3. Preliminary project plans (Phase L) 4. Preliminary streetscape and landscape rendering (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 t hearing and SEPA DNS 11. Fire District comments 12. Building Division comment 13. Engineering Division comments 6.1.a Packet Pg. 20 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) City of Edmonds Land Use Application alc'oøv þllfÐ - HBARING DeTs- ÚHE ¡STAFF LPB ÛADB ÚCC RscBpr # ZoNEFlu,e# Da m n ! n n n n û ü n n il n fJ ARcHrrEcruRAL Drslar'i R¡vrew CONpREHENSIVE PLAN Aì'ßNDMENT C oì,ÐITIONAL UsB PsnNfir Hotvg OccupertoN FORMAL SuBDrvrsIoN SHORT SUBD]VISIoN [,OT LINË ADruSTÙIENT PLANNED RSSIDENTIAL DEVELoprußNT OFF]CIAL STnBeT M¿,p AMENDMENT STREETVACATION Rezous SHORELINE PERMIT Vennuc]i / R¡ASONABLE USE EXCEPTION OttrBn: . PLEASE NoTE THAT ALI. INFona.4TIoN CONTAINED WTTTIN TTTE APPUCATION IS A PUBLIC RECORD . PRoPERTY ADDRESS oR LocATIoN 550 Moin Street, ldmonds W498020 PR0JECT NAMn (IT. APPLICABLD)Moin Street Commons PROPBRIY OWNBR Seottle-Snohomish Mitt Compung lnc.PHo¡¡e #425-263-2414 ADDRESS 5355th Ave S, tdmonds WA 98020 E-MArL gecko8080@gmoit.com F.qx # TnxAccor,ixr #004342-120-01s-00 & 004342-120.017-00 Src.TwP, RNG. DEScRlPTIoNoFPRoIEcTORPRoPOSEDUsE(ATTAcHcovERLETTERASNBcESSARY)-- lD_B Revíew (Tupe lll.B d legüqugg$glllglquqd Mqin Street ond 6th Avenue, Proiect inctudes the * renovqtion of on existing former grocerg store buílding ond o new Z-storg commerciot buitding with ûn 'll-shoped pedestrion plozo, DESCRTBE How TI.IE PROJECT MEETS APPLICABI,E coDES (ATTACH COVER LETTER AS NECESSARY APPLICAI.{t Dovid DiMorco PHONE #206-355-6795 ADDRESS 1319 E Howett Street E-MAI, orchitect@ictoud.com Fax#- CoNTA.cr PERSON/A.GENT Dovid DiMorco p¡¡sNE g 206-355-6795 1319 E Howett StreetADDRESS E.MAIL orchitect@ícloud.com Fax # The undersigred applicant, ancl lds/her/its heirs, and assigns, in consideration on the processing of the apptication agÍees to release, indennify, defend and hol<l tho City ofEdmonds hannless from any and all damages, including reasonable attorney's fees, arising liom any action or infraction based irr whole or part upon false, rnisleading, inaccurate or incomplete information furnished by the applicant, his/herüts agents or ernployees. By my signaturo, I certify tbat the and that I am authorized to file this infomration and exhibits herewith subrnitted are trus and cor¡ec{ to the best of my knowledge application owner as listed below. Mog 9,2019SIGNATTIRE oF APPLICANT/AGENT DATE Property Owner's Authorization L Mike McMurrog certify under the penalty of perjury under the laws of the St¿rte of lVashingXon that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for tho subject land use applicatioq and grant my permission for the public ofTicials and the st¿ff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application./u/,,hSTGNATLJRE oF OWNER DArE Mog 9,2019 ./ Questions ? Call (425) 77 l-0220. Rwised on U22/12 B - Land Use, ppllcatlon Page I ofl ATTACHMENT 1 - PLN20190024 6.1.a Packet Pg. 21 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) TOTAL PAGE COUNT3 Design Review Application revised 6/13/19 10:31 AM COVER LETTER PROJECT Main Street Commons 550 Main Street Edmonds WA 98020 OWNER Mike McMurray/Seattle-Snohomish Mill Company Inc. 533 5th Ave S Edmonds WA 98020 425.263.2474 gecko8080@gmail.com ARCHITECT David DiMarco DiMarco Architecture 1319 East Howell Street Seattle WA 98122 206.355.6795 architect@icloud.com CONTRACTOR Sean Giudice Build Love Global LLC 6502 26th Ave NW Seattle WA 98177 206.579.1575 seangiudice@gmail.com Here is a brief description of how the project has evolved since it’s beginning in October 2017. Contributing to a strong unique Edmonds community has always been the consistent idea behind the Main Street Commons project. Mike McMurray, an Edmonds born native has lived here his entire life and is committed to raising his family in a thriving friendly town. His passion and drive for community building has been essential to the Main Street Commons. His community outreach and involvement is unprecedented. He created a website over a year ago that asked his neighbors what they wanted. Their suggestions of what is unique for Edmonds and what is lacking have influenced the project’s evolution. Public suggestions included: • More open space for casual recreation • A performance space for local music and performances • An open-air marketplace to support local craftspeople and vendors • More murals (an Edmonds tradition) to highlight local artist’s work • More parking • A rental hall for special occasions • More trees, plants and green space We have worked closely with the great people at the Edmonds Building Division to develop the final scheme you can see in our permit set currently under review. In particular, Brad Shipley, Leif Bjorback, Kristin Johns and Jeanie McConnell have been consistently helpful and encouraging during and since two separate per-application meetings. As a result of their guidance, we made changes throughout our schematic design, design development and construction document phases that included: • A 2-building scheme; the renovation of a mid-century former grocery store building (our West Building) that includes a family-oriented restaurant and a new 2-story building (our East Building) that includes street- facing retail shops and an event space on the 2nd level. • A large pedestrian plaza between the 2 buildings promotes casual public interaction and offers a performance place for local school groups and musicians to share their talents. The Art Alley along the ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 22 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) southern side of the property offers complementary market stalls open to local crafts persons and vendors to share their wares. • Along the Art Alley are 3 double-sided mural panels that showcase local artists and promote a long Edmonds tradition. • Within BD-1 zones parking is not required, yet we have provided 8 convenient parking spots for Main Street Commons patrons. This provides the mobility-challenged visitor a convenient way to arrive and shop. • Large special event spaces are limited in the downtown Edmonds district. The 2nd floor of our East Building provides a great centrally located place for wedding receptions, business meetings, community get- togethers and other celebrations. • Throughout the open space plaza and Art Alley we have included landscaping and mature trees to help create a healthy restful refuge open to the public all day and night. Attached to this letter are the 5 previous schemes (dated for sequence) we considered then improved upon to arrive at our current preferred scheme now submitted for building permit. We hope that this gives you an insight into how the project was first conceived, then revised to reflect public suggestions and Edmonds Building Division guidance. How does our proposal satisfy the applicable requirements and standards of the Comprehensive Plan and Edmonds Community Development Code? Chapter 16.43 BD DOWNTOWN BUSINESS 16.43.010 Our project is located at 550 Main Street within the B1 zone. Our project is located on a Designated Street Front (Main Street). 16.43.020 A. BD1 Zone GFSF. Our existing west building had an existing mezzanine level along Main Street that is to be removed. This results in an arched roof single floor. Our new East Building has floor-to-floor heights of 15’-1 ¾” within the entire building except for the entrance lobby and service restrooms accessed from the south from the new pedestrian court within the lot. These secondary spaces have a floor-to-floor of 10’-4 ¾”. Although these secondary spaces are within the required 15-foot / 45-foot from public rights-of-way/sidewalk zone; our hope is that this may be an expectable configuration for minor spaces not visible or accessed from the public right-of-way. 16.43.030 B. Our setbacks are all 0’-0”. Our maximum height is 30 feet. Our existing West Building shall be 22’-8 ¼”. Our East Building uses the height averaging process described to us by Brad Shipley. A rectangle was drawn around the building footprint and the finished elevations were recorded then averaged resulting in a maximum height of 32’-6”. Please refer to sheets A.0.1, A.eb.3.3 and A.eb.3.4 for related graphics. C. All interior finished floors have been established to meet existing public right-of-way grades. All spaces open to the public have entries at existing sidewalk grades along Main Street and 6th Avenue. All public-accessed spaces within the courtyard areas are on grade. All entrances re ADA compliant. D. Off-street parking is not required within BD1 zones. We are providing 8 parking spaces along the alley for community convenience. All associated grading is Code compliant and an ADA compliant space is provided. E. An over-abundance of open space is provided for public use between our West and East Buildings (The Plaza) and along the south side of the East Building (The Art Alley). Chapter 22.43 DESIGN STANDARDS 22.43.000 Our project is located at 550 Main Street within the BD1 zone. 22.43.010 A. Our project reduces the mass and bulk of large box-like buildings. Our renovated arched-roof West Building: 1. Creates a base wainscot below the new central window/door recessed balcony. 2. The wall sconce lighting and signage breaks up the façade face to more human scale. Our new East Building: ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 23 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 1. The building creates a simple brick façade that has a pleasant texture, color and non-reflective surface. 2. The 1-story northeast volume offers a lower-scaled face that is compatible with neighboring buildings across the street. B. 1. Our entry canopies on Main and 6th create a human-scaled face to the sidewalk and offer shelter from weather. Our West Building’s distinct and historic arched roof profile is renovated to its original profile along Main Street and the southern alley. Our East Building’s brick masonry pattern looks familiar and approachable. Its large-scaled cornice detail is defined by a soldier brick pattern and steel horizontal shadow line clearly seen from the sidewalk. 2. Our East Building’s northeast and west 1-story volumes help to reduce the scale of the building to human scale along Main Street and the internal pedestrian plaza. The vertical and horizontal metal siding creates a pattern similar to residential-type siding that is familiar and comforting. 22.43.020 A. Our intention is make Main Street Commons a welcoming community meeting place. B. 1. Our buildings face Main and 6th. 2. Our West Building’s central large windows and doors help to visually connect a busy restaurant interior with walkers at the sidewalk level. 3. a. Our East Building’s large (Soho-type) multi-paned windows offer plenty of natural light into the interior spaces and make walking by an engaging, inviting experience. b. Our East Building northeast entry is recessed at the important Main and 6th corner. c. Our main goal is to create a public-oriented outdoor meeting place for Edmonds. Our outdoor plaza; located between the West and East Buildings include free amenities that include outdoor seating, dining, a community stage and free market stalls for seasonal food, art and social events. 22.43.030 B. 1. 5 elements included: a. Each entry shall have wall & overhead lighting with potted seasonal plantings. b. Our East Building shall have unique back-lit signage along the 2nd floor cornice that is a reference to 20th century warehouse-type signage. c. Our West Building has a wainscot along its base on Main Street. d. na e. na f. Our East Building will have projecting brick detailing. g. Under the 3 art panels along our Art Alley partial-height walls are faced in glazed tilework that is reminiscent of public market stalls. This tilework could be designed by local school groups. h. All of our ground level doors and windows have transom windows above. i. Numerous planter boxes and planted areas are planned throughout the plaza. j. Blade signage at each tenant entry is planned. Each tenant door will be painted to reflect the unique character of each business. 22.43.040 A. 1. As stated entry canopies are placed throughout the project including a series along the West Building for sheltered outdoor dining. 2. See above. 3. See above. ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 24 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) B. 1. In addition to entry canopies, 3 retractable canvas awnings under each Art Panel along our Art Alley creates a festive atmosphere with sun shade and rain protection. 2. See above. 3. See above. 4. See above. 5. See above. 6. See above. 7. See above. 8. Each tenant entry shall have lit unique blade signage. 22.43.050 B. 1. Our street front doors and windows strive to create an engaging, inviting streetscape while maintaining a historically accurate window-to-wall relationship. All of our windows are transparent. 22.43.060 B. 1. Edmonds has a long history of including large-scaled art installations throughout the downtown area. We want to encourage and celebrate that tradition. We have proposed 3 art panels along the southern alley. These panels will display local artist’s work on both sides of each panel. We hope this bold contribution will make the Main Street Commons a unique experience that fits well into our City’s unique arts-first community. 22.43.070 B. 1. All our HVAC equipment is placed on rooftops. It shall be screened from view. Thank you, David DiMarco of DiMarco Architecture 206.355.6795 ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 25 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main B.1 1- Building 2-Storey Vicinity Map 550 Main Street Edmonds Washington 98020 Printed: 11/17/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies N Working Notes 1. Building height is 30' [16.43.030 Table 16-43-2]. 2. Towers and turrets can be 5' taller [16.43.030.C.3.a]. 3. Railings can be 42" taller [16.43.030.C.3.b]. 4. Ground floor must be 15' tall floor to floor within 45' perpendicular to designated streetfront Main Street [16.43.030.B.2 and Figure 16.43-1]. 5. There is a required 5% open space for our lot. Proportions must be width at least 75% of depth, [16.43.030.E.1, 2 &3]. Therefore, 19,789 sf lot x 5% = 990 sf. 6. Parking [17.50.010.C.1 &2]: No commercial use requires parking in BD 1, [16.43.030.D.2 & 3]. Full width parking stall measures 8.5'x16.5'. Any building with a footprint ≤ 4800 GSF has no required parking. Residential use required 1 stall per unit. Restaurants are 'commercial use' therefore exempt. Motel/Hotels are 'other use' and may require parking; must verify. No new curbcuts are permitted along Main Street. 7. FYI: Macrina Cafe on 1st Ave is 1200sf. Bakery portion is 18000 sf. Pagliacci is 2100 sf. Starbucks are 1700-2000 sf.123456UP17RISE(7 13/32") 17RUN(11")123456UP17RISE(7 13/32") 17RUN(11") 1" = 50' Vicinity Map ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 26 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main B.2 1-Building 2-Storey Plans & Elevations 550 Main Street Edmonds Washington 98020 Printed: 11/17/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility StudiesDOWNDOWNDOWNDOWND068'-0" x8'-0"D068'-0" x8'-0"D06 8'-0" x8'-0" D06 8'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D06 16'-0" x8'-0" D06 16'-0" x8'-0" D06 8'-0" x8'-0" D06 8'-0" x8'-0" #DrgID #LayID5 B.2LIVE #3 A: 1,540.11 sq ft LIVE #4 A: 828.02 sq ft LIVE #5 A: 950.85 sq ft LIVE /WORK #2 2nd FLOOR A: 646 sq ft LIVE /WORK #1 2nd FLOOR A: 645.66 sq ft LIVE #7 A: 916.11 sq ft LIVE #6 A: 916.97 sq ft HALL A: 750.12 sq ftD073'-0" x8'-0"D073'-0" x8'-0"D073'-0" x8'-0"DOWN12UP16RISE(6 3/8")15RUN(11")12345UP29RISE(7 35/64")29RUN(11")12345UP27RISE(7 9/16") 27RUN(11")12345UP27RISE(7 9/16") 27RUN(11")123456UP17RISE(7 13/32")17RUN(11")123456UP17RISE(7 13/32")17RUN(11")D068'-0" x8'-0"D06 8'-0" x8'-0" D06 8'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D0616'-0" x8'-0"D0615'-8" x3'-6"D06 16'-0" x8'-0" D06 16'-0" x8'-0" D06 16'-0" x8'-0" D06 7'-0" x8'-0" D06 7'-0" x3'-6" D06 7'-0" x8'-0"D0616'-0" x8'-0"D068'-0" x8'-0"D07 3'-0" x8'-0" D06 16'-0" x8'-0"D063'-0" x7'-0"D09 3'-0" x4'-0"D093'-0" x8'-0"D073'-0" x8'-0"D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D06 8'-0" x8'-0" D06 8'-0" x8'-0" D06 15'-8" x3'-6" #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID4 B.2#DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID 1 B.22 B.2 3 B.2 5 B.2DESIGNATED STREETFRONT 15' TALL GROUND FLOOR [16.43.030.B.2] 2 143657 RETAIL C A: 1,956.03 sq ft RETAIL B A: 1,540.5 sq ft LIVE / WORK #7 A: 673.98 sq ft RETAIL A A: 1,968.74 sq ft RESTAURANT D A: 4,192.98 sq ft TRASH / RECYCLE A: 211.41 sq ft RESIDENTIAL PARKING / STORAGE A: 1,637.94 sq ft RESIDENTIAL LOBBY A: 775.81 sq ft RESIDENTIAL COURTYARD A: 646.52 sq ft LIVE / WORK #6 A: 645.66 sq ft RETAIL B MEZZANINE A: 506.03 sq ft RETAIL C MEZZANINE A: 623.03 sq ft #DrgID #LayID#DrgID #LayID Lot A: 19,788.7 sq ftD068'-0" x8'-0"D068'-0" x8'-0"D06 8'-0" x8'-0"D068'-0" x8'-0"D11 10'-6" x6'-0"D1010'-6" x6'-0"D12 10'-6" x6'-0"D0910'-6" x6'-0"D0910'-6" x6'-0"DOWNDOWNDOWNDOWND10 3'-0" x8'-0" D11 3'-0" x8'-0" D08 3'-0" x8'-0" D09 3'-0" x8'-0"D073'-0" x8'-0"D063'-0" x7'-0"D068'-0" x8'-0"D068'-0" x8'-0"D06 8'-0" x8'-0" D06 8'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D06 16'-0" x8'-0" D06 16'-0" x8'-0" D06 8'-0" x8'-0" D06 8'-0" x8'-0" #DrgID #LayID5 B.2LIVE #3 A: 1,540.11 sq ft LIVE #4 A: 828.02 sq ft LIVE #5 A: 950.85 sq ft LIVE /WORK #2 2nd FLOOR A: 646 sq ft LIVE /WORK #1 2nd FLOOR A: 645.66 sq ft LIVE #7 A: 916.11 sq ft LIVE #6 A: 916.97 sq ft HALL A: 750.12 sq ftD073'-0" x8'-0"D073'-0" x8'-0"D073'-0" x8'-0"DOWNN 1/16" = 1'-0"6th Avenue Elevation1/16" = 1'-0"Main Street Elevation1/16" = 1'-0" Alley Elevation1/16" = 1'-0"Courtyard Elevation, New Building1/16" = 1'-0"Courtyard Elevation, Existing Building1/16" = 1'-0" Middle Level Plan 1/16" = 1'-0" Ground Level Plan 1/16" = 1'-0" Top Level Plan ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 27 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main B.3 1-Building 2-Storey 3D Views 550 Main Street Edmonds Washington 98020 Printed: 11/17/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies One Building from NE One Building from NW One Building from N One Building Main CourtOne Building Entry Court ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 28 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main B-1 1-Building site plan 550 Main Street Edmonds Washington 98020 Printed: 11/20/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies123456UP17RISE(7 13/32") 17RUN(11")123456UP17RISE(7 13/32") 17RUN(11") SCALE: 1" = 50' 1-Building Site Plan ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 29 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main B-3 1-Building main floor plan 550 Main Street Edmonds Washington 98020 Printed: 11/20/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies1234UP16RISE(6 3/8")15RUN(11")1234567UP29RISE(7 35/64") 29RUN(11")123456UP27RISE(7 9/16")27RUN(11")123456UP27RISE(7 9/16")27RUN(11")1234568UP17RISE(7 13/32")17RUN(11")1234568UP17RISE(7 13/32")17RUN(11")D068'-0" x8'-0"D06 8'-0" x8'-0" D06 8'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D0616'-0" x8'-0"D0615'-8" x3'-6"D06 16'-0" x8'-0" D06 16'-0" x8'-0" D06 16'-0" x8'-0" D06 7'-0" x8'-0" D06 7'-0" x3'-6" D06 7'-0" x8'-0"D0616'-0" x8'-0"D068'-0" x8'-0"D07 3'-0" x8'-0" D06 16'-0" x8'-0"D063'-0" x7'-0"D09 3'-0" x4'-0"D093'-0" x8'-0"D073'-0" x8'-0"D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D07 5'-0" x8'-0" D06 8'-0" x8'-0" D06 8'-0" x8'-0" D06 15'-8" x3'-6" #DrgID #LayID#DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID4 B.2#DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID 1 B.22 B.2 3 B.2 5 B.2DESIGNATED STREETFRONT 15' TALL GROUND FLOOR [16.43.030.B.2] 2 143657 RETAIL C A: 1,956.03 sq ft RETAIL B A: 1,540.5 sq ft LIVE / WORK #7 A: 673.98 sq ft RETAIL A A: 1,968.74 sq ft RESTAURANT D A: 4,192.98 sq ft TRASH / RECYCLE A: 211.41 sq ft RESIDENTIAL PARKING A: 1,637.94 sq ft RESIDENTIAL LOBBY A: 775.81 sq ft RESIDENTIAL COURTYARD A: 646.52 sq ft 1-Building A: 8,103.16 sq ft LIVE / WORK #6 A: 645.66 sq ft RETAIL B MEZZANINE A: 506.03 sq ft RETAIL C MEZZANINE A: 623.03 sq ft #DrgID #LayID#DrgID #LayID Lot A: 19,788.7 sq ftD068'-0" x8'-0"D068'-0" x8'-0"D06 8'-0" x8'-0"D068'-0" x8'-0"D11 10'-6" x6'-0"D1010'-6" x6'-0"D12 10'-6" x6'-0"D0910'-6" x6'-0"D0910'-6" x6'-0"SCALE: 1/16" = 1'-0" 1-Building Ground Floor Plan ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 30 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main B-4 1-Building 2nd floor plan 550 Main Street Edmonds Washington 98020 Printed: 11/20/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility StudiesDOWNDOWNDOWNDOWND10 3'-0" x8'-0" D11 3'-0" x8'-0" D08 3'-0" x8'-0" D09 3'-0" x8'-0"D073'-0" x8'-0"D063'-0" x7'-0"D068'-0" x8'-0"D068'-0" x8'-0"D06 8'-0" x8'-0" D06 8'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D068'-0" x8'-0"D06 16'-0" x8'-0" D06 16'-0" x8'-0" D06 8'-0" x8'-0" D06 8'-0" x8'-0" #DrgID #LayID#DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID4 B.2#DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID 1 B.22 B.2 3 B.2 5 B.2#DrgID #LayID#DrgID #LayID LIVE #3 A: 1,540.11 sq ft LIVE #4 A: 828.02 sq ft LIVE #5 A: 950.85 sq ft LIVE /WORK #2 2nd FLOOR A: 646 sq ft LIVE /WORK #1 2nd FLOOR A: 645.66 sq ft LIVE #7 A: 916.11 sq ft LIVE #6 A: 916.97 sq ft HALL A: 750.12 sq ftD073'-0" x8'-0"D073'-0" x8'-0"D073'-0" x8'-0"DOWNSCALE: 1/16" = 1'-0" 1-Building 2nd floor plan ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 31 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main B-2 1-Building Elevations 550 Main Street Edmonds Washington 98020 Printed: 11/20/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies SCALE: 1/16" = 1'-0" Main Street Elevation SCALE: 1/16" = 1'-0" 6th Avenue Elevation SCALE: 1/16" = 1'-0" Courtyard Elevation, Existing Building SCALE: 1/16" = 1'-0" Courtyard Elevation, New Building ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 32 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.1 Pinwheel 3-Storey Vicinity Map 550 Main Street Edmonds Washington 98020 Printed: 11/17/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies N Working Notes 1. Building height is 30' [16.43.030 Table 16-43-2]. 2. Towers and turrets can be 5' taller [16.43.030.C.3.a]. 3. Railings can be 42" taller [16.43.030.C.3.b]. 4. Ground floor must be 15' tall floor to floor within 45' perpendicular to designated streetfront Main Street [16.43.030.B.2 and Figure 16.43-1]. 5. There is a required 5% open space for our lot. Proportions must be width at least 75% of depth, [16.43.030.E.1, 2 &3]. Therefore, 19,789 sf lot x 5% = 990 sf. 6. Parking [17.50.010.C.1 &2]: No commercial use requires parking in BD 1, [16.43.030.D.2 & 3]. Full width parking stall measures 8.5'x16.5'. Any building with a footprint ≤ 4800 GSF has no required parking. Residential use required 1 stall per unit. Restaurants are 'commercial use' therefore exempt. Motel/Hotels are 'other use' and may require parking; must verify. No new curbcuts are permitted along Main Street. 7. FYI: Macrina Cafe on 1st Ave is 1200sf. Bakery portion is 18000 sf. Pagliacci is 2100 sf. Starbucks are 1700-2000 sf. 12UP 19RISE(6 61/64")19RUN(11")1234567UP18RISE(7 21/64") 18RUN(11")12UP 19RISE(7 37/64")19RUN(11")12UP 18RISE(7 21/64")18RUN(11")1234567UP18RISE(7 21/64") 18RUN(11") 1" = 50' Vicinity Map ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 33 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.2 Pinwheel 3-Storey Plans & Elevations 550 Main Street Edmonds Washington 98020 Printed: 11/17/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility StudiesD066'-0" x8'-0"D0614'-0" x8'-0"D0614'-0" x8'-0"1 2 UP19RISE(6 61/64")19RUN(11")1234567UP18RISE(7 21/64")18RUN(11")12UP 19RISE(7 37/64")19RUN(11")12UP 18RISE(7 21/64")18RUN(11")1234567UP18RISE(7 21/64")18RUN(11")D076'-0" x8'-0"D077'-0" x8'-0"D0713'-81/16" x3'-313/16"D066'-0" x8'-0"D0913'-81/16" x4'-0"D06 6'-0" x8'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" D09 13'-81/16" x8'-0" D09 13'-81/16" x8'-0" D07 13'-81/16" x3'-313/16" D06 6'-0" x8'-0" D06 6'-0" x8'-0" D09 13'-81/16" x8'-0" D09 13'-81/16" x6'-0" D09 13'-81/16" x4'-0" D06 6'-0" x8'-0" D06 14'-0" x8'-0" D06 14'-0" x8'-0" D06 16'-0" x8'-0" D07 3'-0" x8'-0" D07 3'-0" x7'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" 2 A.2 4 A.25 A.2#DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID#DrgID #LayID#DrgID #LayID3 A.2 1 A.2TENANT PARKING DESIGNATED STREETFRONT 15' TALL GROUND FLOOR [16.43.030.B.2]564213TRASH / RECYCLE LIVE / WORK #1 A: 396.71 sq ftRESIDENTIAL LOBBY A: 347.8 sq ft RETAIL B MEZZANINE A: 741 sq ft RETAIL C MEZZANINE A: 498.75 sq ft LIVE / WORK #2 A: 396.71 sq ft BIKES A: 148.5 sq ft TRASH / RECYCLE A: 206.21 sq ft Lot A: 19,788.7 sq ft Lot Size A: 19,788.7 sq ft RESIDENTIAL PARKING A: 1,595.23 sq ftD066'-0" x8'-0"D0614'-0" x8'-0"D0614'-0" x8'-0"D0616'-0" x8'-0"D06 7'-0" x8'-0"D068'-0" x8'-0"D11 10'-6" x6'-0"D0910'-6" x6'-0"D10 10'-6" x6'-0" OUTLINE OF REMOVED FACADE RETAIL A A: 2,511.65 sq ft RESTAURANT D A: 3,647.23 sq ft RETAIL B A: 2,287.65 sq ft RETAIL C A: 1,539.77 sq ft DOWN DOWNDOWND08 3'-0" x7'-0" D08 3'-0" x7'-0" 1 2 3567891011121315 1617UP17RISE(6")17RUN(11")D06 6'-0" x8'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0"D066'-0" x8'-0"D066'-0" x8'-0"D066'-0" x8'-0"5 A.2LIVE #5 A: 983.29 sq ft LIVE #6 A: 951.89 sq ft LIVE #4 A: 575.08 sq ft HALL A: 273.64 sq ftD066'-0" x8'-0"D066'-0" x8'-0"D066'-0" x8'-0"N 1/16" = 1'-0"6th Avenue Elevation1/16" = 1'-0"Main Street Elevation1/16" = 1'-0" Alley Elevation1/16" = 1'-0"Courtyard Elevation, New Buildings1/16" = 1'-0"Courtyard Elevation, Existing Building1/16" = 1'-0" Main Level Plan 1/16" = 1'-0" Upper Level Plan 11' ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 34 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.3 Pinwheel 3-Storey 3D Views 550 Main Street Edmonds Washington 98020 Printed: 11/17/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies Pinwheel from NW Pinwheel Entry Court PInwheel Main Court Pinwheel from NE Pinwheel from N ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 35 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.1 Pinwheel 3-Storey Vicinity Map 550 Main Street Edmonds Washington 98020 Printed: 12/14/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies N Working Notes 1. Building height is 30' [16.43.030 Table 16-43-2]. 2. Towers and turrets can be 5' taller [16.43.030.C.3.a]. 3. Railings can be 42" taller [16.43.030.C.3.b]. 4. Ground floor must be 15' tall floor to floor within 45' perpendicular to designated streetfront Main Street [16.43.030.B.2 and Figure 16.43-1]. 5. There is a required 5% open space for our lot. Proportions must be width at least 75% of depth, [16.43.030.E.1, 2 &3]. Therefore, 19,789 sf lot x 5% = 990 sf. 6. Parking [17.50.010.C.1 &2]: No commercial use requires parking in BD 1, [16.43.030.D.2 & 3]. Full width parking stall measures 8.5'x16.5'. Any building with a footprint ≤ 4800 GSF has no required parking. Residential use required 1 stall per unit. Restaurants are 'commercial use' therefore exempt. Motel/Hotels are 'other use' and may require parking; must verify. No new curbcuts are permitted along Main Street. 7. FYI: Macrina Cafe on 1st Ave is 1200sf. Bakery portion is 18000 sf. Pagliacci is 2100 sf. Starbucks are 1700-2000 sf.12UP 19RISE(7 37/64")19RUN(11")123UP 21RISE(7 27/64")21RUN(11")123456791011121314151718UP21RISE(6")21RUN(11")1234567UP25RISE(6 23/32") 25RUN(11 1/2")12345678910111213UP14RISE(7 23/32") 14RUN(11 1/2") 1" = 50' Vicinity Map ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 36 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.2 Pinwheel 3-Storey Plans & Elevations 550 Main Street Edmonds Washington 98020 Printed: 12/14/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies12UP19RISE(7 37/64")19RUN(11")123UP 21RISE(7 27/64")21RUN(11")1 2 3 4 5 6 7910111213141517 18UP21RISE(6")21RUN(11")1234567UP25RISE(6 23/32")25RUN(11 1/2")D066'-0" x8'-0"D096'-10" x6'-0"D065'-0" x17'-0"D06 6'-0" x 8'-0" D06 6'-0" x 8'-0" D06 6'-0" x8'-0" D06 14'-0" x8'-0" D06 14'-0" x8'-0" D06 16'-0" x8'-0" D07 3'-0" x8'-0" D07 3'-0" x7'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" W04 1'-37/8" x 8'-2" W04 1'-37/8" x 3'-9" W04 6'-17/16" x 3'-9" W04 4'-0" x 3'-9" W04 6'-07/8" x 3'-9" W04 4'-0" x 3'-9" W04 4'-0" x 3'-9" W04 4'-0" x 3'-9" W04 6'-07/8" x 3'-9" W04 4'-0" x 3'-9" D07 6'-0" x 8'-0" D07 6'-0" x 8'-0" D07 6'-0" x 8'-0"W045'-51/2" x8'-2"W045'-51/2" x3'-9"D086'-0" x7'-0"W04 1'-37/8" x 8'-2" W04 1'-37/8" x 3'-9" W04 6'-17/16" x 3'-9" W04 4'-0" x 3'-9" D07 6'-0" x 8'-0"W047'-117/16" x8'-2"W047'-117/16" x3'-9"2 A.2 4 A.25 A.2#DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID #DrgID #LayID#DrgID #LayID#DrgID #LayID3 A.2 1 A.2TENANT PARKING DESIGNATED STREETFRONT 15' TALL GROUND FLOOR [16.43.030.B.2]564213TRASH / RECYCLE LIVE / WORK #1 A: 396.71 sq ft RESIDENTIAL LOBBY A: 347.8 sq ft LIVE / WORK #2 A: 399.16 sq ft BIKES A: 148.5 sq ft TRASH / RECYCLE A: 206.21 sq ft OUTDOOR RETAIL B A: 535 sq ft OUTDOOR KITCHEN A: 192 sq ft D096'-0" x8'-0"Lot A: 19,788.7 sq ft Lot Size A: 19,788.7 sq ft RESIDENTIAL PARKING A: 1,595.23 sq ft D066'-0" x8'-0"D0614'-0" x8'-0"D0614'-0" x8'-0"D0616'-0" x8'-0"D06 7'-0" x8'-0"D068'-0" x8'-0"12345678910111213UP14RISE(7 23/32") 14RUN(11 1/2") W05 6'-07/8" x 3'-9" W05 4'-0" x 3'-9" W05 4'-0" x 3'-9" W05 6'-07/8" x 3'-9" W05 4'-0" x 3'-9" W05 4'-0" x 3'-9" W05 6'-07/8" x 3'-9" W05 4'-0" x 3'-9" W05 4'-0" x 3'-9"D066'-0" x8'-0"D0614'-0" x8'-0"D0614'-0" x8'-0"D11 10'-6" x6'-0"D1010'-6" x6'-0"D0910'-6" x6'-0"D10 10'-6" x6'-0"D103'-6" x6'-0"D113'-6" x6'-0"D0910'-6" x6'-0"D0910'-6" x6'-0"OUTLINE OF REMOVED FACADE RETAIL SERVICE ENTRANCE RETAIL SERVICE ENTRANCE RETAIL A A: 2,437.55 sq ft RESTAURANT D A: 3,647.23 sq ft RETAIL B A: 1,425.85 sq ft RETAIL C A: 1,422.31 sq ft DOWN 1 2 3 4 5 6 7910111213141517 18UP18RISE(6")18RUN(11")D0713'-81/16" x6'-0"D0713'-81/16" x6'-0"D1213'-81/16" x6'-0"D136'-10" x6'-0"D065'-0" x17'-0"D07 13'-81/16" x6'-0" D07 13'-81/16" x6'-0" D07 13'-81/16" x6'-0" D10 13'-81/16" x6'-0" D11 13'-81/16" x6'-0" D08 3'-0" x7'-0" D08 3'-0" x7'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0" D06 6'-0" x8'-0"D066'-0" x8'-0"D066'-0" x8'-0"D066'-0" x8'-0"5 A.2LIVE #5 A: 983.29 sq ft LIVE #6 A: 951.89 sq ft LIVE #4 A: 575.08 sq ft HALL A: 111.14 sq ft D14 13'-81/16" x 6'-0" D15 13'-81/16" x6'-0" D16 13'-81/16" x6'-0" D14 13'-81/16" x6'-0" D18 13'-81/16" x6'-0"D073'-6" x8'-0"D073'-6" x8'-0"D066'-0" x8'-0"D066'-0" x8'-0"D066'-0" x8'-0"N 1/16" = 1'-0"6th Avenue Elevation1/16" = 1'-0"Main Street Elevation1/16" = 1'-0" Alley Elevation1/16" = 1'-0"Courtyard Elevation, New Buildings1/16" = 1'-0"Courtyard Elevation, Existing Building1/16" = 1'-0" Main Level Plan 1/16" = 1'-0" Upper Level Plan 11' ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 37 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.3 Pinwheel 3-Storey 3D Views 550 Main Street Edmonds Washington 98020 Printed: 12/14/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies Pinwheel from NW Pinwheel Entry Court PInwheel Main Court Pinwheel from NE Pinwheel from N ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 38 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.4 Pinwheel 3-Storey 3D Views (1) 550 Main Street Edmonds Washington 98020 Printed: 12/14/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies BREWSKY BREW PUB MAIN STREET COMMONS WALKING ALONG MAIN HOT STRETCH YOGA ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 39 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com 550 Main A.5 Pinwheel 3-Storey 3D Views 550 Main Street Edmonds Washington 98020 Printed: 12/14/17 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Feasibility Studies 6th AVENUE ALLEY OMBU SALON + SPAMEGAN LOFTS ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 40 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 1 Overview 550 Main Street Edmonds Washington 98020 Printed: 6/13/19 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Presentation Set /Users/david/Public/PROJECTS/Main Street Commons West/6 drawings/archive/Main Street Commons ALTERNATE COURTYARD.plnaerial view ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 41 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture 2 Exterior Views Printed: 6/13/19 ISSUED: Presentation Set View from Corner of 6th Avenue and Main Street Main Street from West View of Mural Alley from 6th Avenue ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 42 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 3 Courtyard Sequence 550 Main Street Edmonds Washington 98020 Printed: 6/13/19 ISSUED: Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture Presentation Set /Users/david/Public/PROJECTS/Main Street Commons West/6 drawings/archive/Main Street Commons ALTERNATE COURTYARD.pln#1 #2 #3 #4 #5 #6 #7 #8 #9 ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 43 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture 4 Plans Printed: 6/13/19 ISSUED: Presentation Set12UP15RISE(7 19/32") 15RUN(11 1/2")12UP15RISE(7 19/32") 15RUN(11 1/2")12345678UP17RISE(7 19/64") 17RUN(10 3/16")12345678UP22RISE(7 47/64") 22RUN(11 1/2")D5'-0" x6'-8"D5'-0" x6'-8"D5'-0" x6'-8"D5'-0" x6'-8"D5'-0" x6'-8"D10'-0" x9'-91/2"D3'-0" x6'-8"D3'-0" x6'-8"D 5'-0" x 6'-8" D 5'-0" x 6'-8" D 5'-0" x 6'-8" D 2'-67/8" x 6'-8"D2'-0" x6'-8"D08 6'-0" x 8'-0"D0810'-0" x8'-3"D08 6'-0" x 7'-0" D 5'-0" x 6'-8" D08 20'-0" x 8'-3" D 3'-0" x 6'-8" D 3'-0" x 6'-8" D08 6'-0" x 7'-9" D08 6'-0" x 7'-9"D086'-0" x7'-9"D079'-0" x10'-0"D079'-0" x9'-6"D074'-0" x9'-6"D5'-0" x6'-8"NW BUILDING A: 7,318.57 sq ft MAIN ST COMMONS A: 3,443.68 sq ft LOT SIZE A: 19,788.7 sq ft RESTROOMS A: 239.27 sq ft COFFEEHOUSE A: 1,939.11 sq ft LOCAL JEWELRY A: 501.28 sq ft MURAL ALLEY A: 1,465.59 sq ft EXERCISE A: 2,014.02 sq ft JUICES & SALADS A: 974.81 sq ft RESTAURANT KITCHEN A: 699.46 sq ft FLOWER SHOP A: 459.38 sq ft RECEIVING & TRASH A: 235.72 sq ft DOWN D 5'-0" x 6'-8" D 5'-0" x 6'-8" D 5'-0" x 6'-8"D3'-0" x6'-8"D3'-0" x6'-8"D3'-0" x6'-8"D3'-0" x6'-8"D086'-0" x7'-9"D 18'-0" x 8'-0" D 8'-0" x 8'-0" D08 6'-0" x 7'-9"D3'-0" x6'-8"D3'-0" x6'-8"RESTAURANT DINING A: 2,716.76 sq ft MARKET STALL A: 103.42 sq ft MARKET STALL A: 103.42 sq ft MARKET STALL A: 103.42 sq ft MARKET STALL A: 103.42 sq ft OUTDOOR DINING A: 518.62 sq ft RECYLE A: 76.04 sq ft N1/8" = 1'-0" Ground Level Plan ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 44 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture 5 Plans Printed: 6/13/19 ISSUED: Presentation Set123456789101112131415UP15RISE(7 19/32") 15RUN(11 1/2")123456789101112131415UP15RISE(7 19/32") 15RUN(11 1/2")1234567891011121314151617UP17RISE(7 19/64") 17RUN(10 3/16")1234567891011121516171819202122UP22RISE(7 47/64") 22RUN(11 1/2")D0810'-0" x8'-3"D08 6'-0" x 7'-0"D0811'-55/8" x13'-0"D087'-81/2" x10'-0"D089'-0" x10'-0"D08 6'-0" x 7'-9" D08 6'-0" x 7'-9" D08 9'-0" x 7'-9" D08 9'-0" x 7'-9"D086'-0" x8'-3"D3'-0" x6'-8"D3'-0" x6'-8"OPEN TO EXERCISE BELOW OPEN TO RESTAURANT DINING BELOW OPEN TO RESTAURANT KITCHEN BELOW OPEN TO RECEIVING BELOW OPEN TO STAIR BELOW OPEN TO EXERCISE BELOW THE REC ROOM A: 1,303.11 sq ft 2nd FLOOR EVENT SPACE GROSS FOOTPRINT A: 2,226.49 sq ft COURT TERRACE GROSS FOOTPRINT A: 411.06 sq ft OPEN TO BELOW GROSS FOOTPRINT A: 230.36 sq ft D086'-0" x7'-9"D08 6'-0" x 7'-9" D 3'-0" x 6'-8"D08 9'-0" x 10'-0" D 3'-0" x 6'-8"D09 9'-0" x 10'-0" skylight OPEN TO JUICES/ SALADS BELOW skylight skylight skylight skylight skylight skylight N1/8" = 1'-0" Upper Level Plan ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 45 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture 6 Exterior Elevations Printed: 6/13/19 ISSUED: Presentation Set Main Street Elevation 6th Avenue Elevation ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 46 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture 7 Exterior Elevations Printed: 6/13/19 ISSUED: Presentation Set Courtyard Elevation, Existing Building Courtyard Elevation, Existing Building Alley Elevation Alley Elevation ATTACHMENT 2 - PLN20190024 6.1.a Packet Pg. 47 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A0.1 Coversheet Printed: 5/8/19 ISSUED: Permit Set ALL WORK SHALL CONFORM WITH: – 2015 INTERNATIONAL BUILDING CODE (IBC) WITH STATE AMENDMENTS – 2015 INTERNATIONAL EXISTING BUILDING CODE WITH STATE AMENDMENTS – 2015 INTERNATIONAL MECHANICAL CODE (INCLUDING INTERNATIONAL FUEL GAS CODE) WITH STATE AMENDMENTS – 2015 INTERNATIONAL FIRE CODE WITH STATE AMENDMENTS – 2015 UNIFORM PLUMBING CODE WITH STATE AMENDMENTS – 2015 WASHINGTON STATE ENERGY CODE (WAC 51-11) – 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE – EDMONDS COMMUNITY DEVELOPMENT CODE – 2014 NATIONAL ELECTRICAL CODE GENERAL NOTES 1. ALL PLUMBING, MECHANICAL AND ELECTRICAL WORK SHALL BE UNDER SEPARATE PERMIT. ALL SUCH WORK SHALL COMPLY WITH ALL STATE AND LOCAL CODES. 2. DO NOT SCALE DRAWINGS. USE ONLY WRITTEN DIMENSIONS. VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS IN FIELD PRIOR TO EXECUTING WORK. IN THE EVENT OF DISCREPENCY, CONTACT ARCHITECT PRIOR TO PROCEEDING WITH WORK. 3. STRUCTURAL DRAWING NOTES PREVAIL OVER ARCHITECTURAL DRAWING NOTES. 4. THESE DRAWINGS ARE PERMIT DOCUMENTS. THE OWNER/DEVELOPER AND CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR PARTICULARS AND DETAILS OF CONSTRUCTION INCLUDING, BUT NOT LIMITED TO PLUMBING, ELECTRICAL, VENTILATION, WEATHERPROOFING, INSTALLATION OF PRE- MANUFACTURED PRODUCTS AND ALL OTHER ASPECTS OF THE WORK NOT SPECIFICALLY ADDRESSED IN THESE DRAWINGS. CONTRACTOR SHALL UTILIZE CONSTRUCTION TECHNIQUES AND PRACTICES STANDARD AND ACCEPTABLE TO THE CONSTRUCTION INDUSTRY, FOLLOWING ALL MANUFACTURER'S AND TRADE ASSOCIATION RECOMMENDATIONS. THE ARCHITECT DOES NOT ASSUME LIABILITY OR RESPONSIBILITY FOR METHODS OF CONSTRUCTION OR DETAILS NOT INCLUDED IN THESE DRAWINGS. THE ARCHITECT IS AVAILABLE TO CONSULT, REVIEW AND ADVISE AS REQUIRED DURING THE COURSE OF CONSTRUCTION UPON SIGNED AGREEMENT. 5. CONTRACTOR SHALL COORDINATE AND ARRANGE ALL REQUIRED INSPECTIONS WITH LOCAL AUTHORITIES AND/OR SPECIAL INSPECTION AGENCIES. 6. ALL DIMENSIONS ARE TO FINISHED FACES UNLESS OTHERWISE NOTED. 7a. WIND EXPOSURE B, WIND SPEED 85MPH WITH 3-SECOND GUSTS, SEISMIC ZONE D, GROUND SNOW LOAD 25 SPF, DESIGN LOADS I.E. LIVE, DEAD, WIND AND LATERAL PER IBC CHAPTER 16. 7b. SOIL BEARING CAPACITY PER GEOTECHNICAL SOILS REPORT. 7c. SEE CHART ON THIS SHEET FOR OCCUPANT LOAD AND FLOOR AREA INFORMATION. BUILDING HEIGHT CALCULATIONS CAN BE FOUND ON THIS SHEET SITE PLAN. 7d. BOTH THE WEST AND EAST BUILDINGS SHALL HAVE FIRE SUPPRESSION SPRINKLER SYSTEMS. 7e. SITE DOES NOT REQUIRE PARKING. WE ARE PROVIDING 8 PARKING SPACES. 7f. REQUIRED SPECIAL INSPECTIONS ARE LISTED ON SHEET S1.2. 7g. REQUIRED DEFERRED SUBMITTALS ARE NOT YET DETERMINED. SITE ADDRESS: 550 Main Street Edmonds, Washington 98020 PARCEL NUMBER: 004342-120-015-00 AND 004342-120-017-00 (BEING COMBINED UNDER SEPARATE APPLICATION) LEGAL DESCRIPTION: LOTS 15 AND 16, BLOCK 120, CITY OF EDMONDS ADDITION, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 2 OF PLATS, PAGE 39, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. AND; LOTS 17, 18, 19 AND 20, BLOCK 120, CITY OF EDMONDS ADDITION, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 2 OF PLATS, PAGE 39, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. COMBINED LOT SIZE: 19,791 SF BUILDING SQUARE FOOTAGE PER FLOOR: WEST BUILDING: LOWER FLR 874 SF, MAIN LEVEL 6,573 SF, UPPER LEVEL 2,060 SF = 9,507 SF TOTAL EAST BUILDING: MAIN LEVEL 3,173 SF, UPPER LEVEL 2,523 SF = 5,660 SF TOTAL BUILDING LOT COVERAGE: WEST BUILDING: 7,464 SF EAST BUILDING: 3,668 SF TOTAL: 11,132 SF OR 56.25% OF 19,791 SF LOT SCOPE OF WORK: PHASE 1 INCLUDES WEST BUILDING: RENOVATION OF (E) STRUCTURE, CHANGE OF USE FROM RETAIL (M) TO ASSEMBLY (A-2). (E) BASEMENT STORAGE AREA (S-1) TO REMAIN. EXTERIOR ALTERATIONS TO EXISTING BUILDING TO DEMOLISH (E) ENTRY & ROOFTOP PARAPETS, ADD 2 NEW ENTRIES. INTERIOR ALTERATIONS INCLUDE DEMOLISHING (E) MEZZANINE LEVEL & MOST INTERIOR PARTITIONS, ADD NEW 2ND LEVEL FLOOR & DORMER. ALL EXTERIOR DOORS & WINDOWS ARE TO BE REPLACED. A NEW PEDESTRIAN PLAZA IS CREATED WITH LANDCAPING & ART PANEL WITH STAGE. PHASE 2 INCLUDES NEW 2-STORY EAST BUILDING, COMPLETION OF PEDESTRIAN ART ALLEY & ART PANELS. DEFERRED SUBMITTALS NOT INCLUDED IN THIS APPLICATION: FINAL TENANT IMPROVEMENTS, PLUMBING, HVAC, ELECTRICAL, COMMERCIAL HOOD/HOOD FIRE SUPPRESSION, FIRE ALARM SYSTEM, AUTOMATIC SPRINKLER SYSTEM DESCRIPTION OF PROPOSED BUSINESS: TO BE DEFERRED UNTIL APPLICATION FOR FINAL TENANT IMPROVEMENT ZONING: BD1 OCCUPANCY: MAIN LEVEL: A-2, LOWER LEVEL: S-1 CONSTRUCTION TYPE: V-B PROJECT INFORMATIONAPPLICABLE CODES PROJECT TEAM OWNER Mike McMurray, SEATTLE-SNOHOMISH MILL COMPANY, INC. 533 5th Ave S Edmonds, WA 98020 gecko8080@gmail.com (425) 263-2474 ARCHITECT & CONTACT PERSON David DiMarco, DiMARCO ARCHITECTURE 1319 E Howell Street Seattle, WA 98122 architect@icloud.com (206) 355-6795 BUILDING ENVELOPE ENGINEER Telman Gasanov, BUILDING ENVELOPE ENGINEERING 170 W Dayton Street, Suite 206 Edmonds, WA 98020 telman@bee-engineers.com (425) 672-3900 CIVIL ENGINEER Laurie Pfarr, LPD ENGINEERING LLC 1932 First Ave, Suite 201 Seattle, WA 98101 lauriep@lpdengineering.com (206) 725-1211 GEOTECHNICAL ENGINEER Siew Tan, PAN GEO INCORPORATED 3213 Eastlake Ave E, Suite B Seattle, WA 98102 stan@pangeoinc.com (206) 262-0370 LANDSCAPE ARCHITECT Karen Kiest, KAREN KIEST LANDSCAPE ARCHITECTS 111 West John St, Suite 306 Seattle, WA 98119 kkiest@kk-la.com (206) 323-6032 MECHANICAL ENGINEER Nathan Byers, SIDER + BYERS 192 Nickerson St, Suite 300 Seattle, WA 98109 nathan@siderbyers.com (206) 285-2966 STRUCTURAL ENGINEER Dan Fenton, QUANTUM CONSULTING ENGINEERS 1511 3rd Avenue #323 Seattle, WA 98101 dfenton@quantumce.com (206) 957-3903 CONTRACTOR SURVEYOR Sean Giudice, BUILD LOVE GLOBAL LLC Brent Eble 6502 26th Avenue NW Emerald Land Surveying Inc Seattle, WA 98177 14407 63rd Drive SE seangiudice@gmail.com (206) 579-1575 Snohomish WA 98296 WA STATE LICENSE #BUILDLG684KO 425-359-7198 PLAN NOTES N ALIGN ABBREVIATION ANCHOR BOLT ADJACENT ABOVE FINISHED FLOOR AT BUILDING BLOCKING BEAM BOTTOM OF CENTER IN SPACE CENTER LINE CEILING CLOSET CLEAR CONCRETE MASONRY UNIT CARBON MONOXIDE DETECTOR COLUMN CONCRETE CONTINUOUS DIAMETER DIMENSION DIRECTION DOWN DOWNSPOUT DRAWING EXISTING EACH ELEVATION ELECTRICAL EXTERIOR EQUAL FINISH FINISH FLOOR FACE OF ... (e.g. STUD) FOOT/FEET FOOTING A ABBR AB ADJ AFF @ BLDG BLKG BM B.O. CIS CL CLG CLO CLR CMU CO COL CONC CONT DIA DIM DIR DN DS DWG (E) EA EL ELEC EXT EQ FIN FF F.O. FT FTG ABBREVIATIONSSYMBOL LEGEND to face of finishDIMENSION LINES to center lineREVISION TO DOCUMENT 3 NORTH ARROW GAUGE GALVANIZED GENERAL CONTRACTOR GAS OUTLET GYPSUM WALLBOARD HOSE BIB HEADER HIGH POINT HEIGHT INCLUDE/INCLUDING INSULATION INSIDE FACE OF INTERIOR JOINT LAMINATE LOW POINT LIGHT MATERIAL MAXIMUM MECHANICAL MEMBRANE MANUFACTURER MINIMUM METAL NEW NOT IN CONTRACT NOT TO SCALE OVER ON CENTER OUTSIDE FACE OF OPENING OPPOSITE OWNER SUPPLIED, CONTRACTOR INSTALLED OWNER SUPPLIED, OWNER INSTALLED GA GALV GC GO GWB HB HDR HP HT INCL INSUL I.F.O. INT JT LAM LP LT MATL MAX MECH MEMB MFR MIN MTL (N) NIC NTS O/ OC O.F.O. OPG OPP OSCI OSOI PROPOSED POWDER COATED PERFORATED POURED IN PLACE PLATE PLYWOOD PRESSURE TREATED PAINTED RISER REQUIRED ROOM ROUGH OPENING SMOKE DETECTOR SHEET SIMILAR SLAB ON GRADE SQUARE STEEL STAINED STORAGE STRUCTURAL TREAD TONGUE AND GROOVE TOP OF ... (e.g. PLATE) TYPICAL UNLESS NOTED OTHERWISE VERIFY IN FIELD VERTICAL WITH WATER CLOSET WINDOW WOOD WITHOUT (P) PC PERF PIP PL PLYWD PT PTD R REQ'D RM RO SD SHT SIM SOG SQ STL STN STO STRUCT T T&G T.O. TYP UNO VIF VERT W/ WC WIN WD W/Oto face of rough framingEXISTING WALL TO REMAIN NEW WALL EXISTING WALL TO BE REMOVED 1-HOUR FIRE RATING CAVITY INSULATION EXISTING CMU TO REMAIN N12312341119.255'0.672'30.815'FIRE SEPARATIONFIRE SEPARATION: 7.694' 0-hr RATING 0.905' FIRE SEPARATION 0.458'60.683'FIRE SEPARATION+/-16'-1" FIRE SEPARATION +/-16'-1" FIRE SEPARATION 8'-6"TYP+3.500'+3.500'+3.500' ALLEY C.L. 90888684 92 92 90 928886 EAST BUILDING FOOTPRINT A: 3,517.5 sq ft 18 RISE (6 11/16") 17 RUN (11")UP 2 RISE (6")1 RUN (12")A B C D E F G H I 1 1 2 2 4 4 5 5 7 7 8 8 9 9 10 10 11 11 12 12 13 13 14 14 15 15 3 3 6 6 J 109.98'31.685'FIRE SEPARATION28.623' FIRE SEPARATION EL. B +91.82' EL. C +92.05' EL. A +87.34' EL. D +87.19' N 83° 0' 0" E RETRACTABLE CANVAS AWNING, TYP OF 3 RETRACTABLE CANVAS AWNING, TYP OF 3 RETRACTABLE CANVAS AWNING, TYP OF 3 AVERAGE BUILDING HEIGHT CALCULATION THE GREEN QUADRUPLE DASHED LINE IS THE SMALLEST RECTANGLE TO ENCLOSE THE BUILDING. ADDING ELEVATIONS A + B + C + D = 87.34 + 91.82 + 92.05 + 87.19 = 358.4/4 = 89.6 AVERAGE BASE ELEVATION. PLEASE REFER TO THE CIVIL SITE PLAN FOR ADDITIONAL ELEVATION INFORMATION. THEREFORE EL.+119.6 IS OUR MAXIMUM BUILDING HEIGHT.(E) EV CHARGER TO BE RELOCATED UNDER SEPARATE APPLICATION TWO EXISTING PARCELS BEING COMBINED INTO ONE PARCEL UNDER SEPARATE APPLICATION 5 RISE (5 11/16")4 RUN (11")UPUP UP2 RISE (6") 1 RUN (12")UP UPLOT SIZE A: 19,788.75 sq ft WEST BUILDING FOOTPRINT A: 7,458.25 sq ft Project Site Occupant Load Exiting Plumbing Fixtures Tenant Story Space Group Function Size Load Factor Load # of exits CPoET EATD WC (M)WC (W)Lavatory Men:WC Lav Women:WC Lav per 303.3 per Table 1004.1.2 per Table 1006.2.1, 1006.3.2per IBC 1017.2 Upper Event Space A-3 Assembly 1986.0sf 1 per 15sf net 132.40 2 n/a 250ft 1 per 75 1 per 75 1 per 200 66.2 0.88 0.33 66.2 0.88 0.33 Upper Kitchen A-3 Kitchen 84.0sf 1 per 200sf gross 0.42 1 75ft 250ft 1 per 75 1 per 75 1 per 200 0.2 0.00 0.00 0.2 0.00 0.00 Upper Storage A-3 82.0sf 1 per 300sf gross 0.27 1 75ft 250ft 1 per 1001 per 100 1 per 100 0.1 0.00 0.00 0.1 0.00 0.00 subtotal: upper level occupant load 133.09 2 per 1006.3.1 subtotal:0.89 0.33 0.89 0.33 4 Main Dining A-2 Assembly 797.0sf 1 per 15sf net 53.13 2 n/a 250ft 1 per 75 1 per 75 1 per 200 26.6 0.35 0.13 26.6 0.35 0.13 5 Main Dining A-2 Assembly 489.0sf 1 per 15sf net 32.60 1 75ft 250ft 1 per 75 1 per 75 1 per 200 16.3 0.22 0.08 16.3 0.22 0.08 6 Main Dining A-2 Business 387.0sf 1 per 15sf net 25.80 1 75ft 250ft 1 per 75 1 per 75 1 per 200 12.9 0.17 0.06 12.9 0.17 0.06 7 Main Dining A-2 Business 453.0sf 1 per 15sf net 30.20 1 75ft 250ft 1 per 75 1 per 75 1 per 200 15.1 0.20 0.08 15.1 0.20 0.08 Main Restrooms A-2 Business 232.0sf 1 per 130sf gross 1.78 1 subtotal: main level occupant load 143.52 subtotal:0.94 0.35 0.94 0.35 total area:5179.0 276.61 total building occupant load total fixtures 1.8 0.7 1.8 0.7 footnotes: Assembly spaces are unconcentrated loads (tables & chairs) unless noted otherwise CPoET = common path of egress travel (maximum distance allowed for spaces with one exit) EATD = exit access travel distance Sprinklers yes Building Type (ref IBC 602)V-B Ext Wall Fire Rating (ref IBC Table 602)fire separation distance ≥ 10': 0-hour Exterior walls to be unrated Allowable Area (ref IBC 506)A-2: 18,000sf. A-3: 18,000sf. Allowable Height (ref IBC 504.3)60' Allowable Stories Above Grade Plane (ref IBC 504.4)A-2: 2, A-3: 2 Occupancy Separation (ref IBC 508.4)A/A: 0-hour Egress: Corridor Width (ref IBC 1020.2)no less than 44" Stairways (ref IBC 1005.3.1)0.2” per occupant Upper Level exit stair: 134 occupants x 0.2" = 26.8” Other Components (ref IBC 1005.3.2)other components: 0.2" per occupant 134 x 0.2" = 26.8” (so 44" per 1020.2 governs) Encroachment (ref IBC 1005.7)Open doors shall not reduce required width by >7". Doors in any position shall not reduce req'd width by >1/2 Locks & Latches (ref IBC 1009.1.3)In buildings in occupancy group A with an occupant load <300, main door can be lockable Panic Hardware (ref IBC 1010.1.10)Doors serving spaces with an occupant load ≥50 in a Group A occupancy shall have panic hardware or fire exit hardware (except as allowed per 1009.1.3 above) Exit stair (ref IBC 1023)1-hour fire rating Shaft enclosures (ref IBC 713.4)1-hour fire rating at elevator hoistway Fire extinguishers (ref IBC 906.1.1)required in Group A occupancies BUILDING CODE ANALYSIS: EAST BUILDING 1 Occupant Load Exiting Plumbing Fixtures Tenant Story Space Group Function Size Load Factor Load # of exits CPoET EATD WC (M)WC (W)Lavatory Men:WC Lav Women:WC Lav per 303.3 per Table 1004.1.2 per Table 1006.2.1, 1006.3.2per IBC 1017.2 3 Upper Private Office A-2 Assembly 132.0sf 1 per 15sf net 8.80 1 75ft 250ft 1 per 75 1 per 75 1 per 200 4.4 0.06 0.02 4.4 0.06 0.02 Upper Loft Dining A-2 Assembly 380.0sf 1 per 15sf net 25.33 1 75ft 250ft 1 per 75 1 per 75 1 per 200 12.7 0.17 0.06 12.7 0.17 0.06 Upper Balcony Circulation A-2 Business 0.0sf 1 per 130sf gross 0.00 1 75ft 250ft 1 per 75 1 per 75 1 per 200 0.0 0.00 0.00 0.0 0.00 0.00 Upper Rollerball Tables & Chairs A-3 Assembly 249.0sf 1 per 7sf net 35.57 2 n/a 250ft 1 per 75 1 per 75 1 per 200 17.8 0.24 0.09 17.8 0.24 0.09 Upper Rollerball Built-in Bench A-3 Assembly 23.0lf 1 per 1.5lf net 15.33 n/a 250ft 1 per 1251 per 65 1 per 200 7.7 0.06 0.04 7.7 0.12 0.04 Upper Rollerball Lanes A-3 Assembly 3 lanes 5 per lane net 15.00 n/a 250ft 1 per 1251 per 65 1 per 200 7.5 0.06 0.04 7.5 0.12 0.04 Upper Rollerball Circulation A-3 Business 98.0sf 1 per 130sf gross 0.75 n/a 250ft 1 per 1251 per 65 1 per 200 0.4 0.00 0.00 0.4 0.01 0.00 Upper Storage/Equipment S-1 Storage 146.0sf 1 per 300sf gross 0.49 1 75ft 250ft 1 per 1001 per 100 1 per 100 0.2 0.00 0.00 0.2 0.00 0.00 Upper Attic Space n/a unoccupied 476.0sf 1 per 300sf gross 1.59 n/a n/a n/a subtotal: Upper Level occupant load 102.87 2 per 1006.3.1 subtotal:0.59 0.25 0.71 0.25 1 Main Dining A-2 Assembly 3135.0sf 1 per 15sf net 209.00 2 75ft 250ft 1 per 75 1 per 75 1 per 200 104.5 1.39 0.52 104.5 1.39 0.52 Main Stairs/Storage A-2 Business 185.0sf 1 per 130sf net 1.42 300ft 1 per 75 1 per 75 1 per 200 0.7 0.01 0.00 0.7 0.01 0.00 Main Restrooms A-2 Business 251.0sf 1 per 130sf gross 1.93 300ft 1 per 75 1 per 75 1 per 200 1.0 0.01 0.00 1.0 0.01 0.00 Main Kitchen A-2 Comm. Kitchen844.0sf 1 per 200sf gross 4.22 1 75ft 250ft 1 per 75 1 per 75 1 per 200 2.1 0.03 0.01 2.1 0.03 0.01 subtotal: Tenant 1 occupant load 216.57 subtotal:1.44 0.54 1.44 0.54 subtotal: shared facilities for tenants 1 & 3 2.04 0.80 2.15 0.80 2 Main Dining A-2 Business 798.0sf 1 per 15sf gross 53.20 1 100ft 300ft 1 per 25 1 per 25 1 per 40 26.6 1.06 0.67 26.6 1.06 0.67 Main Kitchen A-2 Business 413.0sf 1 per 200sf gross 2.07 1 100ft 300ft 1 per 1251 per 65 1 per 200 1.0 0.01 0.01 1.0 0.02 0.01 Main Restrooms A-2 Business 84.0sf 1 per 130sf gross 0.65 0.3 0.3 subtotal: Tenant 2 occupant load 55.27 per 1006.3.1 subtotal:1.07 0.67 1.08 0.67 subtotal: Main Level occupant load (tenants 1 & 2)271.84 Basement Storage (exist'g to remain)S-1 Storage 873sf 1 per 300sf gross 2.91 250ft n/a n/a n/a subtotal: Basement Level occupant load 2.91 1 75ft subtotal:0.00 0.00 0.00 0.00 total area:4395.0 377.61 total building occupant load total fixtures 3.1 1.5 3.2 1.5 footnotes: Assembly spaces are unconcentrated loads (tables & chairs) unless noted otherwise CPoET = common path of egress travel (maximum distance allowed for spaces with one exit) EATD = exit access travel distance IEBC Compliance Method prescriptive Change of Use (ref IEBC 1012.4.1)from M (retail) to A (restaurant) from B (salon) to A (restaurant) – increased hazard level requires compliance with IBC Chapter 10 for means of egress Sprinklers yes Building Type (ref IBC 602)V-B Existing arched glu-lam roof beams and T&G roof decking to be exposed from the interior Ext Wall Fire Rating (ref IBC Table 602)fire separation distance < 10': 1-hour west & south walls to be 1-hour rated fire separation distance ≥ 10': 0-hour east & north walls to be unrated Allowable Area (ref IBC 506)A-2: 18,000sf. A-3: 18,000sf. S-1: 27,000sf Allowable Height (ref IBC 504.3)60' Allowable Stories Above Grade Plane (ref IBC 504.4)A-2: 2, A-3: 2, S-1: 2 Occupancy Separation (ref IBC 508.4)A/A: 0-hour, A/S-1: 1-hour Mezzanine (ref IBC 505.2.1) Egress: Corridor Width (ref IBC 1020.2)no less than 44" Stairways (ref IBC 1005.3.1)0.3" per occupant Upper Level exit stair: 103 occupants x 0.3" = 30.9” Other Components (ref IBC 1005.3.2)other components: 0.2" per occupant 103 x 0.2" = 20.6” (so 44" per 1020.2 governs) Encroachment (ref IBC 1005.7)Open doors shall not reduce required width by >7". Doors in any position shall not reduce req'd width by >1/2 Locks & Latches (ref IBC 1009.1.3)In buildings in occupancy group A with an occupant load <300, main door can be lockable Panic Hardware (ref IBC 1010.1.10)Doors serving spaces with an occupant load ≥50 in a Group A occupancy shall have panic hardware or fire exit hardware (except as allowed per 1009.1.3 above) Exit stair (ref IBC 1023)1-hour fire rating Shaft enclosures (ref IBC 713.4)1-hour fire rating at elevator hoistway and kitchen exhaust stacks Fire extinguishers (ref IBC 906.1.1)required in Group A and S occupancies (ref IBC 906.1.2)required within 30 feet of commercial cooking equipment BUILDING CODE ANALYSIS: WEST BUILDING 1 SHEET INDEX CIVIL C1.0 TESC & DEMO C1.1 TESC & DEMO DETAILS C2.0 GRADING & DRAINAGE C2.1 GRADING & DRAINAGE DETAILS C2.2 GRADING & DRAINAGE DETAILS C3.0 UTILITIES & PAVING C3.1 UTILITIES & PAVING DETAILS C3.2 UTILITIES & PAVING DETAILS LANDSCAPE L1.0 LANDSCAPE LAYOUT & MATERIALS PLAN L1.1 HARDSCAPE DETAILS L2.0 IRRIGATION PLAN L3.0 PLANTING PLAN L3.1 PLANTING DETAILS ARCHITECTURAL A0.1 COVERSHEET A0.2 PERSPECTIVE VIEWS A1.1 SITE SURVEY A1.2 PROPOSED PLAZA PLAN A2.1 DEMO PLAN: LOWER LEVEL A2.2 DEMO PLAN: GROUND LEVEL A2.3 DEMO PLAN: UPPER LEVEL A2.4 DEMO PLAN: ROOF LEVEL A2.5 LOWER LEVEL PLAN A2.6 GROUND LEVEL PLAN A2.7 UPPER LEVEL PLAN A2.8 ROOF LEVEL PLAN A.wb.3.1 WEST BUILDING ELEVATIONS A.wb.3.2 WEST BUILDING ELEVATIONS A.eb.3.3 EAST BUILDING EXTERIOR ELEVATIONS A.eb.3.4 EAST BUILDING EXTERIOR ELEVATIONS A.wb.4.1 WEST BUILDING SECTIONS A.wb.4.2 WALL SECTIONS & DETAILS A.wb.4.3 WALL SECTIONS & DETAILS A.wb.4.4 WALL SECTIONS & DETAILS A.eb.4.5 EAST BUILDING SECTIONS A.eb.4.6 EAST BUILDING SECTIONS A.eb.4.7 EAST BUILDING WALL SECTIONS A.eb.4.8 EAST BUILDING WALL SECTIONS A.wb.5.1 WEST BUILDING EXTERIOR DETAILS A.eb.5.2 EAST BUILDING EXTERIOR DETAILS A.eb.5.3 EAST BUILDING EXTERIOR DETAILS A.wb.6.1 WEST BUILDING INTERIOR ELEVATIONS A.eb.6.2 EAST BUILDING INTERIOR ELEVATIONS ENERGY & BUILDING ENVELOPE WEST BUILDING: BE000 NOTES & SPECIFICATIONS BE002 MATERIAL LOCATION DIAGRAMS BE100 BELOW GRADE DETAILS BE200 WALL DETAILS BE300 PENETRATION DETAILS BE400 DECK & ABOVE GRADE DETAILS BE500 WINDOW & DOOR DETAILS BE501 WINDOW & DOOR DETAILS BE600 ROOF DETAILS BE700 AIR BARRIER INTERIOR DETAILS BE800 AIR BARRIER NOTES BE801 AIR BARRIER DIAGRAMS BE901 BUILDING ENVELOPE ENERGY FORMS EAST BUILDING: BE000 NOTES & SPECIFICATIONS BE002 MATERIAL LOCATION DIAGRAMS BE100 BELOW GRADE DETAILS BE200 WALL DETAILS BE300 PENETRATION DETAILS BE400 DECK & ABOVE GRADE DETAILS BE500 WINDOW & DOOR DETAILS BE600 ROOF DETAILS BE700 AIR BARRIER INTERIOR DETAILS BE800 AIR BARRIER NOTES BE801 AIR BARRIER DIAGRAMS BE900 BUILDING ENVELOPE ENERGY FORMS BE901 BUILDING ENVELOPE ENERGY FORMS STRUCTURAL S1.0 GENERAL NOTES S1.1 GENERAL NOTES S1.2 ABBREVIATIONS & SPECIAL INSPECTIONS SCHEDULE S.wb.2.0 FOUNDATION & LOWER LEVEL PLAN S.wb.2.1 GROUND LEVEL PLAN S.wb.2.2 UPPER LEVEL PLAN S.wb.2.3 ROOF LEVEL PLAN S3.0 FOUNDATION DETAILS S3.1 DETAILS S3.2 DETAILS S4.0 DETAILS S4.1 DETAILS S4.2 DETAILS S4.3 DETAILS S4.4 DETAILS S4.5 BUILDING SECTIONS S5.0 STEEL DETAILS S5.1 STEEL ELEVATIONS S5.2 TYPICAL STEEL STAIR DETAILS S6.0 DETAILS S7.0 TYPICAL LIGHT GAUGE DETAILS MECHANICAL & PLUMBING M0.1 COVERSHEET M0.2 COVERSHEET M0.3 SCHEDULES MP1.2 DEMO PLAN: GROUND LEVEL M2.1 WEST BUILDING LOWER LEVEL PLAN M2.2 WEST BUILDING GROUND LEVEL PLAN M2.3 WEST BUILDING UPPER LEVEL PLAN M2.4 WEST BUILDING ROOF LEVEL PLAN M2.5 EASTR BUILDING GROUND LEVEL PLAN M2.6 EAST BUILDING UPPER LEVEL PLAN M2.7 EAST BUILDING ROOF LEVEL PLAN ELECTRICAL E0.1 COVERSHEET E0.2 NOTES E0.3 SINGLE LINE DIAGRAM E1.0 SITE PLAN E2.1 WEST BUILDING POWER PLAN: LOWER LEVEL E2.2 WEST BUILDING POWER PLAN: GROUND LEVEL E2.3 WEST BUILDING POWER PLAN: UPPER LEVEL E2.4 WEST BUILDING POWER PLAN: ROOF LEVEL E2.5 EAST BUILDING POWER PLAN: GROUND LEVEL E2.6 EAST BUILDING POWER PLAN: UPPER LEVEL E2.7 EAST BUILDING POWER PLAN: ROOF LEVEL E3.1 WEST BUILDING LIGHTING PLAN: LOWER LEVEL E.3.2 WEST BUILDING LIGHTING PLAN: GROUND LEVEL E.3.3 WEST BUILDING LIGHTING PLAN: UPPER LEVEL E3.5 EAST BUILDING LIGHTING PLAN: GROUND LEVEL E3.6 EAST BUILDING LIGHTING PLAN: UPPER LEVEL SCALE: 1" = 10' 1 Site Plan A0.1 VICINITY MAP ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 48 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A0.2 Perspective Views Printed: 5/8/19 ISSUED: Permit Set Main Street View 6th Avenue View Main Street at 6th Avenue Plaza Entry Community Stage Main Street Commons Plaza Market Stall Art Alley Main Street Commons Overview Outdoor Dining ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 49 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) A1.1 Site Survey Printed: 5/8/19 ISSUED: Permit Set ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 50 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A1.2 Proposed Plaza Plan Printed: 5/8/19 ISSUED: Permit Set1231234116'-0"1'-4"18'-8"1'-4"5'-4" 5'-4"1'-4" 18'-8" 1'-4"3'-4"+/-6'-3" 2'-0" 1'-4" 18'-8" 1'-4"2'-0"1'-6" TYP20'-0"2'-9" 1'-81/2" 20'-0" 20'-0" 2'-0"3'-0"3'-0"2'-0" 24'-91/4" 8'-71/2"8'-73/4"7'-6"4'-0" 1'-0"2"5" 1 6 ' - 6 " T Y P 8'-6" TYP19'-3"+3'-6"+3'-6"+3'-6" 90.00° 120º 90888684 92 92 90 928886 PLAN NOTES 1. PLAZA PLAN IS SHOWN WITH EXISTING SITE TOPOGRAPHICAL LINES AND GRADES FOR REFERENCE. REFER TO CIVIL AND LANDSCAPE PLANS FOR PROPOSED FINAL GRADING AND SITE ELEVATIONS. CL ALLEY CL ALLEY CL ALLEY CL STREET CL STREET CL STREETCLSTREET CLSTREETCLSTREET1 2 3 4 5 6 7 8 18 RISE (6 11/16") 17 RUN (11")UP CL DOOR, WINDOW,STAIR, CANOPY2 RISE (6")1 RUN (12")8 RISE (6 7/8") 7 RUN (12")RAMPSLOPE 1":12"FIRE SEPARATIONCLRAMP SLOPE 1":12" RAMP SLOPE 1":12" A A B B C C D D E E F F G G H H I I 1 1 2 2 4 4 5 5 7 7 8 8 9 9 10 10 11 11 12 12 13 13 14 14 15 15 3 3 6 6 J J #DrgID #LayID 10'-4"2'-0"33/4"9'-51/4"1'-11/2"11'-01/4"9'-73/4"5'-81/2"51/4"14'-41/4"2'-6"4'-0"13'-01/2"+/-19'-7"2'-0" EL. B +91.82' EL. C +92.05' EL. A +87.34' EL. D +87.19' 7.00° 7.00° PIP CONC PLANTER WALL STONE BENCH STONE BENCH RETAINING WALL 'L'-SHAPED PIP CONC WALL W/ WOOD BENCH W/ 42" TALL BACKREST PIP CONC STAIRPIP CONC STEP & STAGE PIP CONC STAIR PLANTED AREAPLANTED AREA PLANTED AREA MOVEABLE PLANTER, CL DOOR PLANTED AREA MOVEABLE PLANTER MOVEABLE PLANTER PLANTED AREA PLANTED AREA PLANTED AREA UTILITY VAULT DETENTION VAULT ACCESS TRENCH DRAIN, SEE CIVIL FOR MORE INFO. TRENCH DRAIN, SEE CIVIL FOR MORE INFO. TRENCH DRAIN, SEE CIVIL FOR MORE INFO. TRENCH DRAIN, SEE CIVIL FOR MORE INFO. ELEC CONNECTION VAULT, SEE MEP FOR MORE INFO. SANDSET PAVERS, SEE LANDSCAPE FOR MORE INFO. SANDSET PAVERS, SEE LANDSCAPE FOR MORE INFO. SANDSET PAVERS, SEE LANDSCAPE FOR MORE INFO.ART ALLEY PORTAL POWDER COATED STEEL PLATE ARBOR SIGNATURE SPECIALTY TREE MOVEABLE PLANTER, CL DOOR MOVEABLE PLANTER, CL DOOR (E) TREE TO REMAIN (E) TREE TO REMAIN (E) LANDSCAPING TO REMAIN (E) TREE TO REMAIN (N) TREE (N) TREE (N) TREE 5 RISE (5 11/16")4 RUN (11")UPUP UP2 RISE (6") 1 RUN (12")UP UPUP 2 RISE (6")1 RUN (12")UP2 RISE (6") 1 RUN (12")UP 3 RISE (5 3/16")2 RUN (12")4 RISE (6 1/4")3 RUN (12")UPUPPHASE 1PHASE 2PHASE 1PHASE 2PHASE 1PHASE 2PHASE 2 PHASE 2 PHASE 2PHASE 2PHASE 2 UP UP UP NSCALE: 1/8" = 1'-0" 4 Plaza Plan A1.2 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 51 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.1 Demo Plan: Lower Level Printed: 5/8/19 ISSUED: Permit Set10'-7 3/4"12'12'12'12'12'12'12'13'-2"7'-2 1/4"22'-7 3/4"1'-4" 1'-4" 0'-10"2'-8"8'-2 1/4"2'-8" 3'-2 3/4"12'12'12'12'12'3'-3 1/4" FF +78'-9 1/2" PIP CONC FLOOR STORAGE A: 1,469 sq ft A B C D E F G H I 1 2 4 5 7 836 J N SCALE: 1/8" = 1'-0" 2 Demo Plan: Lower Level A2.1 1. LOCATE ALL (E) UTILITY LINES AND CONNECTIONS. PRIOR TO DEMO, SHUT OFF AND SECURE WATER, POWER, GAS, AND ALL LV SERVICES. 2. DURING DEMO ENTIRE WORK AREA SHALL BE FENCED AND INACCESSIBLE OF THE PUBLIC. 3. PREVENT ALL ACCIDENTAL FALLS BY USING TEMPORARY GUARDRAILS AT ANY DROP GREATER THAN 30 INCHES. 4. ALL WORK AREAS HAVE MANDATORY HARD HAT USE. 5. REMOVE AND RECYCLE ALL (E) DOORS AND WINDOWS. 6. REMOVE AD RECYCLE ALL BUILDING MATERIALS. 7. REMOVE AND DISCARD ALL (E) ROOF MOUNTED HVAC EQUIPMENT. DEMO PLAN NOTES ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 52 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.2 Demo Plan: Ground Level Printed: 5/8/19 ISSUED: Permit Set123456UP7RISE(7 3/4")6RUN(10 3/16")123456789UP9RISE(7 3/4") 8RUN(10 3/16")UP17RISE(7 19/64") 16RUN(10 3/16")W | DW | DW | D+/- 7'-9"+/- 9'-7"+/- 9'-0"+/- 28'-0" (E) WOOD FLOOR ASSEMBLY 3'-2 3/4"12'12'12'12'12'3'-3 1/4" FF +87'-1" PIP CONC FLOOR (E) W SECTION BEAM (E) (2) W SECTION BEAMS REMOVE THIS PORTION OF (E) MAIN LEVEL CONC SLAB MS RESTROOM A: 14.5 sq ft A B C D E F G H I 1 2 4 5 7 8 9 9 10 10 3 6 J 10'-7 3/4"12'12'12'12'12'12'12'13'-2"(E) WOOD FLOOR ASSEMBLYREMOVE (E) SLAB FLOOR TO ACCOMMODATE (N) ELEV. TOWER. VERIFY LOCATION ON A2.6 REMOVE (E) PAVEMENT TO ACCOMMODATE (N) CONSTRUCTION TAKE EXTRA CARE TO SUPPORT ARCHED ROOF ASSEMBLY & STEEL TIE RODS ALONG GRID LINE 8 PRIOR TO DEMO. REMOVE ENTIRE FLAT ROOFED PORTION EAST OF GRID LINE 8 (E) WATER CONNECTIONS TO BE RELOCATED (E) ELEC. POWER LINE TO BE REPLACED W/ (N) UNDERGROUND SERVICE REMOVE (E) WOOD FLOOR ASSEMBLY TO ACCOMMODATE (N) UTILITY CLOSETS REMOVE (E) SLAB FLOOR TO ACCOMMODATE (N) STAIR. VERIFY LOCATION ON A2.6 REMOVE (E) WOOD FLOOR ASSEMBLY TO ACCOMMODATE LOADING DOCK & TRASH AREAS. VERIFY LOCATION ON A2.6 REMOVE (E) SLAB FLOOR @ COLUMN LOCATIONS, TYP. VERIFY LOCATION ON A2.6 PORTION OF (E) ASPHALT PAVING TO BE REMOVED (E) WATER SERVICE VAULT TO BE MAINTAINED W/ NEW LID N SCALE: 1/8" = 1'-0" 3 Demo Plan: Ground Level A2.2 1. LOCATE ALL (E) UTILITY LINES AND CONNECTIONS. PRIOR TO DEMO, SHUT OFF AND SECURE WATER, POWER, GAS, AND ALL LV SERVICES. 2. DURING DEMO ENTIRE WORK AREA SHALL BE FENCED AND INACCESSIBLE OF THE PUBLIC. 3. PREVENT ALL ACCIDENTAL FALLS BY USING TEMPORARY GUARDRAILS AT ANY DROP GREATER THAN 30 INCHES. 4. ALL WORK AREAS HAVE MANDATORY HARD HAT USE. 5. REMOVE AND RECYCLE ALL (E) DOORS AND WINDOWS. 6. REMOVE AD RECYCLE ALL BUILDING MATERIALS. 7. REMOVE AND DISCARD ALL (E) ROOF MOUNTED HVAC EQUIPMENT. DEMO PLAN NOTES ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 53 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.3 Demo Plan: Upper Level Printed: 5/8/19 ISSUED: Permit SetUP17RISE(7 19/64") 16RUN(10 3/16")10'-7 3/4"12'12'12'12'12'12'12'13'-2"3'-2 3/4"12'12'12'12'12'3'-3 1/4" OPEN TO GROUND LEVEL BELOW A B C D E F G H I 1 2 4 5 7 836 J REMOVE ENTIRE (E) SECOND LEVEL FLOOR ASSEMBLY SELECTIVELY REMOVE (E) CMU BLOCK WALL TO ACCOMMDATE WINDOWS, SEE SHEETS A2.6 & A2.7 FOR MORE INFO. SELECTIVELY REMOVE (E) CMU BLOCK WALL TO ACCOMMDATE WINDOWS, SEE SHEETS A2.6 & A2.7 FOR MORE INFO. TAKE CARE TO LEAVE ALL ARCHED BEAM STEEL TIE RODS IN PLACE UNTIL SELECTED ONES ARE REPLACED. N SCALE: 1/8" = 1'-0" 4 Demo Plan: Upper Level A2.3 1. LOCATE ALL (E) UTILITY LINES AND CONNECTIONS. PRIOR TO DEMO, SHUT OFF AND SECURE WATER, POWER, GAS, AND ALL LV SERVICES. 2. DURING DEMO ENTIRE WORK AREA SHALL BE FENCED AND INACCESSIBLE OF THE PUBLIC. 3. PREVENT ALL ACCIDENTAL FALLS BY USING TEMPORARY GUARDRAILS AT ANY DROP GREATER THAN 30 INCHES. 4. ALL WORK AREAS HAVE MANDATORY HARD HAT USE. 5. REMOVE AND RECYCLE ALL (E) DOORS AND WINDOWS. 6. REMOVE AD RECYCLE ALL BUILDING MATERIALS. 7. REMOVE AND DISCARD ALL (E) ROOF MOUNTED HVAC EQUIPMENT. DEMO PLAN NOTES ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 54 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.4 Demo Plan: Roof Printed: 5/8/19 ISSUED: Permit Set (E) ARCHED ROOF ASSEMBLY TO REMAIN (E) ARCHED ROOF ASSEMBLY TO REMAIN (E) ARCHED ROOF ASSEMBLY TO REMAIN (E) ARCHED ROOF ASSEMBLY TO REMAIN (E) ARCHED ROOF ASSEMBLYTO REMAIN(E) ARCHED ROOF ASSEMBLYTO REMAIN10'-7 3/4"12'12'12'12'12'12'12'13'-2"3'-2 3/4"12'12'12'12'12'3'-3 1/4" A B C D E F G H I 1 2 4 5 7 836 J REMOVE (E) ARCHED ROOF ASSEMBLY. VERIFY DEMO SEQUENCE W/ STRUCT. ENGINEER TO MAINTAIN (E) ADJ. ROOF ASSEMBLY. VERIFY DIMS ON A2.7 STRIP (E) COMPOSITION ROOFING LAYERS DOWN TO (E) CARDECKING REMOVE (E) HVAC EQUIPMENT PLATFORM AND PARAPET WALLS DOWN TO ORIGINAL ARCHED ROOF CAR DECK REMOVE PORTION OF (E) ARCHED ROOF FOR NEW 2ND LEVEL ADDITION. TAKE CARE TO SECURE SEVERED ARCHED ROOF BEAMS AND TIE RODS. REMOVE ENTIRE (E) HVAC PARAPET AND FLAT ROOF PORTION TO RE-ESTABLISH THE ARCHED ROOF PLANE BELOW. REMOVE ENTIRE (E) HVAC PARAPET AND FLAT ROOF PORTION TO RE-ESTABLISH THE ARCHED ROOF PLANE BELOW. REMOVE PORTION OF (E) ARCHED ROOF FOR NEW FLAT-ROOFED ENTRY, TYP OF 2 REMOVE PORTION OF (E) ARCHED ROOF FOR NEW FLAT-ROOFED ENTRY, TYP OF 2 RI D G E LI N E N SCALE: 1/8" = 1'-0" 1 Roof Level A2.4 1. LOCATE ALL (E) UTILITY LINES AND CONNECTIONS. PRIOR TO DEMO, SHUT OFF AND SECURE WATER, POWER, GAS, AND ALL LV SERVICES. 2. DURING DEMO ENTIRE WORK AREA SHALL BE FENCED AND INACCESSIBLE OF THE PUBLIC. 3. PREVENT ALL ACCIDENTAL FALLS BY USING TEMPORARY GUARDRAILS AT ANY DROP GREATER THAN 30 INCHES. 4. ALL WORK AREAS HAVE MANDATORY HARD HAT USE. 5. REMOVE AND RECYCLE ALL (E) DOORS AND WINDOWS. 6. REMOVE AD RECYCLE ALL BUILDING MATERIALS. 7. REMOVE AND DISCARD ALL (E) ROOF MOUNTED HVAC EQUIPMENT. DEMO PLAN NOTES ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 55 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.5 Proposed Lower Level Plan Printed: 5/8/19 ISSUED: Permit Set123456789101112131415UP15RISE(6 41/64") 14RUN(11")71/4"11'-5"8"2'-8"8"3'-8"8"11" 5'-8" RESTRICTED HEADROOM AREA STORAGE A: 874.36 sq ft (E) LOAD BEARING WALL W/ UNDER-SCALED ROOF GLU-LAM BEAM ABOVE (E) LOAD BEARING WALL W/ UNDER-SCALED ROOF GLU-LAM BEAM ABOVE (E) 7.25"x15.25" FLUSH BEAM (E) 4x10 DROPPED BEAM (E) 8x8 POST (E) 4x4 POST (E) 4x4 POST (E) 8x16 PILASTER (E) 2x12 @ 16"O/C W/ 2X CAR DECKING ABOVE, TYP SAWCUT (E) SLAB ABOVE TO ACCOMMODATE (N) WALLS (E) PIP CONCRETE WALL TO REMAIN (E) PIP CONCRETE WALL TO REMAIN (E) PIP CONCRETE WALL TO REMAIN REMOVE MAIN FLOOR LEVEL ASSEMBLY (E) MAIN FLOOR LEVEL ASSEMBLY (ABOVE) (N) PIP CONCRETE WALLS AROUND (N) STAIRWELL MAIN LEVEL SLAB ON GRADE ABOVE THIS AREA, TYP A B C D E F G H I 1 1 2 2 4 4 5 5 7 7 8 8 3 3 6 6 J 3A.wb.4.13A.wb.4.11 A.wb.4.1 1 A.wb.4.1 2 A.wb.4.1 2 A.wb.4.1 1A.wb.4.3ID WALL A WALL B WALL C WALL D WALL E WALL F WALL G WALL H WALL I WALL J WALL K building West West West West West West West East East East East desc Existing New New New New New New New New New New Block Wall Typical Exterior Wall Exterior Walls Along East Edge 1-Hour Exterior Wall Furring @ CMU Typical Interior Wall 1-Hour Interior Wall Brick Veneer Wall Bay Wall Typical Interior Wall Furring @ Conc Wall assembly Cladding per elevations; Air Space; WRB; CMU Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 1-1/2" R-9.5 Rigid Insulation; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2x4 Wd Studs w/ insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 3-5/8" Brick; 1-3/8" Air Space; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations ; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2"x2" Stl Studs; 5/8" Gypsum Board 1 1 2 2 4 4 5 5 7 7 8 8 3 3 6 63A.wb.4.13A.wb.4.11 A.wb.4.1 D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 9'-11"×8'-111/2"2'-31/2"×8'-1"3'-81/4"×8'-1"7'-21/4"×8'-1"3'-0"×6'-8"3'-6"×6'-8"3'-0"×7'-0"1'-81/4"×8'-2"3'-10"×8'-2"3'-0"×7'-0"7'-21/4"×8'-1"2'-11/2"×8'-1"1'-81/4"×7'-1"3'-71/2"×7'-03/4"1'-81/4"×12'-01/2"2'-01/2"×8'-2"3'-71/2"×12'-01/2"3'-81/4"×8'-1"3'-10"×8'-2"3'-4"×6'-8" iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 3'-0"×6'-8"2'-8"×6'-8"3'-0"×6'-8"3'-0"×6'-8"3'-0"×6'-8"6'-21/4"×7'-1"3'-0"×6'-8"3'-0"×6'-0"3'-0"×3'-6"3'-0"×6'-8" W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 10'-0"×5'-4"8'-0"×7'-0"5'-4"×7'-0"5'-4"×2'-8"4'-0"×4'-0"8'-0"×8'-0"8'-0"×5'-4"8'-0"×2'-8"5'-4"×8'-0"5'-4"×5'-4"5'-4"×2'-8" Window Schedule ID W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 Building west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 3 4 7 4 12 3 9 6 3 5 Unit W x H 10'-0"×5'-4" 8'-0"×7'-0" 5'-4"×7'-0" 5'-4"×2'-8" 4'-0"×4'-0" 8'-0"×8'-0" 8'-0"×5'-4" 8'-0"×2'-8" 5'-4"×8'-0" 5'-4"×5'-4" 5'-4"×2'-8" Type fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed Total SF 53.76 56.46 37.74 14.45 16.34 64.50 43.06 21.61 43.11 28.78 14.45 Tempered Fire Egress Notes round window Exterior Door Schedule ID D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 4 2 3 3 3 1 2 1 2 1 4 2 1 4 6 2 2 3 1 Unit W x H 9'-11"×8'-111/2" 2'-31/2"×8'-1" 3'-81/4"×8'-1" 7'-6"×8'-3" 3'-4"×6'-10" 3'-10"×6'-10" 3'-4"×7'-2" 1'-81/4"×8'-2" 3'-10"×8'-2" 3'-4"×7'-2" 7'-6"×8'-3" 2'-11/2"×8'-1" 1'-81/4"×7'-1" 3'-71/2"×7'-03/4" 1'-81/4"×12'-01/2" 2'-01/2"×8'-2" 3'-71/2"×12'-01/2" 3'-81/4"×8'-1" 3'-10"×8'-2" 3'-4"×6'-8" Type Total SF 89.42 18.88 30.18 62.43 22.78 26.19 24.63 14.07 31.73 23.89 62.47 17.52 12.22 25.97 20.73 17.32 44.23 30.18 32.21 22.99 Tempered Fire Egress Notes util closet access util closet access exterior storage access Skylight & Roof Hatch Schedule ID R.1 R.2 S.1 Building east bldg west bldg west bldg Qty 1 1 9 Unit Size W x H 3'-0"×4'-0" 3'-0"×4'-0" 4'-3"×4'-3" Type Total SF 12.00 12.00 162.54 Tempered Fire Egress Notes Interior Door Schedule ID iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 iD.11 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg Qty 5 1 1 2 2 1 1 1 1 3 4 Nominal W x H 3'-0"×6'-8" 2'-8"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 6'-21/4"×7'-1" 3'-0"×6'-8" 3'-0"×6'-0" 3'-0"×3'-6" 3'-0"×6'-8" 3'-0"×6'-8" Type Total SF 21.55 19.13 21.38 22.78 22.78 47.27 21.38 19.26 11.46 22.78 22.78 Tempered Fire Egress Notes half lite attic access attic access N SYMBOL LEGEND to face of finishDIMENSION LINES to center lineREVISION TO DOCUMENT 3 NORTH ARROWto face of rough framingEXISTING WALL TO REMAIN NEW WALL EXISTING WALL TO BE REMOVED 1-HOUR FIRE RATING CAVITY INSULATION EXISTING CMU TO REMAIN PROJECT AREAS DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES N SCALE: 1/8" = 1'-0" 1 Lower Level A2.5 Wall Types ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 56 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.6 Proposed Main Level Plan Printed: 5/8/19 ISSUED: Permit Set N SYMBOL LEGEND to face of finishDIMENSION LINES to center lineREVISION TO DOCUMENT 3 NORTH ARROWto face of rough framingEXISTING WALL TO REMAIN NEW WALL EXISTING WALL TO BE REMOVED 1-HOUR FIRE RATING CAVITY INSULATION EXISTING CMU TO REMAIN PROJECT AREAS DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES z_ 6'-0" x 7'-0" /3'-4" z_ 6'-0" x 7'-0" /3'-4" z_ 10'-0" x 15'-0"z_6'-0" x11'-6" /3'-4"z_6'-0" x11'-6" /3'-4"iD.1 iD.5 z_4'-6" x6'-8"iD.5iD.1 z_ 10'-0" x 6'-8" iD.4 z_ 4'-0" x 6'-8"iD.1123456789101112131415161718UP18RISE(6 43/64") 17RUN(12")123456789101112131415DN12W.3 z_9'-0" x9'-9"D-28 A.wb.4.4 1 A.eb.4.8 2A.wb.3.22 32A.eb.3.4+/-1'-3" 3'-23/4"12'-0"12'-0"12'-0"12'-0"12'-0"3'-31/4"39'-1"10'-71/2"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"13'-2"+/-1'-31/2"15'-0"4'-6"6'-0"6'-0"4'-6"15'-0"7'-0"6'-0"6'-0"6'-0"4'-6"4'-6"6'-0"6'-0"6'-0"2'-0"8"51/4"14'-31/2"14'-31/2"EQEQEQEQ5'-6"5'-6"5'-51/4"5'-51/4"12' -81/4" 6'-11 "5'-93/4"63/4"10'-103/4"4'-0"CLEAR2'-03/4"12'-0"3'-73/4"CLEAR2'-6"DISTANCE BETWEEN EXITS: 36'-0"6'-6" CLR1'-31/2"4'-03/4"2'-51/2" 2'-51/2"10'-0"4'-5"1'-7"2'-51/2" 2'-31/4" 177'-7" 4'-101/4"61/4"3'-8" CLR1'-01/4" 29'-0" 6'-0" 8"8" 18'-8" 20'-0"6'-0"1'-8"6'-0"10'-6"10'-6"71/2"71/2"111/2"111/2"8'-0"3'-9"11'-11/2"2'-4"2'-4"41/2"2'-0"2'-0" 4'-83/4"2'-81/4"+/-10'-10"11" 11" 86.88' ±0" ±0" ±0" +0" +87.10' -2'-5"/+84.67' 60.00° 60.00° 17.89° 1 A.wb.3.1 1 A.wb.3.2 F2 F2 F2 F2 F3 F3 CONT. GRIPPABLE HANDRAIL 36" ABOVE NOSINGS EXTENDED BEYOND 1ST & LAST RISER BY 1 TREAD DEPTH CONT. GRIPPABLE HANDRAIL, BOTH SIDES, 36" ABOVE NOSINGS, EXTENDED BEYOND 1ST & LAST RISER BY 1 TREAD DEPTH WALL F 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board WALL F 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board EXITEXITEXIT8684 86 CL ART PANEL CL POST T.O. WALL SLOPED TO DRAINPHASE 1PHASE 2PHASE 2 PHASE 1: PLAZA PEDESTRIAN AREA A: 3,137.65 sq ft STAIR A: 72.55 sq ft STAIRWAY A: 75.28 sq ft TENANT 2 RR B A: 41.7 sq ft WEST BUILDING LOT COVERAGE A: 7,463.78 sq ft KITCHEN A: 843.89 sq ft KITCHEN A: 409.35 sq ft TENANT 2 RR A A: 41.7 sq ft CLO A: 49.2 sq ft STO CLO A: 42.91 sq ft TENANT 2 A: 1,456.18 sq ft TENANT 1 A: 4,642.75 sq ft ELEC CLO A: 92.82 sq ft WATER CLO A: 43.42 sq ft ELEV CLO A: 41.32 sq ft MS ROOM A: 151.06 sq ft MR ROOM A: 109.93 sq ft MAIN LEVEL A: 6,572.78 sq ft W.2W.2 W.3W.3 W.4W.4 z_ 27'-9" x 12'-0" D.5D.5z_8'-9" x6'-8"(E) LOAD BEARING WALL W/ UNDER-SCALED ROOF GLU-LAM BEAM ABOVE (E) LOAD BEARING WALL W/ UNDER-SCALED ROOF GLU-LAM BEAM ABOVE CL BUILDING CL BUILDING CL WINDOW& DOORWAYCL WINDOW& DOORWAYCL WALL& COLUMNCL WALL& COLUMNCL EXISTINGCMU WALLCL EXISTINGCMU WALLE E EE 18 RISE (6 11/16") 17 RUN (11")UP F.O. SHEATHING & STEM WALL F.O. SHEATHING & STEM WALL 2 RISE (6")1 RUN (12")A B C D E F G H I 1 1 2 2 4 4 5 5 7 7 8 8 3 3 6 6 J W.3 D.7D.6 z_9'-0" x9'-9"iD.1 iD.1 D.1 D.4D.4D.4W.2 D.5D.3D.2D.2D.6D.6 D.3D.2D.23'-0"8"15'-0" 12'-33/4" 12'-7 " 5'-21/2"6'-113/4" 2'-4" 5'-7"9'-33/4"7'-7" CLR6'-21/2"2'-4" 10'-63/4"5'-51/2"6'-8"1'-31/4"2'-01/2"4'-81/2"6'-81/4"6'-81/4"4'-41/2" 2'-0"2'-0" 2'-0"2'-0"2'-111/2"8'-9"1'-71/2"1'-10" 3'-31/4"8'-41/2" 1'-91/4"+/-6'-33/4"6'-71/2"13'-31/4" 89 ' - 8 1/4 " 5'-9" CLR 3'-3" 1'-101/2" 2'-41/2" EQ EQ5'-93/4"5"6'-61/2" 9'-43/4"-3/4" -4 1/2" -6" +3'-6" -2'-7"/+84.46'-2'-10"/+84.25 3A.wb.4.13A.wb.4.11 A.wb.4.1 1 A.wb.4.17A.wb.4.21 A.wb.4.4 5 A.wb.4.4 4 A.wb.4.3 4 A.wb.4.3 2 A.wb.4.1 2 A.wb.4.1 12 A.wb.4.3 1A.wb.4.21A.wb.4.31 A.eb.4.6 2A.wb.5.11 A.eb.4.5 5 A.wb.4.3 1-HR RATED VENT SHAFTS IN KITCHEN UNDER SEPARATE PERMIT ALIGN F.O.F. W/ F.O. COLUMN 1-HR RATED SHAFT CL WALL & GRID CL WALL & GRID CL WALL & GRID CL WALL & GRID CL WALL & GRID CL WALL & GRID WEST F.O. WALL ALIGNS W/GRID 3 MAKE UP AIR SHAFT 1-HR RATED 2'x2' CLR INSIDE 1-HR RATED STAIRWAY SEPARATES MAIN LEVEL FROM LOWER LEVEL WALL E 2" R-10 Rigid Insulation 2x4 Wd Studs w/ insul 5/8" Gypsum Board WALL G 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board WALL B Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 2x6 Wd Studs w/ Insul 5/8" Gypsum Board WALL C Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 2x6 Wd Studs w/ Insul 1-1/2" R-9.5 Rigid Insulation 5/8" Gypsum Board WALL F 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board (E) CMU WALL, NO CLADDING ALONG PROPERTY LINE INSUL IN LOC'NS SHOWN, SEE PLAN NOTES 42" TALL PARTIAL HEIGHT WALL 8" THK CONCRETE (N) DS (N) DS CL OF POST 16'-4" EAST OF GRID 8 1'-8" NORTH OF GRID H NEW CONC SLAB, THIS AREA (N) DS WALL A Cladding per elevations Air Space WRB CMU WALL E 2" R-10 Rigid Insulation 2x4 Wd Studs w/ insul 5/8" Gypsum Board Shotcrete Shear Panel 8" PIP Concrete Wall Shotcrete Shear Panel 8" PIP Concrete Wall WALL B Cladding per elevations WRB 1/2"(nom) Plywood Shtg 2x6 Wd Studs w/ Insul Gypsum Board SEE ENTRY @ GRID B/C-8 FOR MORE DIM. INFO. AIR SHAFT 1-HR RATED 2'x2' CLR INSIDE TYP OF 3 3" DIA. KYNAR FIN. DS 3" DIA. KYNAR FIN. DS 4" DIA. KYNAR FIN. DS 4" DIA. KYNAR FIN. DS 4" DIA. KYNAR FIN. DS 4" DIA. KYNAR FIN. DS Shotcrete Shear Panel 8" PIP Concrete WallEXIT5 RISE (5 11/16")4 RUN (11")UPSLOPED TO DRAINUP2 RISE (6") 1 RUN (12")UP 1-HR RATED EXIT STAIRWELL A: 72.53 sq ft RECYCLE & GARBAGE A: 166.07 sq ft RECEIVING DOCK A: 345.02 sq ft 4 A.eb.4.8 WALL H 3-5/8" Brick 1-3/8" Air Space 2" R-10 Rigid Insulation 1/2"(nom) Plywood Shtg 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board iD.10iD.10iD.10iD.11 iD.11 iD.11z_1233411W.5 W.8 D.19 D.16D.16 D.19D.16 D.16 z_17'-0" x10'-0"z_10'-0" x9'-6"W.9 W.9D.9D.8D.8W.6 W.8 W.8 D.19D.16 D.16 D.10 D.10 z_ 8'-9" x 9'-111/4" W.6 10 A.wb.4.4 5 A.eb.5.3 2A.eb.3.31 A.eb.3.4 2 5 12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"44'-8" 67 brick units17'-81/2" 18'-8" 8"8" 5'-4" 20'-0" 20'-0" 5'-4" 8" 8" 18'-8"8" 8" 3'-4" 20'-0" 2'-0" 8" 8" 18'-8"8" 8" 2'-0"51/2"1'-9"2'-0"2'-0"9" 21/2" CL COL TO GRID 10 4'-31/2" 111/2" 8'-13/4" 6'-0"6'-0"6'-0"6'-0"4'-0"4'-0"6'-0" 6'-0"6'-0"5'-4"6'-0"5'-6"6"9'-0"+/-5'-81/4"+/-7'-81/4"+/-5'-81/4"6'-0"3'-0" 6'-0" 6'-0"3'-4"3'-51/2"5'-8"2'-0"2'-0"71/2"+/-2'-71/2"36'-0" (9) 4' BAYS+/-2'-71/2"4'-31/4"1'-3"3'-41/4"3"4'-4" 3'-0"26'-01/4"88'-0"90'-0" 92'-0" +2"+4'-10 3/4" +4'-10 3/4" +4'-10 3/4" +2" +2" +1'-3 1/4" +87.25' +92' +92' +92'+87.25' +87.25' 1 A.wb.5.1 4A.eb.5.3WALL K 2" R-10 Rigid Insulation 2"x2" Stl Studs 5/8" Gypsum Board WALL H 3-5/8" Brick 1-3/8" Air Space 2" R-10 Rigid Insulation 1/2"(nom) Plywood Shtg 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board WALL J 5/8" Gypsum Board 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board 9088 92 92 90 9288 90'PHASE 1CL POST CL POST CL POST CL POST CL POST D.3PHASE 2PHASE 1PHASE 2PHASE 2 PHASE 2PHASE 2PHASE 2 EXITEXIT EXIT EXITEXITPHASE 1: PLAZA PEDESTRIAN AREA A: 3,137.65 sq ft LOBBY A: 267.86 sq ft TENANT 5 A: 490.42 sq ft TENANT 6 A: 387.31 sq ft TENANT 7 A: 452.97 sq ft TENANT 4 A: 787.83 sq ft ELEC CLO A: 78.48 sq ft WATER CLO A: 52.17 sq ft MR RM A: 100.54 sq ft MS RM A: 131.05 sq ft EL CLO A: 45.78 sq ft EAST BLDG LOT COVERAGE A: 3,668.46 sq ft 123456789101112131415161718UP18RISE(6 15/16") 17RUN(11")W.6z_ 10'-0" x 10'-0" WALL H 3-5/8" Brick 1-3/8" Air Space 2" R-10 Rigid Insulation 1/2"(nom) Plywood Shtg 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board 9 RISE (6 5/16") 8 RUN (11") CL OPENING F.O. SHEATHING & STEM WALL F.O. SHEATHING & STEM WALL F.O. SHEATHING & STEM WALL F.O. SHEATHING & STEM WALL CL DOOR, WINDOW,STAIR, CANOPYCL DOOR, WINDOW, OPENING, CANOPY CL DOOR, WINDOW, OPENING, CANOPY CL WINDOWABOVECL DOOR, WINDOW,STAIR, CANOPYCL ELEV & JOIST CLWINDOW2 RISE (6")1 RUN (12")A B C D E F G H I 9 9 10 10 11 11 12 12 13 13 14 14 15 15 J W.9W.11 W.8 W.8D.18D.18D.12D.12D.12D.12W.6 z_ 7'-6" x 8'-1"z_7'-6" x12'-21/4"W.9 W.5 W.6 W.8 D.11 iD.11W.9 62'-0" 93 brick units 6'-31/4" CLR3'-91/2"CLR3'-91/2"CLR6'-0"6'-0"3'-8"5'-41/4"6'-1" 4'-3"LCR 41/2"1'-9"1'-103/4"24'-0" (6) 4' BAYS4'-3"EQ8'-6"93/4"+/-5'-81/4"8"5'-01/2"13/4"4'-21/4"4'-111/4"CLR11" 6'-0"6'-0"EQEQ11"8'-10" CLR2'-0" 11" 11"43'-6"+8'-11" 7.00°3A.eb.4.72A.eb.4.52A.eb.4.51 A.eb.4.6 4A.wb.5.11 A.eb.4.5 1 A.eb.4.5 2 A.eb.4.7 1A.eb.4.7EDGE OF LANDING & STAIR ABOVE CL OF POST 36'-4" EAST OF GRID 8 1'-8" NORTH OF GRID H CL OF POST 4'-5 1/2" EAST OF GRID 10 5'-0" NORTH OF GRID H CL OF POST 3' WEST OF GRID 15 1'-5 1/2" SOUTH OF GRID H CONT. GRIPPABLE HANDRAIL 36" ABOVE NOSINGS EXTENDED BEYOND 1ST & LAST RISER BY 1 TREAD DEPTH WALL I Cladding per elevations 2" R-10 Rigid Insulation 1/2"(nom) Plywood Shtg 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board WALL J 5/8" Gypsum Board 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board WALL K 2" R-10 Rigid Insulation 2"x2" Stl Studs 5/8" Gypsum Board WALL I Cladding per elevations 2" R-10 Rigid Insulation 1/2"(nom) Plywood Shtg 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board 1-HR RATED SHAFT WALL J 5/8" Gypsum Board 2"x6" Stl Studs w/ Insul 5/8" Gypsum Board 3" DIA. KYNAR FIN. DS 3" DIA. KYNAR FIN. DS 3" DIA. KYNAR FIN. DS 3" DIA. KYNAR FIN. DS 6" DIA CAST IRON MAIN ROOF DRAIN LINES 6" DIA CAST IRON MAIN ROOF DRAIN LINES15 RISE (6 15/16") 14 RUN (11")UP UP 2 RISE (6") 1 RUN (11")UP PLANT PLATFORM 5 RISE (20 13/16") 4 RUN (33") UP CL DOOR,WINDOW,OPENING,CANOPYUP UPEXITEXIT MOP CLO A: 43.4 sq ft MAIN LEVEL A: 3,136.9 sq ft 4 A.eb.4.8 4 A.eb.4.8 2 A.eb.4.8 2 A.eb.4.8 ID WALL A WALL B WALL C WALL D WALL E WALL F WALL G WALL H WALL I WALL J WALL K building West West West West West West West East East East East desc Existing New New New New New New New New New New Block Wall Typical Exterior Wall Exterior Walls Along East Edge 1-Hour Exterior Wall Furring @ CMU Typical Interior Wall 1-Hour Interior Wall Brick Veneer Wall Bay Wall Typical Interior Wall Furring @ Conc Wall assembly Cladding per elevations; Air Space; WRB; CMU Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 1-1/2" R-9.5 Rigid Insulation; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2x4 Wd Studs w/ insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 3-5/8" Brick; 1-3/8" Air Space; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations ; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2"x2" Stl Studs; 5/8" Gypsum Board D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 9'-11"×8'-111/2"2'-31/2"×8'-1"3'-81/4"×8'-1"7'-21/4"×8'-1"3'-0"×6'-8"3'-6"×6'-8"3'-0"×7'-0"1'-81/4"×8'-2"3'-10"×8'-2"3'-0"×7'-0"7'-21/4"×8'-1"2'-11/2"×8'-1"1'-81/4"×7'-1"3'-71/2"×7'-03/4"1'-81/4"×12'-01/2"2'-01/2"×8'-2"3'-71/2"×12'-01/2"3'-81/4"×8'-1"3'-10"×8'-2"3'-4"×6'-8" iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 3'-0"×6'-8"2'-8"×6'-8"3'-0"×6'-8"3'-0"×6'-8"3'-0"×6'-8"6'-21/4"×7'-1"3'-0"×6'-8"3'-0"×6'-0"3'-0"×3'-6"3'-0"×6'-8" W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 10'-0"×5'-4"8'-0"×7'-0"5'-4"×7'-0"5'-4"×2'-8"4'-0"×4'-0"8'-0"×8'-0"8'-0"×5'-4"8'-0"×2'-8"5'-4"×8'-0"5'-4"×5'-4"5'-4"×2'-8" Window Schedule ID W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 Building west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 3 4 7 4 12 3 9 6 3 5 Unit W x H 10'-0"×5'-4" 8'-0"×7'-0" 5'-4"×7'-0" 5'-4"×2'-8" 4'-0"×4'-0" 8'-0"×8'-0" 8'-0"×5'-4" 8'-0"×2'-8" 5'-4"×8'-0" 5'-4"×5'-4" 5'-4"×2'-8" Type fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed Total SF 53.76 56.46 37.74 14.45 16.34 64.50 43.06 21.61 43.11 28.78 14.45 Tempered Fire Egress Notes round window Exterior Door Schedule ID D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 4 2 3 3 3 1 2 1 2 1 4 2 1 4 6 2 2 3 1 Unit W x H 9'-11"×8'-111/2" 2'-31/2"×8'-1" 3'-81/4"×8'-1" 7'-6"×8'-3" 3'-4"×6'-10" 3'-10"×6'-10" 3'-4"×7'-2" 1'-81/4"×8'-2" 3'-10"×8'-2" 3'-4"×7'-2" 7'-6"×8'-3" 2'-11/2"×8'-1" 1'-81/4"×7'-1" 3'-71/2"×7'-03/4" 1'-81/4"×12'-01/2" 2'-01/2"×8'-2" 3'-71/2"×12'-01/2" 3'-81/4"×8'-1" 3'-10"×8'-2" 3'-4"×6'-8" Type Total SF 89.42 18.88 30.18 62.43 22.78 26.19 24.63 14.07 31.73 23.89 62.47 17.52 12.22 25.97 20.73 17.32 44.23 30.18 32.21 22.99 Tempered Fire Egress Notes util closet access util closet access exterior storage access Skylight & Roof Hatch Schedule ID R.1 R.2 S.1 Building east bldg west bldg west bldg Qty 1 1 9 Unit Size W x H 3'-0"×4'-0" 3'-0"×4'-0" 4'-3"×4'-3" Type Total SF 12.00 12.00 162.54 Tempered Fire Egress Notes Interior Door Schedule ID iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 iD.11 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg Qty 5 1 1 2 2 1 1 1 1 3 4 Nominal W x H 3'-0"×6'-8" 2'-8"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 6'-21/4"×7'-1" 3'-0"×6'-8" 3'-0"×6'-0" 3'-0"×3'-6" 3'-0"×6'-8" 3'-0"×6'-8" Type Total SF 21.55 19.13 21.38 22.78 22.78 47.27 21.38 19.26 11.46 22.78 22.78 Tempered Fire Egress Notes half lite attic access attic access N SCALE: 1/8" = 1'-0" 4 Ground Level A2.6 Wall Types NOTE: Omit cavity insulation in locations shown on floor plans. ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 57 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.7 Proposed Upper Level Plan Printed: 5/8/19 ISSUED: Permit Set z_ 6'-0" x 7'-0" /3'-4" z_ 6'-0" x 7'-0" /3'-4" z_ 10'-0" x 15'-0"z_6'-0" x11'-6" /3'-4"z_6'-0" x11'-6" /3'-4"iD.9 DN 2A.wb.3.22 32A.eb.3.41 A.wb.3.1 1 A.wb.3.2 3'-23/4"12'-0"12'-0"12'-0"12'-0"12'-0"3'-31/4"10'-73/4"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"13'-2"12'-0" 4'-6"4'-0"4'-0"4'-01/4"4'-0"11"4'-6"6'-0"6'-0" 11" 11"42'-11/2"33'-61/2" EXIT EXIT EXIT 18 RISE (6 11/16") 17 RUN (11") EXIT 3-LANE ROLLERBALL MINIATURE BOWLING STAIRWAY A: 87.61 sq ft REC ROOM A: 1,067.16 sq ft LOFT BAR A: 378.81 sq ft PRIVATE OFFICE A: 132.35 sq ft W.4W.4 z_13'-6" x6'-8"z_3'-0" x7'-0"z_3'-0" x7'-0"z_3'-0" x7'-0"z_3'-0" x7'-0"z_3'-0" x7'-0"z_ 3'-0 " x7'-0 "z_2'-6" x7'-0"z_2'-6" x7'-0"z_ 3'-0 " x7'-0 " z_ 3'-0 " x7'-0 " W.4 (E) LOAD BEARING WALL W/ UNDER-SCALED ROOF GLU-LAM BEAM ABOVE (E) LOAD BEARING WALL W/ UNDER-SCALED ROOF GLU-LAM BEAM ABOVE CL BUILDING CL BUILDING W.4 A B C D E F G H I 1 1 2 2 4 4 5 5 7 7 8 8 3 3 6 6 J W.1 3A.wb.4.13A.wb.4.11 A.wb.4.1 1 A.wb.4.1 2 A.wb.4.1 2 A.wb.4.1 1 A.eb.4.6 2A.wb.5.11 A.eb.4.5 W.4W.4 W.4 iD.8 iD.6 iD.3iD.7iD.2z_5'-8" x7'-01/4"4'-0 " 2'-0 " 2'-11/4"2'-1"11"10'-5"11"4'-5"2'-91/2"3'-8"8'-33/4"2'-31/2"4'-0"3 / 4 "4'-7"1'-101/4"4'-11/2"10'-9"EQEQ1'-111/4"EQEQ2'-21/4" 7'-0" 7'-0"7'-0" 60.00° 30.00° 2 A.wb.4.3 2 A.wb.4.3 EXIT ACCESS STAIRWAY ATTIC SPACE UNDER EXISTING CURVED ROOF 1-HR RATED SHAFT CL WALL & GRID CL WALL & GRID SEE GROUND LEVEL PLAN FOR ELEV WALL DIMS. 3.5' TALL GUARDRAIL 3.5' TALL GUARDRAIL, TYP. OF 8 ROOF DRAINLINE FLAT FRAME TO ENCLOSE COLUMN & ROOF DRAINLINE CL WALL & GRID CL WALL & GRID 1-HR WALL ATTIC SPACE UNDER EXISTING CURVED ROOF WALL D Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board WALL D Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board WALL G 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board WALL D Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board AIR SHAFT 1-HR RATED 2'x2' CLR INSIDE TYP OF 3 ROOF ACCESS LADDER & HATCH MAKE UP AIR SHAFT 1-HR RATED 2'x2' CLR INSIDE COOR. FINAL OPENING LOCATION W/BOWLING SYSTEM MANUF.OPEN TO TENANT-2 BELOW +/= 7' HEAD CLEARANCE OPEN TO TENANT-2 BELOW +/= 7' HEAD CLEARANCEALIGNALIGN OPEN TO ELEC UTIL CLO BELOW OPEN TO PLAZA CLO BELOW STORAGE LOFT DN REC ROOM LOBBY A: 97.97 sq ft UPPER LEVEL(W/O ATTICS) A: 2,060.17 sq ft SERVICE AREA A: 175.56 sq ft EXIT STAIRWELL A: 93.44 sq ft NORTH ATTIC A: 146.35 sq ft SOUTH ATTIC A: 475.87 sq ft 2A.eb.3.31 A.eb.3.4 2 5 1 A.wb.5.1 4A.eb.5.33'-3"6'-0"6'-0"6'-0"6'-0"4'-2"3'-0"6"6'-0"5'-8"6'-0"6'-0"6'-0" 6" 15'-3 1/2" UPPER LEVEL A: 2,523.45 sq ft 123456789101112131415161718UP18RISE(6 15/16") 17RUN(11")123456789UP9RISE(6 9/16") 8RUN(11")123456789UP9RISE(6 9/16") 8RUN(11") z_ 4'-0" x 6'-8" z_ 4'-0" x 6'-8" 10 RISE (6 15/16") 9 RUN (11")CLDOORWAYSA B C D E F G H I 9 9 10 10 11 11 12 12 13 13 14 14 15 15 J3A.eb.4.72A.eb.4.52A.eb.4.51 A.eb.4.6 4A.wb.5.11 A.eb.4.5 1 A.eb.4.51A.eb.4.7RGREFDWW.6W.6W.6 W.10 W.10 W.7 W.7 W.9 W.6 D.17D.15D.15D.17D.15D.15W.6W.6 W.5 W.6 W.10 W.7 D.13D.14D.13 6'-0" 6'-0"6"3'-0"4'-2"6'-0"5'-43/4"4'-41/2" 10'-9"6"8'-4"10'-3"1'-11/4" 11"11" 11"11"70'-71/4"35'-101/2" +15'-4" +20'-3" +20'-2 1/2" +15'-3 1/4" +15'-3 1/2" +20'-3" +15'-4" CL LANDING CHANNEL TO O.F.O. FRAMING CUSTOM STEEL POWDER COATED GUARDRAIL: 42" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. CUSTOM STEEL POWDER COATED GUARDRAIL: 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. CUSTOM STEEL POWDER COATED GUARDRAIL: 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. ROOF ACCESS LADDER & HATCH 3" DIA. KYNAR FIN. DS 3" DIA. KYNAR FIN. DS 3" DIA. KYNAR FIN. DS 3" DIA. KYNAR FIN. DS UP EXITEXITEXITDN EVENT SPACE A: 2,530 sq ft TERRACE B A: 215.07 sq ft TERRACE A A: 454.86 sq ft KITCHEN A: 83.95 sq ft STORAGE A: 81.89 sq ft ID WALL A WALL B WALL C WALL D WALL E WALL F WALL G WALL H WALL I WALL J WALL K building West West West West West West West East East East East desc Existing New New New New New New New New New New Block Wall Typical Exterior Wall Exterior Walls Along East Edge 1-Hour Exterior Wall Furring @ CMU Typical Interior Wall 1-Hour Interior Wall Brick Veneer Wall Bay Wall Typical Interior Wall Furring @ Conc Wall assembly Cladding per elevations; Air Space; WRB; CMU Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 1-1/2" R-9.5 Rigid Insulation; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2x4 Wd Studs w/ insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 3-5/8" Brick; 1-3/8" Air Space; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations ; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2"x2" Stl Studs; 5/8" Gypsum Board PROJECT AREAS DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES N SYMBOL LEGEND to face of finishDIMENSION LINES to center lineREVISION TO DOCUMENT 3 NORTH ARROWto face of rough framingEXISTING WALL TO REMAIN NEW WALL EXISTING WALL TO BE REMOVED 1-HOUR FIRE RATING CAVITY INSULATION EXISTING CMU TO REMAIN D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 9'-11"×8'-111/2"2'-31/2"×8'-1"3'-81/4"×8'-1"7'-21/4"×8'-1"3'-0"×6'-8"3'-6"×6'-8"3'-0"×7'-0"1'-81/4"×8'-2"3'-10"×8'-2"3'-0"×7'-0"7'-21/4"×8'-1"2'-11/2"×8'-1"1'-81/4"×7'-1"3'-71/2"×7'-03/4"1'-81/4"×12'-01/2"2'-01/2"×8'-2"3'-71/2"×12'-01/2"3'-81/4"×8'-1"3'-10"×8'-2"3'-4"×6'-8" iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 3'-0"×6'-8"2'-8"×6'-8"3'-0"×6'-8"3'-0"×6'-8"3'-0"×6'-8"6'-21/4"×7'-1"3'-0"×6'-8"3'-0"×6'-0"3'-0"×3'-6"3'-0"×6'-8" W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 10'-0"×5'-4"8'-0"×7'-0"5'-4"×7'-0"5'-4"×2'-8"4'-0"×4'-0"8'-0"×8'-0"8'-0"×5'-4"8'-0"×2'-8"5'-4"×8'-0"5'-4"×5'-4"5'-4"×2'-8" Window Schedule ID W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 Building west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 3 4 7 4 12 3 9 6 3 5 Unit W x H 10'-0"×5'-4" 8'-0"×7'-0" 5'-4"×7'-0" 5'-4"×2'-8" 4'-0"×4'-0" 8'-0"×8'-0" 8'-0"×5'-4" 8'-0"×2'-8" 5'-4"×8'-0" 5'-4"×5'-4" 5'-4"×2'-8" Type fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed Total SF 53.76 56.46 37.74 14.45 16.34 64.50 43.06 21.61 43.11 28.78 14.45 Tempered Fire Egress Notes round window Exterior Door Schedule ID D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 4 2 3 3 3 1 2 1 2 1 4 2 1 4 6 2 2 3 1 Unit W x H 9'-11"×8'-111/2" 2'-31/2"×8'-1" 3'-81/4"×8'-1" 7'-6"×8'-3" 3'-4"×6'-10" 3'-10"×6'-10" 3'-4"×7'-2" 1'-81/4"×8'-2" 3'-10"×8'-2" 3'-4"×7'-2" 7'-6"×8'-3" 2'-11/2"×8'-1" 1'-81/4"×7'-1" 3'-71/2"×7'-03/4" 1'-81/4"×12'-01/2" 2'-01/2"×8'-2" 3'-71/2"×12'-01/2" 3'-81/4"×8'-1" 3'-10"×8'-2" 3'-4"×6'-8" Type Total SF 89.42 18.88 30.18 62.43 22.78 26.19 24.63 14.07 31.73 23.89 62.47 17.52 12.22 25.97 20.73 17.32 44.23 30.18 32.21 22.99 Tempered Fire Egress Notes util closet access util closet access exterior storage access Skylight & Roof Hatch Schedule ID R.1 R.2 S.1 Building east bldg west bldg west bldg Qty 1 1 9 Unit Size W x H 3'-0"×4'-0" 3'-0"×4'-0" 4'-3"×4'-3" Type Total SF 12.00 12.00 162.54 Tempered Fire Egress Notes Interior Door Schedule ID iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 iD.11 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg Qty 5 1 1 2 2 1 1 1 1 3 4 Nominal W x H 3'-0"×6'-8" 2'-8"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 6'-21/4"×7'-1" 3'-0"×6'-8" 3'-0"×6'-0" 3'-0"×3'-6" 3'-0"×6'-8" 3'-0"×6'-8" Type Total SF 21.55 19.13 21.38 22.78 22.78 47.27 21.38 19.26 11.46 22.78 22.78 Tempered Fire Egress Notes half lite attic access attic access N SCALE: 1/8" = 1'-0" 1 Upper Level A2.7 Wall Types ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 58 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A2.8 Proposed Roof Plan Printed: 5/8/19 ISSUED: Permit SetS.1S.1S.1R.2Sill -8'-83/4"4'-0" 3'-0"S.1S.1S.1S.1S.1S.1CONT. 6" KYNAR FIN. GUTTER W/ SCREEN GUARDVERIFY & TIE TO (E) INTERNAL DRAINS AT NORTH & SOUTH BUILDING FACES10A.wb.4.37 A.wb.4.4 OUTDOOR TERRACE AT UPPER LEVEL OUTDOOR TERRACE AT UPPER LEVEL R.1Sill 1'-1"4'-0" 3'-0" A A B B C C D D E E F F G G H H I I 1 1 2 2 4 4 5 5 7 7 8 8 9 9 10 10 11 11 12 12 13 13 14 14 15 15 3 3 6 6 J J3A.wb.4.13A.wb.4.11 A.wb.4.1 1 A.wb.4.1 2 A.wb.4.1 2 A.wb.4.1 2A.eb.4.52A.eb.4.51 A.eb.4.6 1 A.eb.4.6 1 A.eb.4.5 1 A.eb.4.5 11 A.wb.4.3 ELEVATOR TOWER NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ FRAMING 2 LAYERS 5/8" TYPE X GWB ROOF DRAINS 2 SEPARATE DRAIN LINES, TYP AT NORTHWEST & SOUTHEAST ROOF CORNERS MECHANICAL EQUIPMENT PLATFORM PRECAST CONC PAVERS O/ PEDESTAL SUPPORT SYSTEM O/ ROOF ASSEMBLY SEE STRUCT. FOR LOAD CAPACITIES ROOF ACCESS HATCH W/ WALL MOUNTED LADDER MECHANICAL EQUIPMENT PLATFORM PRECAST CONC PAVERS O/ PEDESTAL SUPPORT SYSTEM O/ ROOF ASSEMBLY SEE STRUCT. FOR LOAD CAPACITIES ROOF ACCESS HATCH W/ WALL MOUNTED LADDER ELEVATOR TOWER NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ FRAMING 2 LAYERS 5/8" TYPE X GWB ROOF DRAINS 2 SEPARATE DRAIN LINES, TYP AT NORTHWEST & SOUTHEAST ROOF CORNERS ROOF DRAINS 2 SEPARATE DRAIN LINES, TYP AT NORTHWEST & SOUTHEAST ROOF CORNERS HVAC UNIT, SEE MEP DRAWINGS HVAC UNIT, SEE MEP DRAWINGS HVAC UNIT, SEE MEP DRAWINGS HVAC UNIT, SEE MEP DRAWINGS NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ 2X CAR DECKING O/ GLB PURLINS ON STEEL BEAMS ROOF DRAIN AT EACH ENTRY, TYP OF 2 ROOF DRAIN AT EACH ENTRY, TYP OF 2 SLOPE 1/4":12" TO DRAIN SLOPE 1/4":12" TO DRAIN S L O P E 1 / 4 " : 1 2 " T O D R A I N S L O P E 1 / 4 " : 1 2 " T O D R A I N SLOPE 1/4":12"TO DRAINNEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ 2X CAR DECKING O/ GLB PURLINS ON STEEL BEAMS RIDGE LINERIDGE LINESLOPE 1/4":12"TO DRAINSLOPE 1/4":12"TO DRAINSLOPE 1/4":12" TO DRAIN SLOPE 1/4":12" TO DRAIN SLOPE 1/4":12"TO DRAINSLOPE 1/4":12" TO DRAIN SLOPE 1/4":12" TO DRAIN SLOPE 1/4":12"TO DRAINRIDGELINE RI D G E LI N E RIDGE LINERIDGELINE RI D G E LI N E RIDGELINERID G E LIN ERIDGELINERIDGE LINE ID WALL A WALL B WALL C WALL D WALL E WALL F WALL G WALL H WALL I WALL J WALL K building West West West West West West West East East East East desc Existing New New New New New New New New New New Block Wall Typical Exterior Wall Exterior Walls Along East Edge 1-Hour Exterior Wall Furring @ CMU Typical Interior Wall 1-Hour Interior Wall Brick Veneer Wall Bay Wall Typical Interior Wall Furring @ Conc Wall assembly Cladding per elevations; Air Space; WRB; CMU Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 2x6 Wd Studs w/ Insul; 1-1/2" R-9.5 Rigid Insulation; 5/8" Gypsum Board Cladding per elevations; Rainscreen Gap; WRB; 1/2"(nom) Plywood Shtg; 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2x4 Wd Studs w/ insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2x6 Wd Studs w/ Insul; 5/8" Gypsum Board 3-5/8" Brick; 1-3/8" Air Space; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board Cladding per elevations ; 2" R-10 Rigid Insulation; 1/2"(nom) Plywood Shtg; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 5/8" Gypsum Board; 2"x6" Stl Studs w/ Insul; 5/8" Gypsum Board 2" R-10 Rigid Insulation; 2"x2" Stl Studs; 5/8" Gypsum Board D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 9'-11"×8'-111/2"2'-31/2"×8'-1"3'-81/4"×8'-1"7'-21/4"×8'-1"3'-0"×6'-8"3'-6"×6'-8"3'-0"×7'-0"1'-81/4"×8'-2"3'-10"×8'-2"3'-0"×7'-0"7'-21/4"×8'-1"2'-11/2"×8'-1"1'-81/4"×7'-1"3'-71/2"×7'-03/4"1'-81/4"×12'-01/2"2'-01/2"×8'-2"3'-71/2"×12'-01/2"3'-81/4"×8'-1"3'-10"×8'-2"3'-4"×6'-8" iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 3'-0"×6'-8"2'-8"×6'-8"3'-0"×6'-8"3'-0"×6'-8"3'-0"×6'-8"6'-21/4"×7'-1"3'-0"×6'-8"3'-0"×6'-0"3'-0"×3'-6"3'-0"×6'-8" W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 10'-0"×5'-4"8'-0"×7'-0"5'-4"×7'-0"5'-4"×2'-8"4'-0"×4'-0"8'-0"×8'-0"8'-0"×5'-4"8'-0"×2'-8"5'-4"×8'-0"5'-4"×5'-4"5'-4"×2'-8" Window Schedule ID W.1 W.2 W.3 W.4 W.5 W.6 W.7 W.8 W.9 W.10 W.11 Building west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 3 4 7 4 12 3 9 6 3 5 Unit W x H 10'-0"×5'-4" 8'-0"×7'-0" 5'-4"×7'-0" 5'-4"×2'-8" 4'-0"×4'-0" 8'-0"×8'-0" 8'-0"×5'-4" 8'-0"×2'-8" 5'-4"×8'-0" 5'-4"×5'-4" 5'-4"×2'-8" Type fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed fixed Total SF 53.76 56.46 37.74 14.45 16.34 64.50 43.06 21.61 43.11 28.78 14.45 Tempered Fire Egress Notes round window Exterior Door Schedule ID D.1 D.2 D.3 D.4 D.5 D.6 D.7 D.8 D.9 D.10 D.11 D.12 D.13 D.14 D.15 D.16 D.17 D.18 D.19 D.20 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg east bldg Qty 1 4 2 3 3 3 1 2 1 2 1 4 2 1 4 6 2 2 3 1 Unit W x H 9'-11"×8'-111/2" 2'-31/2"×8'-1" 3'-81/4"×8'-1" 7'-6"×8'-3" 3'-4"×6'-10" 3'-10"×6'-10" 3'-4"×7'-2" 1'-81/4"×8'-2" 3'-10"×8'-2" 3'-4"×7'-2" 7'-6"×8'-3" 2'-11/2"×8'-1" 1'-81/4"×7'-1" 3'-71/2"×7'-03/4" 1'-81/4"×12'-01/2" 2'-01/2"×8'-2" 3'-71/2"×12'-01/2" 3'-81/4"×8'-1" 3'-10"×8'-2" 3'-4"×6'-8" Type Total SF 89.42 18.88 30.18 62.43 22.78 26.19 24.63 14.07 31.73 23.89 62.47 17.52 12.22 25.97 20.73 17.32 44.23 30.18 32.21 22.99 Tempered Fire Egress Notes util closet access util closet access exterior storage access Skylight & Roof Hatch Schedule ID R.1 R.2 S.1 Building east bldg west bldg west bldg Qty 1 1 9 Unit Size W x H 3'-0"×4'-0" 3'-0"×4'-0" 4'-3"×4'-3" Type Total SF 12.00 12.00 162.54 Tempered Fire Egress Notes Interior Door Schedule ID iD.1 iD.2 iD.3 iD.4 iD.5 iD.6 iD.7 iD.8 iD.9 iD.10 iD.11 Building west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg west bldg east bldg east bldg Qty 5 1 1 2 2 1 1 1 1 3 4 Nominal W x H 3'-0"×6'-8" 2'-8"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 3'-0"×6'-8" 6'-21/4"×7'-1" 3'-0"×6'-8" 3'-0"×6'-0" 3'-0"×3'-6" 3'-0"×6'-8" 3'-0"×6'-8" Type Total SF 21.55 19.13 21.38 22.78 22.78 47.27 21.38 19.26 11.46 22.78 22.78 Tempered Fire Egress Notes half lite attic access attic access N SYMBOL LEGEND to face of finishDIMENSION LINES to center lineREVISION TO DOCUMENT 3 NORTH ARROWto face of rough framingEXISTING WALL TO REMAIN NEW WALL EXISTING WALL TO BE REMOVED 1-HOUR FIRE RATING CAVITY INSULATION EXISTING CMU TO REMAIN PROJECT AREAS DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES N SCALE: 1/8" = 1'-0" 1 Roof Level A2.8 Wall Types ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 59 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.3.3 East Building Exterior Elevations Printed: 5/8/19 ISSUED: Permit Set D.19D.19 15 14 13 12 11 10 9 12'-0"12'-0"12'-0"12'-0"12'-0"12'-0" +23'-8 1/2" T.O. GUARDRAIL 1A.eb.4.71A.eb.4.7Clad8 Clad12 Clad10 (N) DS (N) DS Clad9 W.6 W.6 D.19 D.16D.16 D.16D.16 D.10D.10 D.13 D.14 D.13 W.8 W.6 W.6 W.6 W.8 W.8 W.7 W.8 W.6 W.8 +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +32'-6"(+119.6') Max. Building Ht. +20'-2 1/2" TERRACE FIN FLR +4'-7" CORNER FIN GRADE +4'-11" FIN FLR +0'-0" FIN FLR -0'-1 1/2" CORNER FIN GRADE +33'-4 1/4"(+120.45') Elevator T.O. Roof +15'-3 3/4" T.O. FINISH FLOOR +18'-6 1/4" T.O. GUARDRAIL +14'-4 1/4" T.O. TERRACE SUBFLR +0'-0" Project El. Reference F E D C B AG 9 A.wb.4.4 12'-0"12'-0"12'-0"12'-0"12'-0"13'-2"1A.eb.4.51A.eb.4.51A.eb.4.61A.eb.4.6Clad12 Clad8 (N) DS Clad9 (N) DS W.10 D.9 W.10 W.7W.7 D.8D.8 W.11 W.9 W.11 W.9 W.9 W.11 W.6 W.8 SIM SIM +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +32'-6"(+119.6') Max. Building Ht. +20'-2 1/2" TERRACE FIN FLR +4'-7" CORNER FIN GRADE +4'-11" FIN FLR +23'-8 1/2" T.O. GUARDRAIL +20'-3" FIN FLR 0" FINISH GRADE AT BLDG CORNER (N) DS 9 A.wb.4.4 4 A.eb.5.3 +0'-0" Project El. Reference DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES CLADDING TYPES ID BLDG TYPE LOCATION FINISH NOTES _ Clad1 west 26ga standing seam metal panels arched roof metal color 1 Clad2 west 26ga standing seam metal panels typical walls metal color 2 Clad3 west fiber cement board exterior of open-air entry bay paint color 1 Clad4 west fiber cement board inset at north face paint color 2 Clad5 west stained cedar 1x T&G interior of open-air entry bay stain 1 Clad6 west existing CMU to remain along west property line paint color 3 Clad7 west fiber cement board receiving/trash area paint color 4 Clad8 east brick typical walls Clad9 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad10 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad11 east fiber cement board inset at south face paint color 5 Clad12 both fiber cement board elevator tower paint color 6 SCALE: 1/4" = 1'-0" 1 East Building North Elevation A.eb.3.3 SCALE: 1/4" = 1'-0" 2 East Building East Elevation A.eb.3.3 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 60 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.3.4 East Building Exterior Elevations Printed: 5/8/19 ISSUED: Permit Set 9 10 11 12 13 14 15 9 A.wb.4.4 +28'-11 1/4" T.O. ROOF DECK +30'-11 1/4" T.O. PARAPET +32'-10 1/4" T.O. ELEVATOR TOWER 12'-0"12'-0"12'-0"12'-0"12'-0"12'-0" CUSTOM POWDER COATED STEEL STAIR & LANDING Clad10 Clad12 Clad8 PIP CONCRETE STAIR SEE 1 / A.eb.4.8. Clad11 (N) DS +4'-7" T.O. FINISHED FLOOR D.11 W.5 W.5 W.5 W.5 W.6W.6 W.6 W.10 W.6 D.19 D.16D.16 W.8 D.20 +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-6"(+119.6') Max. Building Ht. +4'-7" CORNER FIN GRADE +33'-4 1/4"(+120.45') Elevator T.O. Roof SIM +18'-9 1/4" T.O. GUARDRAIL +15'-3 3/4" T.O. Fin Flr +8'-11" Landing Fin Flr +15'-3 1/4" Landing Fin Flr -0'-0 1/8" Fin Grade @ Stair +20'-3" T.O. Fin Flr A B C D E F 9 A.wb.4.4 9 A.wb.4.4 9 A.wb.4.4 PIP CONCRETE STAIR & STADIUM SEATING SEE _____ / _____.2'-9"2'-7" +/-1'-3" CUSTOM POWDER COATED STEEL STAIR AND LANDING 13'-2"12'-0"12'-0"12'-0"12'-0"1A.eb.4.61A.eb.4.61A.eb.4.51A.eb.4.5(N) DS (N) DS Clad9 Clad8 Clad10(N) DS D.18D.18 W.9 W.9 W.9 W.11 D.12 D.12 D.12 D.12 D.17D.15 D.15D.17D.15 D.15 W.6 W.11 W.8 W.8 SIM SIM SIM +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +32'-6"(+119.6') Max. Building Ht. +20'-2 1/2" TERRACE FIN FLR +23'-8 1/2" T.O. GUARDRAIL +0'-0 1/8"(+87.19') Fin Grade @ Stair +18'-9 1/4" T.O. GUARDRAIL 0'-0" T.O. FINISH FLOOR +8'-11" Landing Fin Flr +15'-3 1/4" Landing Fin Flr DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES CLADDING TYPES ID BLDG TYPE LOCATION FINISH NOTES _ Clad1 west 26ga standing seam metal panels arched roof metal color 1 Clad2 west 26ga standing seam metal panels typical walls metal color 2 Clad3 west fiber cement board exterior of open-air entry bay paint color 1 Clad4 west fiber cement board inset at north face paint color 2 Clad5 west stained cedar 1x T&G interior of open-air entry bay stain 1 Clad6 west existing CMU to remain along west property line paint color 3 Clad7 west fiber cement board receiving/trash area paint color 4 Clad8 east brick typical walls Clad9 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad10 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad11 east fiber cement board inset at south face paint color 5 Clad12 both fiber cement board elevator tower paint color 6 SCALE: 1/4" = 1'-0" 1 East Building South Elevation A.eb.3.4 SCALE: 1/4" = 1'-0" 2 East Building West Elevation A.eb.3.4 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 61 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.4.5 East Building Sections Printed: 5/8/19 ISSUED: Permit Set 9 10 11 12 13 14 15 11 A.eb.5.2 2 A.eb.4.7 12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"3'-0"32'-41/2"TENANT 4 TENANT 6 EVENT SPACE FRAMED FLOOR (N) PIP conc floor slab (N) 3/4" T&G plywd (N) 2x car deck (N) GLB purlins CUSTOM STEEL POWDER COATED GUARDRAIL: 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. PTD GWB THROUGHOUT, TYP. PTD GWB THROUGHOUT, TYP. NEW FLAT ROOF/TERRACE ASSEMBLY 2" PRE-CAST CONC PAVERS ON PVC RISER SYSTEM ON NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ 2X CAR DECKING O/ GLB PURLINS ON STEEL BEAMS FRAMED FLOOR (N) PIP conc floor slab (N) 3/4" T&G plywd (N) 2x car deck (N) GLB purlins SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ 2X CAR DECKING O/ GLB PURLINS ON STEEL BEAMS +0'-2" East Building T.O. Slab +14'-7 1/4" T.O. Subdeck +19'-3 1/4" T.O. Top Plate +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +15'-3 3/4" West Space T.O. Fin Slab +4'-11" East Building Tenant 5 Slab +32'-6"(+119.6') Max. Building Ht. +0'-0"(+87.1') Project El. Reference +20'-3" East Space T.O. Fin Slab A B C D E F 1 A.eb.4.7 ±0" 1 Ground Level +10'-0" 2 Upper Level 13'-2"12'-0"12'-0"12'-0"12'-0" TENANT 4 MR RM MS RM UPPER LEVEL FRAMED FLOOR (N) PIP conc floor slab (N) 3/4" T&G plywd (N) 2x car deck (N) GLB purlins CUSTOM STEEL POWDER COATED GUARDRAIL: 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. PTD GWB THROUGHOUT, TYP. NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ 2X CAR DECKING O/ GLB PURLINS ON STEEL BEAMS SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel PTD GWB THROUGHOUT, TYP. +0'-2" East Building T.O. Slab +23'-8 1/2" T.O. Guardrail +15'-3 3/4" West Space T.O. Fin Slab +14'-10 3/4" B.O. Canopy Outrigger +33'-2" T.O. Elevator Top Plate +4'-10 1/4"(91.96') Fin Grade Outside Entry +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +32'-6"(+119.6') Max. Building Ht. +4'-11" Lobby Fin Flr +0'-0 1/8"(81.23') Fin Grade Outside Entry 10'-01/2"SCALE: 1/4" = 1'-0" 1 Cross Section Looking North A.eb.4.5 SCALE: 1/4" = 1'-0" 2 Cross Section Looking East A.eb.4.5 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 62 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.4.6 East Building Sections Printed: 5/8/19 ISSUED: Permit Set 9 10 11 12 13 14 15 TENANT 7 LOBBY TENANT 6 EVENT SPACE MS RM UPPER LEVEL CUSTOM STEEL POWDER COATED GUARDRAIL: 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. PTD GWB THROUGHOUT, TYP. NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ 2X CAR DECKING O/ GLB PURLINS ON STEEL BEAMS FRAMED FLOOR (N) PIP conc floor slab (N) 3/4" T&G plywd (N) 2x car deck (N) GLB purlins SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel CUSTOM STEEL POWDER COATED GUARDRAIL: 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. PTD GWB THROUGHOUT, TYP. PTD GWB THROUGHOUT, TYP. SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel +0'-2" East Building T.O. Slab +14'-7 1/4" T.O. Subdeck +15'-3 3/4" West Space T.O. Fin Slab +4'-11" East Building Lobby Slab +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +32'-6"(+119.6') Max. Building Ht. +18'-10 3/4" East Space T.O. Fin Slab +0'-0" Project El. Reference SCALE: 1/4" = 1'-0" 1 Cross Section Looking North A.eb.4.6 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 63 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.4.7 East Building Wall Sections Printed: 5/8/19 ISSUED: Permit Set PTD GWB THROUGHOUT, TYP. SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel MSC Exterior Wall (Metal Siding, Rigid Insul., Sheathing, Steel Framing, GWB) 0'-1/16" Metal Siding 0'-2" Insulation (Rigid) 0'-01/2" Wood Sheathing 0'-6" Steel Framing + Insulation 0'-5/8" Gypsum Board TENANT 4 +0'-2" East Building T.O. Slab +0'-0" Project Elevation Reference +15'-3 1/2" West Terrace T.O. Pavers 6 A.eb.5.2 7 A.eb.5.2 9 A.eb.5.2 10 A.eb.5.2 8 A.eb.5.2 PTD GWB THROUGHOUT, TYP. NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 7" MIN. (R-38 MIN.) 1/2" PLYWOOD DECK O/ 2X CAR DECKING O/ GLB PURLINS ON STEEL BEAMS SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel MSC Exterior Wall (Brick, Airspace, Rigid Insul., Sheathing, Framing, GWB) 0'-3 3/8" Brick 0'-1 5/8" Air Space 0'-2" Insulation (Rigid) 0'-01/2" Wood Sheathing 0'-6" Steel Framing + Insulation 0'-5/8" Gypsum Board UPPER LEVEL TENANT 4 +0'-2" East Building T.O. Slab +0'-0" Project Elevation Reference +15'-4" East Building T.O. Slab +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +32'-6"(+119.6') Max. Building Ht. 2 A.eb.5.2 4 A.eb.5.2 3 A.eb.5.2 1 A.eb.5.2 13 A.eb.5.2 12 A.eb.5.2 14 A.eb.5.2 3'-6"SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel MSC Exterior Wall (Brick, Airspace, Rigid Insul., Sheathing, Framing, GWB) 0'-1/16" Metal Siding 0'-2" Insulation (Rigid) 0'-01/2" Wood Sheathing 0'-6" Steel Framing + Insulation 0'-5/8" Gypsum Board UPPER LEVEL TENANT 5 +4'-10 3/4" Tenant 5 T.O. Slab +18'-10 1/2" North Terrace T.O. Pavers +18'-11" Event Space Fin Flr +30'-5 1/2"(+117.56') T.O. Roof Subdeck +32'-4 1/2"(+119.48') T.O. Top Plate +32'-6"(+119.6') Max. Building Ht. SCALE: 3/4" = 1'-0" 2 West Wall Section, Typ. A.eb.4.7 SCALE: 3/4" = 1'-0" 1 Brick Veneer Wall Section, Typ. A.eb.4.7SCALE: 3/4" = 1'-0" 3 North Wall @ Covered Entry A.eb.4.7 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 64 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.4.8 East Building Wall Sections Printed: 5/8/19 ISSUED: Permit Set+0'-0 1/8"(+87.19') Fin Grade @ Stair STEPPED PLANT PLATFORM PIP CONCRETE STEPS 5 EQUAL RISERS 4 EQUAL PLATFORMS SEE STRUCT FOR MORE INFO EGRESS STAIR POWDER COATED STEEL STAIR 11 EQUAL RISERS 10 EQUAL TREADS SEE STRUCT FOR MORE INFO EGRESS STAIR PIP CONCRETE STAIR 15 EQUAL RISERS 14 EQUAL PLATFORMS SEE STRUCT FOR MORE INFO +8'-11" Landing Fin Flr 3'-6" TYP3'-0" TYP7" TYP.1'-0" TYP. +0'-0 1/8"(+87.19') Fin Grade @ Stair +0'-3 3/4"(+87.25') Storage Slab Flr STORAGE 2 A.eb.5.3 3 A.eb.5.3 1 A.eb.5.3 STEPPED PLANT PLATFORM PIP CONCRETE STEPS 5 EQUAL RISERS 4 EQUAL PLATFORMS SEE STRUCT FOR MORE INFO EGRESS STAIR POWDER COATED STEEL STAIR 11 EQUAL RISERS 10 EQUAL TREADS SEE STRUCT FOR MORE INFO CONT HAND/GUARDRAIL CUSTOM STEEL POWDER COATED RAILING 42" TALL @ LANDING, 36" TALL @ STAIR, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. +8'-11" Landing Fin Flr +15'-3 1/4" Landing Fin Flr +18'-9 1/2" T.O. Terrace Guardrail z_ W.8 D.19 D.16D.12W.5 12'-10"4'-3" 11"6"6" 4'-3" CLEAR FROM NOSING TO F.O. BRICK 8'-10"EDGE OF LANDING TO F.O. MEATL SIDING6"6"6"3'-2"5'-4"21/2" +8'-11" +0'-3" +0'-3" +9'-7/8" +87.35' +96.02' EDGE OF TOP RISER & LANDING ABOVE EDGE OF FIRST RISER EDGE OF LANDING ABOVE EDGE OF LANDING ABOVE STEPPED PLANT PLATFORM PIP CONCRETE STEPS 5 EQUAL RISERS 4 EQUAL PLATFORMS SEE STRUCT FOR MORE INFO EGRESS STAIR PIP CONCRETE STAIR 15 EQUAL RISERS 14 EQUAL PLATFORMS SEE STRUCT FOR MORE INFO CONT HAND/GUARDRAIL CUSTOM STEEL POWDER COATED RAILING 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. 15 RISE (6 15/16") 14 RUN (11") PLANT PLATFORM 5 RISE (20 13/16") 4 RUN (33") INTERMEDIATE LANDING 15 RISE (6 15/16") 14 RUN (11") ALIGN CONCRETE FACE WHERE EGRESS STAIR MEETS PLANT PLATFORM F.O. CONC STEM WALL & SHEATHING F.O. CONC STEM WALL& SHEATHING3/4"10'-41/4"CL OUTRIGGER & WALL FRAMING CONCRETE FACE WHERE EGRESS STAIR MEETS PLANT PLATFORM W.9D.17D.15W.6 4'-2" CLEAR FROM TOP RISER TO F.O. CHANNEL 8'-3" 6'-1" LANDING EDGE TO F.O. BRICK 4'-3" CLEAR FROM TOP RISER TO F.O. BRICK 11'-01/4" OUTSIDE FACE OF CHANNEL TO END OF STRINGER 11" 11" +9'-7/8" +8'-11" +96.02' +15'-3 1/4" +102.37' EGRESS STAIR PRECAST CONCRETE STEPS W/ STEEL CLOSED RISERS ON STEEL ANGLE TABS ON STEEL CHANNEL STRINGERS SEE STRUCT FOR MORE INFO EGRESS STAIR PIP CONCRETE STAIR 15 EQUAL RISERS 14 EQUAL PLATFORMS SEE STRUCT FOR MORE INFO CONT HAND/GUARDRAIL CUSTOM STEEL POWDER COATED RAILING 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. CANTILEVERED LANDING PRECAST CONCRETE LANDING W/ STEEL POWDER COATED CHANNEL FRAME W/RAILING O/ TWO TUBE STEEL POWDER COATED OUTRIGGERS SEE STRUCT FOR MORE INFO CONT HAND/GUARDRAIL CUSTOM STEEL POWDER COATED RAILING 36" TALL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. INTERMEDIATE LANDING 10 RISE (6 15/16") 9 RUN (11")UPDN SCALE: 1/2" = 1'-0" 2 Terrace Stair A.eb.4.8 SCALE: 1/2" = 1'-0" 4 Terrace Stair @ Bleachers A.eb.4.8 SCALE: 1/2" = 1'-0" 1 Terrace Stair @ Ground Level A.eb.4.8 SCALE: 1/2" = 1'-0" 3 Terrace Stair @ Upper Level A.eb.4.8 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 65 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.5.2 East Building Exterior Details Printed: 5/8/19 ISSUED: Permit Set+0'-0" T.O. FINISHED FLOOR RIGID INSULATION 2X CAR DECK 1/2" PLYWOOD P.I.P. CONCRETE 2X CAR DECK 1/2" PLYWOOD CONTINUOUS ROOFING STOP TO ALLOW EXPANSION AND CONTRACTION MEMBRANE ROOFING SYSTEM WEATHER TAPE 2" THICK PAVERS ON PEDESTAL ROOF DECK SYSTEM LIQUID APPLIED WATER BARRIER CREATE WEEP VOID @ VERTICAL GROUT EVERY 2' O.C. COMMON BOND BRICK FACE TIED TO SHEATHING PER MANUFACTURER REQUIREMENTS POWDER COATED L7x4x3/8 BRICK LEDGER CONT. DRIP EDGE AT BOT LEG -0'-1/2" T.O. ROOF PAVERS 4" MIN1'-6" MIN6"7"61/2"41/2"1'-0"SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel+0'-2" East Building T.O. Slab +0'-0" Project Elevation Reference 2'-0" BRICK VENEER LEDGE STEPS TO MAINTAIN FIRST BRICK COURSE BELOW FIN GRADE, TYP. SEE S-SHEETS FOR STEP CHANGE LOCATIONS. FRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL BRICK SOLDIER COURSE SILL W/STEEL ANCHORS SET AT 15% FOR DRAINAGE IN MORTAR BED OVER CONT. FLASHING FROM WINDOW RO TO FACE OF BRICK DRIP EDGE CONT. KYNAR FACED FLASHING ACROSS ENTIRE BRICK SILL TURNED UP AT WINDOW RO ALUM CLAD WOOD WINDOW UNIT WITIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS ALUM CLAD WOOD WINDOW UNIT WITHIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS POWDER COATED L7x10x3/8 DATUM BRICK LEDGER @ ALL 4 BUILDING ELEVATIONS. CONT. DRIP EDGE AT BOT LEG CREATE WEEP VOID @ VERTICAL GROUT EVERY 2' O.C. COMMON BOND BRICK FACE TIED TO SHEATHING PER MANUFACTURER REQUIREMENTS CONTINUOUS BACKER ROD AND SEALANT @ JAMBS AND HEAD, TYP. ROUGH OPENING WEATHER TAPE LIQUID APPLIED WATER BARRIER 1'-6" 6"61/2"51/2"8"FRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL SLAB FLOOR 26GA SILL, SLOPE MIN 2% WINDOW FRAME STEP SILL AT FACE OF BLOCKING STANDING SEAM RIB HORIZ SUBGIRT PANEL MOUNTING CLIP WINDOW FRAME WEATHER SEAL STANDING SEAM RIB PANEL MOUNTING CLIP HORIZ SUBGIRT LIQUID APPLIED WATER BARRIER STANDING SEAM RIB PANEL MOUNTING CLIP HORIZ SUBGIRT +19'-2 1/2" Top of Guardrail PARAPET ASSEMBLY 24GA KYNAR COATED CAP HOOKED @ OUTSIDE EDGE W/ CONT. METAL CLIPS @ 2'-0" O.C. SCREW FASTENED TO INSIDE EDGE @ METAL CLIPS 2'-0" O.C. O/ WEATHER TAPE O/ LIQUID APPLIED WATER BARRIER 0/ WEATHER TAPE O/ FRAMING LIQUID APPLIED WATER BARRIER CUSTOM METAL TRANSOM PANEL SUPPLIED BY MANUFACTURER SUPPORTED ON METAL HAT CHANNELS ALUM CLAD WOOD WINDOW UNIT WITHIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS ALUM CLAD WOOD WINDOW UNIT WITHIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS POWDER COATED L7x10x3/8 DATUM BRICK LEDGER @ ALL 4 BUILDING ELEVATIONS. CONT. DRIP EDGE AT BOT LEG CREATE WEEP VOID @ VERTICAL GROUT EVERY 2' O.C. COMMON BOND BRICK FACE TIED TO SHEATHING PER MANUFACTURER REQUIREMENTS CONTINUOUS BACKER ROD AND SEALANT @ JAMBS AND HEAD, TYP. ROUGH OPENING WEATHER TAPE LIQUID APPLIED WATER BARRIER 24GA RO SILL FLASHING TURNED UP @ JAMBS 6", TYP. LIQUID APPLIED WATER BARRIER ROUGH OPENING WEATHER TAPE ALUM CLAD WOOD DOOR UNIT WITHIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel WEATHER TAPE +0'-2" East Building T.O. Slab +0'-0" Project Elevation Reference LIQUID APPLIED WATER BARRIER ALUM CLAD WOOD WINDOW UNIT WITHIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS POWDER COATED L10x10x3/4 DATUM BRICK LEDGER @ ALL 4 BUILDING ELEVATIONS. CONT. DRIP EDGE AT BOT LEG CREATE WEEP VOID @ VERTICAL GROUT EVERY 2' O.C. COMMON BOND BRICK FACE TIED TO SHEATHING PER MANUFACTURER REQUIREMENTS 32" HIGH X 1" THICK STEEL LETTERING WITH LED BACKLIGHTING, FASTENED THROUGH BRICK TO SHEATHING CONTINUOUS BACKER ROD AND SEALANT @ JAMBS AND HEAD, TYP. ROUGH OPENING WEATHER TAPE LIQUID APPLIED WATER BARRIER BRICK SOLDIER COURSE SILL W/STEEL ANCHORS SET AT 15% FOR DRAINAGE IN MORTAR BED OVER CONT. FLASHING FROM WINDOW RO TO FACE OF BRICK DRIP EDGE CONT. KYNAR FACED FLASHING ACROSS ENTIRE BRICK SILL TURNED UP AT WINDOW RO ALUM CLAD WOOD WINDOW UNIT WITIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS 26 GA HEAD FLASHING ALUM CLAD WOOD DOOR UNIT WITHIN VYCOR WRAPPED RO WITH 5/4" PLYWOOD HEAD, JAMB & SILL CASINGS POWDER COATED L10x10x3/4 DATUM BRICK LEDGER @ ALL 4 BUILDING ELEVATIONS. CONT. DRIP EDGE AT BOT LEG CREATE WEEP VOID @ VERTICAL GROUT EVERY 2' O.C. COMMON BOND BRICK FACE TIED TO SHEATHING PER MANUFACTURER REQUIREMENTS ROUGH OPENING WEATHER TAPE LIQUID APPLIED WATER BARRIER +32'-4 1/2" Top of Framing 8" (MAX INSUL HEIGHT)BRICK SOLDIER COURSE W/ CONTINUOUS SEALANT W/ BACKER ROD @ TOP, TYP. @ FOUR BLDG FACES COMMON BOND BRICK FACE TIED TO SHEATHING PER MANUFACTURER REQUIREMENTS PARAPET ASSEMBLY 24GA KYNAR COATED CAP HOOKED @ OUTSIDE EDGE W/ CONT. METAL CLIPS @ 2'-0" O.C. SCREW FASTENED TO INSIDE EDGE @ METAL CLIPS 2'-0" O.C. O/ WEATHER TAPE O/ LIQUID APPLIED WATER BARRIER 0/ WEATHER TAPE O/ FRAMING CONTINUOUS ROOFING STOP TO ALLOW EXPANSION AND CONTRACTION MEMBRANE ROOFING SYSTEM HARDIE PANEL RIGID INSULATION 2X CAR DECK 1/2" PLYWOOD +0'-0" T.O. FINISHED FLOOR-0'-1/2" T.O. ROOF PAVERS CONTINUOUS ROOFING STOP TO ALLOW EXPANSION AND CONTRACTION MEMBRANE ROOFING SYSTEM ROUGH OPENING WEATHER TAPE RIGID INSULATION 2X CAR DECK 1/2" PLYWOOD LIQUID APPLIED WATER BARRIER 2" THICK PAVERS ON PEDESTAL ROOF DECK SYSTEM P.I.P. CONCRETE 2X CAR DECK 1/2" PLYWOOD SCALE: 1 1/2"= 1'-0" 11 East Building 2nd Floor West Wall @ Terrace A.eb.5.2 SCALE: 1 1/2"= 1'-0" 1 Brick Veneer Wall Footing. Typ. A.eb.5.2 SCALE: 1 1/2"= 1'-0" 2 Ground Level Brick Veneer Wall Window Head, Typ. A.eb.5.2 SCALE: 1 1/2"= 1'-0" 6 West Wall Footing, Typ. A.eb.5.2 SCALE: 1 1/2"= 1'-0" 7 West Wall Window Sill, Typ. A.eb.5.2 SCALE: 1 1/2"= 1'-0" 8 West Wall Window Head, Typ. A.eb.5.2 SCALE: 1 1/2"= 1'-0" 9 West Wall/Terrace Detail, Typ. A.eb.5.2 SCALE: 1 1/2"= 1'-0" 10 West Wall Guardrail, Typ. A.eb.5.2 SCALE: 1 1/2"= 1'-0" 12 North Bay Door & Transom A.eb.5.2 SCALE: 1 1/2"= 1'-0" 4 Upper Level Brick Wall Window Head, Typ A.eb.5.2 SCALE: 1 1/2"= 1'-0" 3 Brick Wall Window Sill, Typ A.eb.5.2 SCALE: 1 1/2"= 1'-0" 14 Door Head @ Datum A.eb.5.2 SCALE: 1 1/2"= 1'-0" 5 Brick Wall Cornice, Typ A.eb.5.2 SCALE: 1 1/2"= 1'-0" 13 Door Threshold A.eb.5.2 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 66 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.5.3 East Building Exterior Details Printed: 5/8/19 ISSUED: Permit Set EL. +8-11" T.O. STAIR LANDING 3"LIQUID APPLIED WATER BARRIER ON SHEATHING AND LAPPED OVER FLASHING CREATE WEEP VOID @ VERTICAL GROUT EVERY 2' O.C. COMMON BOND BRICK FACE TIED TO SHEATHING PER MANUFACTURER REQUIREMENTS 26 GA 3"x6" CONT GALV FLASHING7" TYP.1'-0" TYP. POWDER COATED TUBE STEEL OUTRIGGER, SEE STRUCTURAL POWDER COATED SOLID RISERS SCREWED INTO UNDERSIDE OF TREAD, TYP. PRE-CAST CONCRETE TREADS ON WELDED ANGLE SIDE SUPPORTS, SEE STRUCTURAL 2" PRE-CAST CONCRETE LANDING 36" TALL GRIPPABLE STAIR RAILING POWDER COATED CUSTOM STEEL STAIR RUN, SEE STRUCTURAL +15'-3-1/4" T.O. STAIR LANDING POWDER COATED C-CHANNEL FRAME ON NORTH, WEST, AND SOUTH LANDING SIDES 2" PRECAST CONCRETE LANDING POWDER COATED TUBE STEEL OUTRIGGER, SEE STRUCTURAL 42" TALL LANDING GUARDRAIL, 4" SPHERE CANNOT PASS THROUGH FACE 8'-9"1'-0"6"6"U-SHAPED 1'" THICK PLATE STEEL POWDER COATED ENTRY PORTAL WELDED BASE PLATE SITE FASTENED TO EMBEDDED ANCHOR BOLTS PIP CONC FOOTING, TYP OF 2 2'-0" 12'-0" U-SHAPED 1'" THICK PLATE STEEL POWDER COATED ENTRY PORTAL 8" LASER-CUT STENCIL LETTERS, CENTERED ON TOP, VERIFY FINAL FONT W/ ARCHITECT SCALE: 1 1/2"= 1'-0" 1 Brick Wall @ Terrace Stair Landing A.eb.5.3 SCALE: 1 1/2"= 1'-0" 2 Terrace Stair @ 2nd Level A.eb.5.3SCALE: 1 1/2"= 1'-0" 3 Terrace Stair @ Cantilever A.eb.5.3 SCALE: 3/4" = 1'-0" 4 Typical Plaza Portal Street View A.eb.5.3 SCALE: 1:12.05 5 Portal Roof Plan A.eb.5.3 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 67 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.eb.6.2 East Building Interior Elevations Printed: 5/8/19 ISSUED: Permit SetiD.105'-0"Ø TURNING SPACEN E S W eb.MR F2 F2 MIN 30"x48" CLEAR FLOOR SPACE AT LAV 56" MIN.60" MIN.1'-6"MIN.F1 1'-6"4'-0"T.O. WAINSCOT3'-81/2"CL WC & SEAT COVER DISPENSER CL WC & SEAT COVER DISPENSER FLOOR-MOUNTED WC RECESSED WC SEAT COVER DISPENSER A3 A2A2 F2 F2 4'-2"4'-0"T.O. WAINSCOTTILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. A5 BABY CHANGING STATION F2 FLOOR-MOUNTED WC 2'-111/2"1'-6"1'-111/2"2'-8"3'-4"1'-6"3'-4"2'-10"4'-2"16"27"WALL-MOUNTED SINK WALL-MOUNTED MIRROR RECESSED PAPER TOWEL DISPENSER TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. A4 A3 A3 F2 A1 WALL-MOUNTED GRAB BAR (1-1/4"-1-1/2" DIA BAR 1-1/2" WALL OFFSET) FLOOR-MOUNTED WC WC TISSUE DISPENSER F1 4'-0"T.O. WAINSCOT2'-10"F1 TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. WALL-MOUNTED MIRROR WALL-MOUNTED SINK 3'-0"3'-81/2"4'-0" T.O. WAINSCOT1'-6"FLOOR-MOUNTED WC RECESSED WC SEAT COVER DISPENSER CL WC & SEAT COVER DISPENSER CL WC & SEAT COVER DISPENSER A2A2A2 F2F2F2 A3 1'-6"1'-111/2"3'-4"3'-4"1'-6"2'-8"3'-0"2'-10"4'-0"T.O. WAINSCOT4'-0"27"16"A4 A3 A3 F2 F1 A5 FLOOR-MOUNTED WC WC TISSUE DISPENSER WALL-MOUNTED GRAB BAR (1-1/4"-1-1/2" DIA BAR 1-1/2" WALL OFFSET) WALL-MOUNTED SINK BABY CHANGING STATION WALL-MOUNTED MIRROR TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP.4'-0"T.O. WAINSCOT1'-5"TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. F2 FLOOR-MOUNTED WC 5'-7"3'-4"3'-1"2'-10"4'-2"RECESSED PAPER TOWEL DISPENSER WALL-MOUNTED MIRROR WALL-MOUNTED SINKF1 A1 TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP.iD.10W.5 5'-0"Ø TURNING SPACE N E S W eb.MS F2 F2 F2 MIN 30"x48" CLEAR FLOOR SPACE AT LAV 60" MIN.56" MIN.1'-7"MIN.F1 SCALE: 1/2" = 1'-0" 6 MR Restroom Plan A.eb.6.2SCALE: 1/2" = 1'-0" 7 MS Room West A.eb.6.2SCALE: 1/2" = 1'-0" 8 MS Room South A.eb.6.2SCALE: 1/2" = 1'-0" 10 MS Room North A.eb.6.2 SCALE: 1/2" = 1'-0" 9 MS Room East A.eb.6.2 SCALE: 1/2" = 1'-0" 2 MR Room West A.eb.6.2SCALE: 1/2" = 1'-0" 3 MR Room South A.eb.6.2SCALE: 1/2" = 1'-0" 5 MR Room North A.eb.6.2 SCALE: 1/2" = 1'-0" 4 MR Room East A.eb.6.2 SCALE: 1/2" = 1'-0" 1 MS Restroom Plan A.eb.6.2 RESTROOM FIXTURE & ACCESSORY SCHEDULE FIXTURE QUANTITY DESCRIPTION F1 2 Kohler Brenham wall-mounted bath sink w/shroud #K-1999-1N in white ADA compliant with Kohler Sculpted Insight Touchless DM Faucet #K-13463-CP in polished chrome ADA Compiant F2 5 Kohler Kingston Bowl #K-4323-L-0 in white with Kohler Tripoint DC 1.28 GPF WC Flushometer #K-10956-SV-CP in polished chrome Kohler Stronghold Quiet-Close Commercial Elongated Toilet Seat #K-4731-GC-0 in white ACCESSORY QUANTITY DESCRIPTION A1 2 Bobrick B-369 ClassicSeries Recessed Paper Towel Dispenser and Waste Receptacle A2 5 Bobrick B-301 Recessed Toilet-Seat-Cover Dispenser A3 6 Bobrick B-5806 1-1/4" Ø stainless steel grab bar with snap flange — size and configuration per elevations A4 2 Bobrick B-388 Recessed Multi-Roll Toilet Tissue Dispenser A5 2 Koala Kare Products model KB110-SSRE horizontal recessed mounted stainless steel finish baby changing station ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 68 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.3.1 West Building Exterior Elevations Printed: 5/8/19 ISSUED: Permit Set 8 7 6 5 4 3 2 1 9 A.wb.4.4 3'-6"17'-0"RO AFF-4'-1 1/4" FINISH GRADE AT BLDG CORNER 0" T.O. FINISH FLOOR +9'-11 1/4" T.O. PLATE +20'-2 7/8" T.O. RIDGE +22'-8 1/4" T.O. PARAPET +25'-8" T.O. ELEVATOR TOWER 3'-31/4"12'-0"12'-0"12'-0"12'-0"12'-0"3'-23/4"12'-21/2"T.O. AFF TYP.9'-61/2"R.O. AFF TYP.9'-81/2"R.O. AFF TYP.3A.wb.4.13A.wb.4.1(N) STANDING SEAM METAL ROOFING, ROOF RADIUS IS 68'.ELEVATOR TOWER BEYOND (E) FOUNDATION PROFILE ASSUMED, VERIFY ONSITE. CUSTOM STEEL POWDER COATED GUARDRAIL: W/ IPE TOPRAIL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. (N) FOUNDATION PROFILE Clad2 Clad5 Clad4 (N) SIGN Clad2 D.1 S.1 S.1 S.1 W.2 W.2W.3 W.3 W.4 W.4 W.1 W.4 -7 1/8" FINISH GRADE AT BLDG CORNER I HJ 10'-73/4"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"13'-2"14'-6"9'-9"R.O. AFF8'-31/8"R.O. AFF TYP.7'-2"R.O. AFF6'-10"R.O. AFF0" T.O. FINISH FLOOR +9'-111/4" T.O. PLATE +20'-27/8" T.O. RIDGE +22'-81/4" T.O. PARAPET +25'-8" T.O. PARAPET 9'-61/2"R.O. AFF TYP.8'-31/8"R.O. AFF TYP.1A.wb.4.11A.wb.4.1(N) DS(N) DS (N) FOUNDATION PROFILE ROOFTOP HVAC BEYOND ELEVATOR TOWER BEYOND -7 1/8" FINISH GRADE AT BLDG CORNER -5 1/4" FINISH GRADE AT BLDG CORNER Clad1 Clad1 Clad2 Clad2 Clad4 Clad2 Clad4 ROOFTOP HVAC BEYOND Clad11 TENANT SIGNAGE (UNDER SEPARATE FUTURE PERMIT) SURFACE MOUNTED WALL SCONCE, TYP OF 2 W.3D.7W.3 D.3 S.1S.1S.1 S.1S.1 S.1 W.2 D.2D.2D.4D.4D.4D.5 D.3 D.2D.2 CLADDING TYPES ID BLDG TYPE LOCATION FINISH NOTES _ Clad1 west 26ga standing seam metal panels arched roof metal color 1 Clad2 west 26ga standing seam metal panels typical walls metal color 2 Clad3 west fiber cement board exterior of open-air entry bay paint color 1 Clad4 west fiber cement board inset at north face paint color 2 Clad5 west stained cedar 1x T&G interior of open-air entry bay stain 1 Clad6 west existing CMU to remain along west property line paint color 3 Clad7 west fiber cement board receiving/trash area paint color 4 Clad8 east brick typical walls Clad9 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad10 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad11 east fiber cement board inset at south face paint color 5 Clad12 both fiber cement board elevator tower paint color 6 DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES SCALE: 1/4" = 1'-0" 1 North (Main Street) Elevation A.wb.3.1 SCALE: 1/4" = 1'-0" 2 East (Courtyard) Elevation A.wb.3.1 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 69 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.3.2 West Building Exterior Elevations Printed: 5/8/19 ISSUED: Permit Set H I J 13'-2"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"10'-73/4" 0" T.O. TOP PLATE +9'-11 1/4" T.O. PLATE +20'-2 7/8" T.O. RIDGE +22'-8 1/4" T.O. PARAPET +25'-8" T.O. PARAPET1A.wb.4.11A.wb.4.1ROOFTOP HVAC BEYOND ELEVATOR TOWER BEYOND (E) FOUNDATION PROFILE ASSUMED, VERIFY ONSITE. -3'-11/4" FINISH GRADE AT BLDG CORNER-4'-13/4" FINISH GRADE AT BLDG CORNER Clad6 Clad1 Clad2 Clad11 ROOFTOP HVAC BEYOND 1 2 3 4 5 6 7 8 6'-10"R.O. AFF TYP.3'-6"AFF3'-23/4"12'-0"12'-0"12'-0"12'-0"12'-0"3'-31/4" 0" T.O. FINISHED FLOOR +9'-11 1/4" T.O. PLATE +20'-2 7/8" T.O. RIDGE +22'-8 1/4" T.O. PARAPET +25'-8" T.O. PARAPET -3'-1 1/4" FINISHED GRADE @ BLDG CORNER 8'-0"R.O. AFFFORMER LOWER LEVEL INFILLED LOWER LEVEL5'-91/4"R.O. AFF TYP.9'-91/4"R.O. AFF TYP.3A.wb.4.13A.wb.4.1Clad2 (N) STANDING SEAM METAL ROOFING, ROOF RADIUS IS 68'. ROOFTOP HVAC BEYOND ROOFTOP HVAC BEYOND ELEVATOR TOWER BEYOND STAIR TO LOADING DOCK PIP CONCRETE LOADING DOCK Clad5 (N) SIGN Clad11 D.6 W.4W.4 D.5 S.1 S.1 S.1 D.5 D.6 W.4 W.4 Clad2 Clad2 Clad7 -5 1/4" FINISH GRADE AT BLDG CORNER Clad4 DOORS & WINDOWS – All door rough openings are noted as 2" above unit height. All window rough openings are noted as 1/2" above unit height. Verify with unit manufacturers that this is consistent with their products. RAINSCREEN – All cladding shall be installed as a rainscreen. Refer to detail drawings for more information. INSULATION – At exterior wood stud walls (west building), cavity insulation shall be R-21 batts. At exterior steel stud walls (east building), cavity insulation shall be R-13 batts. At interior walls, cavity insulation shall be acoustic batts. Refer to detail drawings for more information. FIRE-RATED ASSEMBLIES – CMU Wall (Reference IBC Table 721.1(2) item #3-1.1): An 8” thick concrete masonry unit wall is adequate to provide a 1- hour fire rating. – Framed Wall (Reference Gypsum Association Fire Resistance Design Manual GA-600-2015, File No. WP 8136): EXTERIOR SIDE: One layer 5/8” proprietary type X gypsum sheathing or glass mat gypsum substrate (sheathing) applied parallel or at right angles to 2x4 wow studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. INTERIOR SIDE: One layer 5/8” proprietary type X gypsum wallboard or gypsum veneer base applied parallel or at right angles to 2x4 wood studs 16” o.c. with 1-5/8” Type S drywall screws 12” o.c. to studs when applied parallel to framing or 8” o.c. when applied at right angles to framing. Vertical joints centered over studs and staggered one stud cavity on opposite sides. Horizontal joints on opposite sides need not be staggered. (LOAD-BEARING) PROPRIETARY GYPSUM PANEL PRODUCT United States Gypsum Company 5/8” SECUROCK Glass-Mat Sheathing Panels 5/8” SHEETROCK Brand UltraLight Panels FIRECODE X Fire-rated walls may be insulated or uninsulated per General Explanatory Note #11 of the manual. Larger framing members may be substituted per General Explanatory Note #18. Structural plywood sheathing may be added per General Explanatory Note #25. PLAN NOTES CLADDING TYPES ID BLDG TYPE LOCATION FINISH NOTES _ Clad1 west 26ga standing seam metal panels arched roof metal color 1 Clad2 west 26ga standing seam metal panels typical walls metal color 2 Clad3 west fiber cement board exterior of open-air entry bay paint color 1 Clad4 west fiber cement board inset at north face paint color 2 Clad5 west stained cedar 1x T&G interior of open-air entry bay stain 1 Clad6 west existing CMU to remain along west property line paint color 3 Clad7 west fiber cement board receiving/trash area paint color 4 Clad8 east brick typical walls Clad9 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad10 east 26ga standing seam metal panels walls at north & west bays metal color 3 Clad11 east fiber cement board inset at south face paint color 5 Clad12 both fiber cement board elevator tower paint color 6 SCALE: 1/4" = 1'-0" 2 West Elevation A.wb.3.2 SCALE: 1/4" = 1'-0" 1 South (Alley) Elevation A.wb.3.2 NOTE: MOST OF THIS ELEVATION IS OBSCURED BY ADJACENT BUILDING ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 70 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.4.1 West Building Sections Printed: 5/8/19 ISSUED: Permit Set J I H -8'-3 1/2" -1 Lower Level ±0" 1 Ground Level +10'-0" 2 Upper Level +/-8'-111/4"10'-73/4"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"13'-2"8'-31/2"10'-0"10'-21/4"+/-8'-31/2"9'-43/4"71/4"3'-6"8'-31/2"10'-0"10'-53/4"3'-71/2"+/-2'-61/2"4"+/-7'-21/4"9'-61/2"3'-9"2'-93/4" PROVIDE 1-HR OCCUPANCY SEPARATION BETWEEN LOWER LEVEL & MAIN LEVEL – INSTALL (1) LAYER 5/8" TYPE 'X' GWB AT UNDERSIDE OF (E) JOISTS PER PLAN NOTES WRAP STL COLUMN W/ 5/8" TYPE 'X' GWB WRAP EXPOSED BEAMS TO PROVIDE 1-HR FIRE RATING FRAMED FLOOR (N) 3/4" wd finish flr (N) 3/4" nom plywd (E) 2X12 @16"o/c (N) 5/8" type X GWB (E) 4" SLAB ON GRADE (N) SAWCUT OPENING FOR ACCESS TO (N) STAIRWELL (N) FRAMED FLOOR 3/4" nom plywd 11-7/8" TJI @16"o/c typ uno 5/8" gwbMINI BOWLING EQUIPMENT PER MANUF (E) ARCHED GLB, TYP (N) CENTER BEAM (N) PARAPET AT (N) DORMER EDGE, BEYOND (N) CENTER BEAM STEP FLR FRAMING TO ALLOW FOR DEPTH OF MINI BOWLING EQUIPMENT CONFIRM DEPTH W/ MANUF (N) STAIRWAY W/ CONT. GRIPPABLE HANDRAIL 36" ABOVE NOSINGS EXTENDED BEYOND 1ST & LAST RISER BY 1 TREAD WIDTH BATT INSUL TO R-30 Clad2 CUSTOM STEEL POWDER COATER GUARDRAIL: 42" TALL, W/ IPE TOPRAIL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. ROOFTOP HVAC EQUIPMENT BEYOND ELEVATOR TOWER EXISTING ARCHED ROOF ASSEMBLY (N) STANDING SEAM METAL ROOFING O/ NEW SINGLE MEMBRANE ROOFING O/ 1/2" PLYWOOD DECK O/ NEW 2X8 SLEEPERS W/ 7" RIGID INSUL (R=38 MIN.) O/ NEW 1/2" PLYWOOD DECKING O/ EXISTING 3X CAR DECK O/ EXISTING GLULAM BEAMS (ROOF RADIUS IS 68') NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 4" MIN. (R-20 MIN.) 3/4" PLYWOOD DECK O/ 11-7/8" TJI JOIST FRAMINGW/ BATT INSUL WITHIN BAYS (R=30) O/ 5/8" PTD GWB ROOFTOP HVAC EQUIPMENT BEYOND PTD GWB THROUGHOUT, TYP.PTD GWB THROUGHOUT, TYP. REC ROOM STORAGE Top of Subflr Top of Fin Slab Top of Fin Slab 8 7 6 5 4 3 2 1 11 A.wb.4.3 11 A.wb.4.3 7 A.wb.4.4 5 A.wb.4.4 9 A.wb.4.4 8 A.wb.4.4 12 A.wb.4.3 ±0" 1 Ground Level ±0" 1 Ground Level +10'-0" 2 Upper Level +10'-0" 2 Upper Level 3'-31/4"12'-0"12'-0"12'-0"12'-0"12'-0"3'-23/4" RESTORED EXISTING ARCHED ROOF PORTION 33'-51/2"10'-0"10'-01/2"2'-73/4"8'-3" CLEAR3'-6"Tenant 1 Dining Private Office Restroom Loft Bar ROOFTOP HVAC EQUIPMENT BEYOND CUSTOM STEEL POWDER COATED GUARDRAIL: 42" TALL, W/ IPE TOPRAIL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. ROOFTOP HVAC EQUIPMENT BEYOND ELEVATOR TOWER EXISTING ARCHED ROOF ASSEMBLY (N) STANDING SEAM METAL ROOFING O/ NEW SINGLE MEMBRANE ROOFING O/ 1/2" PLYWOOD DECK O/ NEW 2X8 SLEEPERS W/ 7" RIGID INSUL (R=38 MIN.) O/ NEW 1/2" PLYWOOD DECKING O/ EXISTING 3X CAR DECK O/ EXISTING GLULAM BEAMS (ROOF RADIUS IS 68') NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 4" MIN. (R-20 MIN.) 3/4" PLYWOOD DECK O/ 11-7/8" TJI JOIST FRAMINGW/ BATT INSUL WITHIN BAYS (R=30) O/ 5/8" PTD GWB ENTRY VOLUME BEYOND TENANT SIGNAGE (NOT IN THIS PERMIT APPLICATION) SEE A.wb.6.1 FOR MORE INFO PTD GWB THROUGHOUT, TYP.OPEN TO KITCHEN BEYOND CONT. FLAT ROOF VENTILATION CONT. FLAT ROOF VENTILATION +20'-1/2" B.O. Framing +22'-8 1/4" T.O. Framing 3 2 1 ±0" 1 Ground Level ±0" 1 Ground Level +10'-0" 2 Upper Level +10'-0" 2 Upper Level3'-0"12'-0"3'-23/4"4'-0" CLEAR10'-0"10'-01/2"2'-73/4"(E) 4" SLAB ON GRADE (N) FRAMED FLOOR 3/4" nom plywd 11-7/8" TJI @16"o/c typ uno 5/8" gwb NEW FLAT ROOF ASSEMBLY NEW SINGLE MEMBRANE ROOFING O/ TAPERED RIGID INSUL 4" MIN. (R-20 MIN.) 3/4" PLYWOOD DECK O/ 11-7/8" TJI JOIST FRAMING W/ BATT INSUL WITHIN BAYS (R=30) O/ 5/8" PTD GWB 1-HR RATED ELEVATOR SHAFT 5/8" GWB O/ 2X6 WD FRAMING @ 16" OC O/ 5/8" GWB (PURSUANT OF UL U379) MAIN TENANT 1 STAIRWAY WOOD-FRAMED STAIR WITH CONT. 5/8" TYPE X GWB ON UNDERSIDE , SEE STRUCTURAL SHEETS FOR ADDITIONAL INFO. CUSTOM STEEL POWDER COATED HANDRAIL: 36" TALL, WALL MOUNTED, EXTENDS 1 TREAD WIDTH BEYOND FIRST AND LAST RISER, TYP. CONT. 5/8" TYPE X GWB TO COMPLETE 1-HOUR RATED SHAFT ENCLOSURE HYDRAULIC ELEVATOR OTIS 2100 100 FPM (THIS UNIT UNDER SEPARATE PERMIT) NEW 1'-3" SLAB FOOTING ON COMPACTED GRAVEL Top of Subflr Top of Fin Slab +20'-1/2" B.O. Framing +22'-8 1/4" T.O. Framing SCALE: 1/4" = 1'-0" 3 Long Section Looking West A.wb.4.1 SCALE: 1/4" = 1'-0" 1 Cross Section at Loft Bar A.wb.4.1SCALE: 1/4" = 1'-0" 2 Elevator A.wb.4.1 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 71 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.4.2 Wall Sections & Details Printed: 5/8/19 ISSUED: Permit Set 12 A.wb.4.2 6 A.wb.4.2 4 A.wb.4.2 3 A.wb.4.2 5 A.wb.4.2 2 A.wb.4.23'-6"CITY SIDEWALK TO REMAIN UNCHANGED TENANT SIGNAGE (UNDER SEPARATE FUTURE PERMIT) SURFACE MOUNTED WALL SCONCE, TYP OF 2 WALL A Cladding per elevations Air Space WRB CMU ROOF ASSEMBLY Standing Seam Metal Roofing Membrane Roofing 1/2"(nom) Plywood Shtg Insulation (Rigid) 1/2"(nom) Plywood Shtg 3x T&G Car Decking WALL B Cladding per elevations WRB 1/2"(nom) Plywood Shtg 2x6 Wd Studs w/ Insul Gypsum Board +0'-0" T.O. Fin Flr Slab +13'-6" Wall Sconce 5"1'-1"5" 1'-11"1'-6" MIN.10"ASSUMED SPREAD FOOTING FOUNDATION TO REMAIN UNCHANGED CUSTOM STEEL POWDER COATER GUARDRAIL: 42" TALL, W/ IPE TOPRAIL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. 5"1'-1"5" 1'-11" 13 A.wb.4.2 WALL E 2" R-10 Rigid Insulation 2x4 Wd Studs w/ insul 5/8" Gypsum Board WALL A Cladding per elevations Air Space WRB CMU REMOVE (E) BRICK VENEER, NORTH WALL CITY SIDEWALK TO REMAIN UNCHANGED REPLACE BRICK VENEER W/ CONC TOPPING, BRING FLUSH TO FACE OF (E) STEMWALL +0'-0" T.O. Fin Flr Slab 12 A.wb.4.2 9 A.wb.4.2 11 A.wb.4.2 8 A.wb.4.2 10 A.wb.4.2 1'-6"MIN.10"FRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL85/16"23/8"26 GA RAKE TRIM FOAM BLOCK W/BUTYL TAPE 15/16" #12 x 7/8", HEX WASHER HEAD, W/W, DO NOT PENETRATE PANEL CONT. PTD 4x4 CEDAR BLOCKING ON CONT. 2x INSULATION BLOCKING CURVED ROOF ASSEMBLY MORZIP METAL ROOF PANELS MEMBRANE ROOFING R-38 RIGID INSULATION PLYWOOD DECK 3x T&G DECK 21/2"1"11/8" 26GA SILL, SLOPE MIN 2% WINDOW FRAME STEP SILL AT FACE OF BLOCKING MARINE-GRADE PLYWD LINER 11/2"1/4"1/2"1x6 PAINTED BASE U-CHANNEL 26 GA HEAD FLASHING 26 GA FLASHING COVERS BOTTOM OF CMU FIBER CEMENT BOARD 26 GA HEAD FLASHING 26 GA SILL, SLOPE MIN 2% FIBER CEMENT BOARD STEP SILL 3/8" AT FACE OF BLOCKING 26 GA HEAD FLASHING1/2"1/4"3/16"1"11/8" STANDING SEAM RIB HORIZ SUBGIRT MARINE-GRADE PLYWD LINER PANEL MOUNTING CLIP WINDOW FRAME WEATHER SEAL HORIZ JOINT BTWN WINDOWS BY MANUF 1/2" 2" PRIMARY AIR SEAL, PER MANUF RECOMMENDATIONS MARINE-GRADE PLYWD LINER WEATHER SEAL EXTEND WRB (DASHED) FLASHING EXTEND INTERIOR JAMB FLASHING BELOW SILL OPENING MIN 1/2" SEALANT & PANEL RETAINER FASTENER SELF-ADHERING BUTYL FLASHING TAPE PANEL MOUNTING CLIP HORIZ SUBGIRT SCALE: 3/4" = 1'-0" 1 North Wall at Inset A.wb.4.2SCALE: 3/4" = 1'-0" 7 North & South Wall, Typ. A.wb.4.2 SCALE: 1 1/2"= 1'-0" 12 Roof @ North & South Wall, Typ. A.wb.4.2 SCALE: 1 1/2"= 1'-0" 9 Lower Window Sill A.wb.4.2 SCALE: 1 1/2"= 1'-0" 8 Wall Base A.wb.4.2 SCALE: 1 1/2"= 1'-0" 6 Inset Transition A.wb.4.2 SCALE: 1 1/2"= 1'-0" 5 Window Head at Inset A.wb.4.2 SCALE: 1 1/2"= 1'-0" 4 Window Sill at Inset A.wb.4.2 SCALE: 1 1/2"= 1'-0" 3 Door Head at Inset A.wb.4.2 SCALE: 1 1/2"= 1'-0" 2 Door Threshold at Inset A.wb.4.2 SCALE: 1 1/2"= 1'-0" 11 Typ. Window Head A.wb.4.2 SCALE: 1 1/2"= 1'-0" 10 Upper Window Sill A.wb.4.2 SCALE: 1 1/2"= 1'-0" 13 Typ. Window Jamb A.wb.4.2 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 72 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.4.3 Wall Sections & Details Printed: 5/8/19 ISSUED: Permit Set (E) ALLEY PAVEMENT LOADING DOCK (N) PIP conc floor slab 1/4":12" slope to south to drain compacted gravel PIP CONC STAIR, SEE STRUCT FOR MORE INFO 4" PIP CONC SLAB SLOPED SOUTH TO (E) ALLEY SURFACE 8" PIP CONC PARTIAL HT WALL WITH BACKFILL TO CREATE LOADING DOCK +0'-0" West Building T.O. Slab -0'-4 5/8" T.O. Stair -0'-6 1/4" Southern Loading Dock Edge 1'-6"2'-47/16" (5 EQ RISERS)NEW FLAT ROOF ASSEMBLY membrane roof tapered rigid insulation 0'-1/2" plywood roof deck 0'-51/2" Wood Framing + Insulation 0'-5/8" Gypsum Board +20'-1/2" B.O. Roof Framing +22'-8 1/4" Top Plate EXISTING ARCHED GLU-LAM EXISTING 3X CAR DECKING ARCHED ROOF ASSEMBLY (n) standing seam metal roofing (n) membrane roof (n) WRB (n) 1/2" plywood roof deck (n) rigid insulation between 2x8 framing (n) 1/2" plywood deck (e) 3x T&G roof deck (e) arched glu-lam beams WALL B Metal Siding Trim Plywood Sheathing Wood Framing Plywood Sheathing Cement Board NEW FLAT ROOF ASSEMBLY membrane roof tapered rigid insulation 1/2" plywood roof deck 11-7/8" Wood Framing + Insulation 5/8" Gypsum Board WALL B Metal Siding Trim Plywood Sheathing Wood Framing Plywood Sheathing Cement Board +20'-1/2" B.O. Roof Framing +22'-8 1/4" Top Plate WALL F 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board ARCHED ROOF ASSEMBLY (n) standing seam metal roofing (n) membrane roof (n) WRB (n) 1/2" plywood roof deck (n) rigid insulation between 2x8 framing (n) 1/2" plywood deck (e) 3x T&G roof deck (e) arched glu-lam beams 51/2" MTL FLASH & WRB O/ OVERFRAMING FLASHING TO MATCH PLANE OF ARCHED ROOF BEYOND REMOVE CMU TO T.O. SUBFLR FOR EXTENT OF DORMER (E) PILASTER (E) CMU WALL D Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 5/8" Gypsum Board 2x6 Wd Studs w/ Insul 5/8" Gypsum Board WALL E 2" R-10 Rigid Insulation 2x4 Wd Studs w/ insul 5/8" Gypsum Board +10'-0" West Building T.O. Subflr 3 A.wb.4.3 2 A.wb.4.3 ±0" 1 Ground Level ±0" 1 Ground Level +10'-0" 2 Upper Level +10'-0" 2 Upper Level (N) FRAMED FLOOR 3/4" nom plywd 11-7/8" TJI @16"o/c typ uno 5/8" gwb PTD GWB THROUGHOUT, TYP. (E) 4" SLAB ON GRADE (N) EXIT STAIRWAY W/ CONT. GRIPPABLE HANDRAIL 36" ABOVE NOSINGS EXTENDED BEYOND 1ST & LAST RISER BY 1 TREAD DEPTH SEE SHEET A.wb.6.1 for additional info. TENANT 2 RR BTENANT 2 RR B 1-HR RATED EXIT STAIRWELL REC ROOM (N) FRAMED FLOOR rubber sheet flooring 3/4" nom plywd 11-7/8" TJI @16"o/c typ uno 5/8" gwb +10'-0" 2nd LEVEL T.O. SUBFLR NON-SLIP RUBBER TREADS & RISERS WOOD FRAMED STAIR 2x12 STRINGER 12" OC WITH 2x6 STRONGBACK SEE STRUCT FOR MORE INFO NON-SLIP RUBBER TRANSITION NOSING 8"1'-0" +0'-0" (E) CONC SLAB NON-SLIP RUBBER TREADS & RISERS WOOD FRAMED STAIR 2x12 STRINGER 12" OC WITH 2x6 STRONGBACK SEE STRUCT FOR MORE INFO NON-SLIP RUBBER RISER TRANSITION TO RUBBER SHEET FLOORING (N) PIP CONC STAIR FOOTING, SEE STRUCT FOR MORE INFO 3 A.wb.4.3 2 A.wb.4.33'-0" TYP(N) FRAMED FLOOR 3/4" nom plywd 11-7/8" TJI @16"o/c typ uno 5/8" gwb PTD GWB THROUGHOUT, TYP. (E) 4" SLAB ON GRADE (N) STAIRWAY W/ CONT. GRIPPABLE HANDRAIL 36" ABOVE NOSINGS EXTENDED BEYOND 1ST & LAST RISER BY 1 TREAD DEPTH CUSTOM STEEL POWDER COATER GUARDRAIL: 42" TALL, W/ IPE TOPRAIL, GAPS BETWEEN STILES DO NOT ALLOW 4" SPHERE TO PASS. WEST BUILDING LOT COVERAGE 7 A.wb.4.3 8 A.wb.4.3 6 A.wb.4.3 5"6"5"10"1'-4" WALL C Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 2x6 Wd Studs w/ Insul 1-1/2" R-9.5 Rigid Insulation 5/8" Gypsum Board 8 +0'-0" T.O. Fin Flr Slab 1'-6" MIN.FRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL STANDING SEAM RIB HORIZ SUBGIRT PANEL MOUNTING CLIP STANDING SEAM RIB 8 SEE 9/A.wb.4.4 FOR CALLOUTS IN COMMON MARINE-GRADE PLYWD LINER WEATHER SEAL WINDOW FRAME NAILER 2X RIM BLOCKING STOP GWB @ BLOCKING RIGID EXTENDS TO SHTG 26GA SILL, SLOPE MIN 2% WINDOW FRAME STEP SILL AT FACE OF BLOCKINGMARINE-GRADE PLYWD LINER 1x6 PAINTED BASE 11/2"1/4"21/2" 1/2" SLAB FLOOR (N) PIP conc floor slab (N) R-10 rigid insul for 24" @ perimeter compacted gravel SCALE: 3/4" = 1'-0" 1 Loading Dock Stair A.wb.4.3 SCALE: 1 1/2"= 1'-0" 11 Dormer East Parapet A.wb.4.3 SCALE: 1 1/2"= 1'-0" 10 Dormer Sidewall at Rake A.wb.4.3 SCALE: 1 1/2"= 1'-0" 12 Base of Dormer Wall A.wb.4.3 SCALE: 1/4" = 1'-0" 9 Exit Stair A.wb.4.3 SCALE: 1 1/2"= 1'-0" 3 Top of Exit Stair A.wb.4.3 SCALE: 1 1/2"= 1'-0" 2 Base of Exit Stair A.wb.4.3 SCALE: 1/4" = 1'-0" 4 Exit Access Stair A.wb.4.3 SCALE: 3/4" = 1'-0" 5 Typical East Wall A.wb.4.3 SCALE: 1 1/2"= 1'-0" 8 Typ. Window Head & Roof @ East Wall A.wb.4.3 SCALE: 1 1/2"= 1'-0" 7 Typ. Window Sill A.wb.4.3 SCALE: 1 1/2"= 1'-0" 6 Typ. Wall Base A.wb.4.3 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 73 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.4.4 Wall Sections & Details Printed: 5/8/19 ISSUED: Permit Set 4 A.wb.4.4 1 A.wb.4.4 3 A.wb.4.4 2 A.wb.4.4 Ceiling Framing: 9'-11 5/8" T.O. Parapet: 14'-6 1/4" T.O. Sheathing 13'-3 1/2" WALL B (no insul) Cladding per elevations 1/2"(nom) Plywood Shtg Wood Framing 5/8" Gypsum Board (N) SLAB-ON-GRADE AT ENTRY BAY FLAT ROOF FRAMING & OVERFRAMING TO CREATE MIN 1/4:12 SLOPED VALLEY TO INTERNAL DRAIN PER ROOF PLAN 8 2X CEILING FRAMING 5 A.wb.4.4 8 A.wb.4.4 3" TYP3" TYP 8'-3"1'-2"8'-3"73/4"3'-0" 3'-0" 3'-0"10'-11/2" West Bldg East Wall T.O. Top Plate 0" West Bldg T.O. Slab 8'-1" Finish Dr Head 113/8" 3.00°WALL C Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 2x6 Wd Studs w/ Insul 1-1/2" R-9.5 Rigid Insulation 5/8" Gypsum Board CANTILEVERED CANOPY U'LITE BATTEN OVER U'LITE POLYCARBONATE PANEL OVER POWDER COATED STEEL TUBE JOISTS OVER TWIN POWDER COATED STEEL PLATE OUTRIGGERS WITH POWDER COATED STEEL MOUNTING PLATE WELDED TO TUBE STEEL POST WITHIN WALL FRAMING GUTTER ALONG BACK EDGE OF CANOPY DOWNSPOUT FROM CANOPY GUTTER U'LITE POLYCARBONATE PANEL POWDER COATED STEEL TUBE JOISTS TWIN POWDER COATED STEEL PLATE OUTRIGGERS U'LITE BATTEN TENSION TIE & BUCKET CONNECTOR ARCHED GLB 8 POWDER COATED STEEL MOUNTING PLATE WELDED TO TUBE STEEL POST WITHIN WALL FRAMING 8"18" MINFRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL COURTYARD PAVERS OVER COMPACTED SAND OVER COMPACTED GRAVEL 5"6"5" 1'-4"10"18" MINFRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL SEALANT COURTYARD PAVERS OVER COMPACTED SAND OVER COMPACTED GRAVEL 5" X 5" GUTTER, LEADING TURNED OVER EDGE SHALL BE 7/16" BELOW BACK TOP EDGE. DOWNSPOUT FROM MAIN GUTTER ARCHED GLB 8 STANDING SEAM PANEL RIB STANDING SEAM PANEL RIB ICE & WATER SHIELD OVERLAPS WRB EAVE FLASHING DRIP ANGLE ADDITIONAL LAYER OF ICE & WATER SHIELD OVERLAPS FLASHING 6" MIN (N) 4x FRAMING AT SKYLIGHT PERIMETER 2X BLOCKING STEEL PLATE 5/4 MARINE-GRADE PLYWD @PERIMETER SKYLIGHT W/ CURB BACK PAN CURB CAP CRICKET FLASHING W/ BUTYL TAPE SEALANT TOP & BOTTOM BUTYL SEALANT APRON 'J' SUPPORT @ PANEL ENDS 'Z' CLOSURE - NOTCH AROUND RIBS IN FIELD MOUNTING CLIP CURB CAP MOUNTING CLIP KEYHOLE CLOSURE BASE 'J' TRIM STANDING SEAM PANEL RIB TRANSITION FLASHING MIN SLOPE 1/4:12 MEMBRANE ROOFING LAPS FLASHING ADDED STRIP OF ICE & WATER SHIELD TO OVERLAP TRANSITION FLASHING FIBER CEMENT BOARD SOFFIT ALUMINUM J-TRIM ALUMINUM FLASHING W/ DRIP EDGE ALUMINUM J-TRIM ALUMINUM FLASHING W/ DRIP EDGE FIBER CEMENT BOARD7"3"8 26GA PARAPET CAP W/ DRIP EDGES CONTINUOUS ROOFING STOP TO ALLOW EXPANSION AND CONTRACTION MEMBRANE ROOFING SYSTEM FIBER CEMENT BOARD LIQUID APPLIED WATER BARRIER2'-0"10'-0"111/4"3'-0"3'-0"3'-0"1'-0" 10'-13/4" OVERALL PANEL LENGTH*2'-0"2'-0"2'-0"2'-0"6"6"U'LITE POLYCARBONATE PANEL PER MANUF POWDER COATED STEEL TUBE JOISTS TWIN POWDER COATED STEEL PLATE OUTRIGGERS FACE OF MOUNTING PLATE U'LITE BATTEN PER MANUF CL OUTRIGGER ASSEMBLY CL OUTRIGGER ASSEMBLY 10'-21/4" TWIN OUTRIGGER LENGTH* POWDER COATED STEEL MOUNTING PLATE WELDED TO TUBE STEEL POST WITHIN WALL FRAMING SCALE: 3/4" = 1'-0" 6 East Wall at Entry Bay A.wb.4.4 SCALE: 3/4" = 1'-0" 9 East Wall at Canopy A.wb.4.4 SCALE: 1 1/2"= 1'-0" 1 New Foundation at Entry Bay A.wb.4.4SCALE: 1 1/2"= 1'-0" 8 New Foundation at Typ. Bay A.wb.4.4 SCALE: 1 1/2"= 1'-0" 5 Roof at Typical East Wall A.wb.4.4 SCALE: 1 1/2"= 1'-0" 7 Skylight @ Arched Roof A.wb.4.4 SCALE: 1 1/2"= 1'-0" 3 Entry Bay Roof to Arched Roof A.wb.4.4 SCALE: 1 1/2"= 1'-0" 2 Entry Bay Ceiling A.wb.4.4 SCALE: 1 1/2"= 1'-0" 4 Entry Bay Wall to Roof A.wb.4.4 SCALE: 3/4" = 1'-0" 10 West Building Canopy Plan, Typ. A.wb.4.4 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 74 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.4.4 Wall Sections & Details Printed: 5/8/19 ISSUED: Permit Set 4 A.wb.4.4 1 A.wb.4.4 3 A.wb.4.4 2 A.wb.4.4 Ceiling Framing: 9'-11 5/8" T.O. Parapet: 14'-6 1/4" T.O. Sheathing 13'-3 1/2" WALL B (no insul) Cladding per elevations 1/2"(nom) Plywood Shtg Wood Framing 5/8" Gypsum Board (N) SLAB-ON-GRADE AT ENTRY BAY FLAT ROOF FRAMING & OVERFRAMING TO CREATE MIN 1/4:12 SLOPED VALLEY TO INTERNAL DRAIN PER ROOF PLAN 8 2X CEILING FRAMING 5 A.wb.4.4 8 A.wb.4.4 3" TYP3" TYP 8'-3"1'-2"8'-3"73/4"3'-0" 3'-0" 3'-0"10'-11/2" West Bldg East Wall T.O. Top Plate 0" West Bldg T.O. Slab 8'-1" Finish Dr Head 113/8" 3.00°WALL C Cladding per elevations Rainscreen Gap WRB 1/2"(nom) Plywood Shtg 2x6 Wd Studs w/ Insul 1-1/2" R-9.5 Rigid Insulation 5/8" Gypsum Board CANTILEVERED CANOPY U'LITE BATTEN OVER U'LITE POLYCARBONATE PANEL OVER POWDER COATED STEEL TUBE JOISTS OVER TWIN POWDER COATED STEEL PLATE OUTRIGGERS WITH POWDER COATED STEEL MOUNTING PLATE WELDED TO TUBE STEEL POST WITHIN WALL FRAMING GUTTER ALONG BACK EDGE OF CANOPY DOWNSPOUT FROM CANOPY GUTTER U'LITE POLYCARBONATE PANEL POWDER COATED STEEL TUBE JOISTS TWIN POWDER COATED STEEL PLATE OUTRIGGERS U'LITE BATTEN TENSION TIE & BUCKET CONNECTOR ARCHED GLB 8 POWDER COATED STEEL MOUNTING PLATE WELDED TO TUBE STEEL POST WITHIN WALL FRAMING 8"18" MINFRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL COURTYARD PAVERS OVER COMPACTED SAND OVER COMPACTED GRAVEL 5"6"5" 1'-4"10"18" MINFRENCH DRAIN SYSTEM 6" DIA. ABS PIPE W/ TURNED DOWN PERFORATIONS IN WASHED GRAVEL TIGHTLINED TO STORM DRAIN SYSTEM. SEE CIVIL SHEETS FOR MORE INFO. UNDISTURBED SOIL SEALANT COURTYARD PAVERS OVER COMPACTED SAND OVER COMPACTED GRAVEL 5" X 5" GUTTER, LEADING TURNED OVER EDGE SHALL BE 7/16" BELOW BACK TOP EDGE. DOWNSPOUT FROM MAIN GUTTER ARCHED GLB 8 STANDING SEAM PANEL RIB STANDING SEAM PANEL RIB ICE & WATER SHIELD OVERLAPS WRB EAVE FLASHING DRIP ANGLE ADDITIONAL LAYER OF ICE & WATER SHIELD OVERLAPS FLASHING 6" MIN (N) 4x FRAMING AT SKYLIGHT PERIMETER 2X BLOCKING STEEL PLATE 5/4 MARINE-GRADE PLYWD @PERIMETER SKYLIGHT W/ CURB BACK PAN CURB CAP CRICKET FLASHING W/ BUTYL TAPE SEALANT TOP & BOTTOM BUTYL SEALANT APRON 'J' SUPPORT @ PANEL ENDS 'Z' CLOSURE - NOTCH AROUND RIBS IN FIELD MOUNTING CLIP CURB CAP MOUNTING CLIP KEYHOLE CLOSURE BASE 'J' TRIM STANDING SEAM PANEL RIB TRANSITION FLASHING MIN SLOPE 1/4:12 MEMBRANE ROOFING LAPS FLASHING ADDED STRIP OF ICE & WATER SHIELD TO OVERLAP TRANSITION FLASHING FIBER CEMENT BOARD SOFFIT ALUMINUM J-TRIM ALUMINUM FLASHING W/ DRIP EDGE ALUMINUM J-TRIM ALUMINUM FLASHING W/ DRIP EDGE FIBER CEMENT BOARD7"3"8 26GA PARAPET CAP W/ DRIP EDGES CONTINUOUS ROOFING STOP TO ALLOW EXPANSION AND CONTRACTION MEMBRANE ROOFING SYSTEM FIBER CEMENT BOARD LIQUID APPLIED WATER BARRIER2'-0"10'-0"111/4"3'-0"3'-0"3'-0"1'-0" 10'-13/4" OVERALL PANEL LENGTH*2'-0"2'-0"2'-0"2'-0"6"6"U'LITE POLYCARBONATE PANEL PER MANUF POWDER COATED STEEL TUBE JOISTS TWIN POWDER COATED STEEL PLATE OUTRIGGERS FACE OF MOUNTING PLATE U'LITE BATTEN PER MANUF CL OUTRIGGER ASSEMBLY CL OUTRIGGER ASSEMBLY 10'-21/4" TWIN OUTRIGGER LENGTH* POWDER COATED STEEL MOUNTING PLATE WELDED TO TUBE STEEL POST WITHIN WALL FRAMING SCALE: 3/4" = 1'-0" 6 East Wall at Entry Bay A.wb.4.4 SCALE: 3/4" = 1'-0" 9 East Wall at Canopy A.wb.4.4 SCALE: 1 1/2"= 1'-0" 1 New Foundation at Entry Bay A.wb.4.4SCALE: 1 1/2"= 1'-0" 8 New Foundation at Typ. Bay A.wb.4.4 SCALE: 1 1/2"= 1'-0" 5 Roof at Typical East Wall A.wb.4.4 SCALE: 1 1/2"= 1'-0" 7 Skylight @ Arched Roof A.wb.4.4 SCALE: 1 1/2"= 1'-0" 3 Entry Bay Roof to Arched Roof A.wb.4.4 SCALE: 1 1/2"= 1'-0" 2 Entry Bay Ceiling A.wb.4.4 SCALE: 1 1/2"= 1'-0" 4 Entry Bay Wall to Roof A.wb.4.4 SCALE: 3/4" = 1'-0" 10 West Building Canopy Plan, Typ. A.wb.4.4 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 75 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.5.1 West Building Exterior Details Printed: 5/8/19 ISSUED: Permit Set 9151413121110 -8'-3 1/2" Lower Level ±0" Ground Level +10'-0" Upper Level 12'-0" TYP12'-0"12'-0"12'-0"12'-0"12'-0"12'-0"VARIES2'-1"3'-6" MIN28'-0" TYP ART PANEL ASSEMBLY 5/16" CEMENT BOARD O/ STEEL FRAMING O/ STEEL BEAMS ON STEEL COLUMNS FASTENED TO PIP CONC FOOTINGS, TYP OF 3 MARKET STALL WALLS GLAZED FACE CONCRETE BLOCK 1/2 WALL O/ PIP CONC FOOTINGS, TYP OF 9 W-SECTION ART PANEL COLUMNS RETRACTABLE MOTORIZED CANVAS AWNING, TYP OF 3 PIP CONC FOOTING, TYP OF 6 EL. +4'-0" T.O. WALL EL. +4'-8" T.O. WALL EL. +5'-4" T.O. WALL EL. +6'-0" T.O. WALL EL. +6'-8" T.O. WALL EL. +7'-4" T.O. WALL EL. +7'-4" T.O. WALL EL. +8'-0" T.O. WALL EL. +8'-8" T.O. WALL SEE S-SHEETS S.wb.2.4, S3.1 & S6.0 FOR MORE INFO EL. +14'-6" T.O. WALL EL. +16'-0" T.O. WALL EL. +17'-6" T.O. WALL 2'-0" MIN.MARKET STALL 1/2 WALL 8x16x8 NOMINAL GLAZED FACE CMU BLOCK WALL W/ SHAPED CORNER & TOP EDGE PIECES O/ PIP CONC STEM/ FOOTING CONT FELT JOINT ALONG ALL SIDES AT ADJ PAVEMENT, TYP. MARKET STALL 1/2 WALL 8x16x8 NOMINAL GLAZED FACE CMU BLOCK WALL W/ SHAPED CORNER & TOP EDGE PIECES O/ PIP CONC STEM/ FOOTING CONT FELT JOINT ALONG ALL SIDES AT ADJ PAVEMENT, TYP.73/4"1/4"73/4"33/4"1/2"73/4"1/2"33/4" MARKET STALL 1/2 WALL 8x16x8 NOMINAL GLAZED FACE CMU BLOCK WALL W/ SHAPED CORNER & TOP EDGE PIECES O/ PIP CONC STEM/ FOOTING CONT FELT JOINT ALONG ALL SIDES AT ADJ PAVEMENT, TYP. 2 A.wb.5.1 2 A.wb.5.1 12'-0"2'-0"2'-8"12'-0" NTC2'-0"2 A.wb.5.1 SCALE: 1/4" = 1'-0" 1 Typical Art Panel A.wb.5.1 SCALE: 1 1/2"= 1'-0" 2 Typical Plaza 1/2 Wall Foundation A.wb.5.1 SCALE: 1 1/2"= 1'-0" 3 Top of Plaza 1/2 Wall @ Screening A.wb.5.1 SCALE: 1/4" = 1'-0" 4 Art Panel Section A.wb.5.1 SCALE: 1 1/2"= 1'-0" 2 Art Panel A.wb.5.1 ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 76 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) dimarcoarchitecture.com 206.355.6795David DiMarco 1319 E Howell Street Seattle WA 98122 USA architect@icloud.com 206.355.6795 www.dimarcoarchitecture.com Main Street Commons 550 Main Street Edmonds, Washington 98020 Drawings and Specifications as instruments of service are and shall remain the property of the Architect. They are not to be used on extensions of the project, or other projects, except by agreement in writing and appropriate compensation to the Architect. The General Contractor is responsible for confirming and correlating dimensions at the job site. The Architect will not be responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the project. © DiMarco Architecture A.wb.6.1 West Building Interior Elevations Printed: 5/8/19 ISSUED: Permit Set2'-10"4'-0"T.O. WAINSCOT27"16"WALL-MOUNTED SINK F1 TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. WALL-MOUNTED MIRROR 4'-2"3'-43/4"4'-0"T.O. WAINSCOT1'-5"3'-4"3'-1"WALL-MOUNTED SINK F1 F3 F3 A1 WALL-MOUNTED URINALS RECESSED PAPER TOWEL DISPENSER TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. WALL-MOUNTED MIRROR 1'-111/2"1'-6"1'-5"3'-4"1'-6"3'-4" 2'-8"4'-0"T.O. WAINSCOT13-1/2" WALL-MOUNTED GRAB BAR (1-1/4"-1-1/2" DIA BAR 1-1/2" WALL OFFSET) FLOOR-MOUNTED WC WC TISSUE DISPENSER F2 A4 A3 A3 F3 WALL-MOUNTED URINAL TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. iD.1N E S W wb.T1.S F2 F3 F3 MIN 30"x48" CLEAR FLOOR SPACE AT LAV 5'-0"Ø TURNING SPACE 5'-0"Ø TURNING SPACE 60" MIN.56" MIN. 1'-6" MIN.13-1/2"MIN.F1 iD.1 N E S W wb.T1.N F2 F2 F2 MIN 30"x48" CLEAR FLOOR SPACE AT LAV1'-6"MIN.5'-0"Ø TURNING SPACE 56" MIN.60" MIN.F1 F1 F1 iD.1 iD.1 TENANT 2 RR B IS THE SAME AS RR A BUT REVERSED 5'-0"Ø TURNING SPACE 60" MIN.56" MIN.5'-0"Ø TURNING SPACE1'-6"MIN.N E S W wb.T2 F2 F2 2'-10"1'-6"3'-81/2"TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. CL WC & SEAT COVER DISPENSER A3 A3 A2 F2 WALL-MOUNTED GRAB BAR (1-1/4"-1-1/2" DIA BAR 1-1/2" WALL OFFSET) A4 RECESSED WC SEAT COVER DISPENSER WALL-MOUNTED MIRROR 3'-4"1'-6"1'-111/2"1'-6"2'-8"4'-0"T.O. WAINSCOTWALL-MOUNTED GRAB BAR (1-1/4"-1-1/2" DIA BAR 1-1/2" WALL OFFSET) FLOOR-MOUNTED WC WC TISSUE DISPENSER A3 A3 F2 A4 TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP.4'-0"T.O. WAINSCOTTILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. 1'-10"2'-10"4'-2"27"16"RECESSED PAPER TOWEL DISPENSER A1 WALL-MOUNTED MIRROR WALL-MOUNTED SINK F1 TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP.1'-6"4'-0"T.O. WAINSCOT3'-81/2"WALL-MOUNTED GRAB BAR (1-1/4"-1-1/2" DIA BAR 1-1/2" WALL OFFSET) A2 F2 A4 A3 A3 CL WC & SEAT COVER DISPENSER FLOOR-MOUNTED WC TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. RECESSED WC SEAT COVER DISPENSER3'-4"3'-1"4'-0"T.O. WAINSCOT6'-03/4" TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. F1 A1 WALL-MOUNTED SINK WALL-MOUNTED MIRROR 3'-0"1'-6"3'-81/2"4'-0"T.O. WAINSCOTCL WC & SEAT COVER DISPENSER CL WC & SEAT COVER DISPENSER CL WC & SEAT COVER DISPENSER FLOOR-MOUNTED WC RECESSED WC SEAT COVER DISPENSER F2 F2 F2 A2A2A2A3 1'-6"1'-111/2"3'-4"1'-6"3'-4"4'-0"T.O. WAINSCOT2'-8"2'-10"27"16"A3 A3 WALL-MOUNTED GRAB BAR (1-1/4"-1-1/2" DIA BAR 1-1/2" WALL OFFSET) FLR-MOUNTED WC WC TISSUE DISPENSER WALL-MOUNTED SINK WALL-MOUNTED MIRROR F2 TILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. F1 1'-5"4'-0"T.O. WAINSCOTTILE WAINSCOTTING W/ INTEGRATED TILE BASE, TYP. F2 SCALE: 1/2" = 1'-0" 8 MR Restroom East A.wb.6.1 SCALE: 1/2" = 1'-0" 9 MR Restroom South A.wb.6.1SCALE: 1/2" = 1'-0" 10 MR Restroom West A.wb.6.1 SCALE: 1/2" = 1'-0" 6 Tenant 1 - MR Restroom Plan A.wb.6.1 SCALE: 1/2" = 1'-0" 11 Tenant 1 - MS Restroom Plan A.wb.6.1 SCALE: 1/2" = 1'-0" 1 Tenant 2 - Restrooms A & B Plans A.wb.6.1SCALE: 1/2" = 1'-0" 3 Restroom A East A.wb.6.1 SCALE: 1/2" = 1'-0" 2 Restroom A North A.wb.6.1SCALE: 1/2" = 1'-0" 5 Restroom A West A.wb.6.1 SCALE: 1/2" = 1'-0" 4 Restroom A South A.wb.6.1 SCALE: 1/2" = 1'-0" 7 MR Restroom North A.wb.6.1 SCALE: 1/2" = 1'-0" 13 MS Restroom East A.wb.6.1SCALE: 1/2" = 1'-0" 15 MS Restroom West A.wb.6.1 SCALE: 1/2" = 1'-0" 12 MS Restroom North A.wb.6.1SCALE: 1/2" = 1'-0" 14 MS Restroom South A.wb.6.1 RESTROOM FIXTURE & ACCESSORY SCHEDULE FIXTURE QUANTITY DESCRIPTION F1 4 Kohler Brenham wall-mounted bath sink w/shroud #K-1999-1N in white, ADA compliant with Kohler Sculpted Insight Touchless DM Faucet #K-13463-CP in polished chrome, ADA Compliant F2 6 Kohler Kingston Bowl #K-4323-L-0 in white with Kohler Tripoint DC 1.28 GPF WC Flushometer #K-10956-SV-CP in polished chrome Kohler Stronghold Quiet-Close Commercial Elongated Toilet Seat #K-4731-GC-0 in white F3 2 Kohler Steward Hybrid High Efficiency Urinal (HEU) #K-5244-ER ACCESSORY QUANTITY DESCRIPTION A1 4 Bobrick B-369 ClassicSeries Recessed Paper Towel Dispenser and Waste Receptacle A2 6 Bobrick B-301 Recessed Toilet-Seat-Cover Dispenser A3 12 Bobrick B-5806 1-1/4" Ø stainless steel grab bar with snap flange — size and configuration per elevations A4 4 Bobrick B-388 Recessed Multi-Roll Toilet Tissue Dispenser ATTACHMENT 3 - PLN20190024 6.1.a Packet Pg. 77 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) M A I N S T R E E TPHASE 2A L L E Y6 T H A V E N U ET LOBBYENTRYTTTTTTTTTTTPROPERTY LINECANOPYABOVE,TYP.TREE PROTECTION,TYP.EX. PPEX. STREET TREE GRATE, TOREMAIN AND BE PROTECTED.EX. STREET TREE, TO REMAINAND BE PROTECTED.3' SQUPEX. TREE TO REMAINAND BE PROTECTED,TYP.3'PARKING LOT PAVING &WHEEL STOPS, REF. CIVILALALALALGUARDRAIL, REF ARCHEX. LANDSCAPE TO REMAINAND BE PROTECTED, TYP.EX. IRRIGALAL±13'PROTECTION FENCINGRAMP,SCORE (6) EQUAL SECTIONSRAMP,SCORE (7) EQUAL SECTIONS30'-0", TYP.EX. ELECTRIC VEHICLECHARGER, TOREMAIN AND BEPROTECTED.RAMP, 1:12 MAXTTTTTTTTT T T T T T T T T T T T T T T T TTTART PANEL & WALL,REF. ARCHTT T T T PHASE II PHASE I TENANTENTRYTENANTENTRYTENANTENTRYTTTT ERMETAL EDGE RESTRAINTTENANTENTRY5' DIA. LANDING ZONEOVERHEAD CANOPY,TYP., REF. ARCH.DWGS.TU1'X2' PLANTING AREA. VINE ONWIRE TRELLIS, REF. ARCH FORTRELLIS.1'X2' PLANTINGAREA. VINE ONWIRE TRELLIS, REF.ARCH FOR TRELLIS.T TT TREE GRATE, REF.MATERIALS LIST, TYP.PLANTERS ON TOP OF PAVERSCONCRETE BAND BETWEEN PAVERS & BLDG.1' W CONC. BAND 2'3L1.13L1.11L1.12L1.15L3.15L3.1PROVIDE TREE UPLIGHT & OUTLET AT EA. TREE,COORD. W/ELEC., REF. SHEET L3.0 FOR TREESPECIES & LOCATION, TYP.STONESLAB3L1.1ER 3', TYP.EDGE OF EX. CONC.ER SEATWALLPLINTHSCORE PATTERNEQ.EQ.TCANOPY ABOVE, TYP., REF ARCHSTONESLABSTONESLABTUTUTUPAPAPAPAPAPAPAMATERIALS LIST - RIGHT OF WAYCONCRETE PAVINGSEE CIVIL FOR SECTION,MATCH EX. SCORING NORTH/SOUTH ATCORNER, EAST/WEST SCORING PER PLAN.COORDINATE PAVING W/ TREE GRATESPER STD DETAIL TR-551TTHROUGH JOINTTREE GRATE3' X 3' PER CITY OF EDMONDS STANDARD,SEE DETAIL TR-551, APPROVED BY CITYENGINEER JEANIE McCONNELL 11/1/2018TREE PROTECTION4'-6" HIGH CHAIN LINK FENCE, FOUR SIDES,TO ENCLOSE ENTIRE TREE GRATE, TYP.EACH TREE, OR PER CITY OF EDMONDSALALIGNBIKE RACK - REVIEW W/ OWNER"OAHU NO SCRATCH CIRCULAR BIKERACK" BY SPORTWORKS, EMBED,STAINLESS STEEL FINISH, INSTALL PERMFG. RECOMMENDATIONSPAVERSMETROPOLITAN SERIES, STANDARDREPEATING PATTERN SHOWN,AVAILABLE FROM ABBOTSFORDCONCRETE PRODUCTS, 1-800-663-4091SAND SET, INSTALL PER MFG.INSTRUCTIONSMATERIALS LIST - ON SITECONCRETE W/ SCORINGSEE CIVIL FOR SECTION, W/ THE FOLLOWINGEXCEPTIONS:-SAND COATED THROUGH JOINTS-SAW CUT JOINTS-FINISH: LIGHT SAND BLAST-SCORE PER PLANSTONE SLAB2' W X 6XL X 24" HT (18" HT AT FIN. GRADE),REF. L1.1/DET. 3, SALT & PEPPER GRANITEW/SAWN TOP AND BOTTOM, SPLIT FACES.SEE DETAIL FOR DEPTH.PLANTERSRECTANGULAR PLANTERS, REINFORCEDCONCRETE, BY TOURNESOL SITEWORKS,WILSHIRE COLLECTION,SIZE: 96"L X 24"W X 36" HT,COLOR: FLAT BLACKSHIM 1" ABOVE GRADEMODULAR CONTAINER IRRIGATIONSYSTEM, CWMR1620-4K,BY TOURNESOL SITEWORKSCONTINUOUS PVC EDGE RESTRAINTMANUFACTURED BY PAVE-TECH INC.PROVIDE PAVE EDGE RIGID EDGERESTRAINT AND ALL ASSOCIATED PARTS,INCLUDING GALVANIZED STEEL SPIKES(10"X3/8"), WHERE PAVERS ARE NOTADJACENT TO OTHER PAVING. INSTALLPER MFG. RECOMMENDATIONS.ERTUUP LIGHTSTREE UPLIGHTS AT EACH TREE:BK LIGHTING, MODEL: LS-8-BLP-7-9-11PROVIDE OUTLET & POWER AT EACH TREEREF. ELEC. FOR ATTACHMENT & POWER,TO BELOCATED IN FIELD BY LANDSCAPE ARCHITECT.PAPLANTING AREA1.BARK MULCH: PACIFIC GARDEN MULCH, OR APPROVED EQUAL,AND SHALL BE NO LESS THAN 2 OR MORE THAN 4 YEARS OLD.MINIMUM DEPTH 2".1.TOPSOIL: TWO-WAY MIX, AVAILABLE AT PACIFIC TOPSOIL, KENMORE,WA (800)884-7645, OR APPROVED EQUAL.2.PREPARATION: LOOSEN SUBGRADE SOIL TO MINIMUM DEPTH OF 8INCHES W/CULTIMULCHER OR SIMILAR EQUIPMENT. REMOVE STONES,GRAVEL, STICKS, ETC.3.PLACEMENT: TOPSOIL MINIMUM DEPTH 8". SPREAD APPROX. 1/2 THETHICKNESS OF PLANTING SOIL MIX OVER LOOSENED SUBGRADE. MIXTHOROUGHLY INTO TOP 4-INCHES OF SUBGRADE. SPREADREMAINDER TO MEET REQUIRED GRADES. HOLD 3" BELOWADJACENT PAVED WALKS, CURBS, AND PLANTER WALLS.ON-GRADE TOPSOIL:MULCH:David DiMarco1319 E Howell Street Seattle WA 98122architect@icloud.com206.355.6795www.dimarcoarchitecture.comMain StreetCommons WestBuilding550 Main StreetEdmonds, Washington 98020ISSUED:Drawings and Specifications asinstruments of service are and shallremain the property of the Architect. Theyare not to be used on extensions of theproject, or other projects, except byagreement in writing and appropriatecompensation to the Architect.The General Contractor is responsible forconfirming and correlating dimensions atthe job site. The Architect will not beresponsible for construction means,methods, techniques, sequences, orprocedures, or for safety precautions andprograms in connection with the project.© DiMarco ArchitecturePermit Set2019.05.08ST A T E OFWASHINGTONNO.8.K A RENSKIEST50EXPLICENSEDLANDSCAPEARCH ITECT .121 020 / 19 /111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape Architects020'10'SCALE 1" = 10' - 0"LANDSCAPE PLAN - SITE PLAN1L1.0Landscape Layout &Materials PlanSHEET LISTL1.0 LANDSCAPE MATERIALS & LAYOUT PLANL1.1 HARDSCAPE DETAILSL2.0 IRRIGATION PLANL3.0 PLANTING PLANL3.1 PLANTING DETAILSATTACHMENT 3 - PLN201900246.1.aPacket Pg. 78Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 1:1SLOPECONCRETECOMPACTED SUBGRADEPLANTING MEDIUM, SEEPLANTING PLANLEVELING SAND, 1" DEPTH3/4" MINUS CRUSHED ROCK,COMPACTED TO 95%, DEPTH 8"INTERLOCKING PAVERSEDGE RESTRAINTSCALE: 1" = 1'-0"CONCRETE PAVERS ON GRAVELNOTE: FOR DRAINAGE, REF CIVIL18" MIN. ABOVE ADJ. GRADE PER PLANMULCH ANDPLANTING SOILSTONE,PER PLANROUNDEDCORNERS,THERMALED/HONEDTOP,TYP2'-0"ADJACENT PAVING, PER CIVILSTONE SLABSCALE: 1" = 1' - 0"NOTE:LENGTH PER PLANDavid DiMarco1319 E Howell Street Seattle WA 98122architect@icloud.com206.355.6795www.dimarcoarchitecture.comMain StreetCommons WestBuilding550 Main StreetEdmonds, Washington 98020ISSUED:Drawings and Specifications asinstruments of service are and shallremain the property of the Architect. Theyare not to be used on extensions of theproject, or other projects, except byagreement in writing and appropriatecompensation to the Architect.The General Contractor is responsible forconfirming and correlating dimensions atthe job site. The Architect will not beresponsible for construction means,methods, techniques, sequences, orprocedures, or for safety precautions andprograms in connection with the project.© DiMarco ArchitecturePermit Set2019.05.08ST A T E OFWASHINGTONNO.8.K A RENSKIEST50EXPLICENSEDLANDSCAPEARCH ITECT .121 020 / 19 /111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape ArchitectsL1.1Hardscape Details23SCALE: NTSTREE GRATE1ATTACHMENT 3 - PLN201900246.1.aPacket Pg. 79Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) M A I N S T R E E TPHASE 2A L L E Y6 T H A V E N U E LOBBYENTRYPHASE II PHASE I TENANTENTRYTENANTENTRYTENANTENTRYTENANTENTRYEX. IRRIGPROPERTY LINETREE PROTECTION,TYP.INSTALL RPBA DOWNSTREAM OF METERIN ABOVE- GROUND HOT BOX, PERCITY OF EDMONDS, PROVIDE POWER,REF. ELECEX. 3/4" METER TO BERETAINED FORIRRIGATION, REF CIVILSPRAYDRIPDRIPA1ZONEDESIGNATION,TYP.A1A1A1A1A1A3A3A3A2A2A2A2CONTROLLERPOINT OF CONNECTIONTREES SHOWN FOR REFERENCEONLY, TYP. FOR LOCATION ANDSPECIES, REF. L3.0A1DRIPSTUB OUT FOR POSSIBLE FUTURELOCATION FOR PLANTERSCHEMATICE LAYOUT,ROUTE IRRIGATIONAROUND EX. UTILITIESAND AS NEEDED, TYP.PROVIDE IRRIGATIONAT VINE POCKETSA1A1A1SLEEVING, TYP.1. ALL PROPOSED PLANTING AREAS WILL BE WATERED WITH A COMPLETEIN-GROUND AUTOMATIC IRRIGATION SYSTEM .2. IRRIGATION SYSTEM IS BASED ON THE MINIMUM OPERATING PRESSURE OFTHE SPRINKLERS (30 P.S.I.) AND THE MAXIMUM FLOW DEMAND OF -- GPMFOR STATIONS PROPOSED. THE ESTIMATED STATIC PRESSURE FOR THEPOINT OF CONNECTION IS --- PSI AT THE STREET LEVEL. THECONTRACTOR SHALL VERIFY AVAILABLE WATER PRESSURE PRIOR TOCONSTRUCTION TO ENSURE IRRIGATION IS OPERATIONAL AS DESIGNED.3. LOCATION OF POINT OF CONNECTION, MAINLINE AND SLEEVES ASSHOWN ARE SCHEMATIC. LOCATE MAINLINE AND VALVES TO AVOIDANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM AND PLANTING,UTILITIES, PAVEMENTS AND ARCHITECTURAL FEATURES.4. DO NOT WILLFULLY DESIGN AND INSTALL THE SPRINKLER SYSTEM WHERE ITIS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES, ORDIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVEBEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS ORDIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'SAUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOTPERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME FULLRESPONSIBILITY FOR ANY REVISIONS NECESSARY.5. CONTRACTOR SHALL BE RESPONSIBLE FOR SLEEVES AND CHASES UNDERPAVING, THROUGH WALLS, ETC, UNLESS OTHERWISE NOTED.6. WHERE THE FIELD CONDITIONS REQUIRE ADJUSTMENTS, HEADS SHALL BEADDED OR DELETED IN ACCORDANCE WITH THE IRRIGATION LEGEND ORMANUFACTURER'S SPECIFICATIONS. PIPE SIZING SHALL BE ADJUSTEDACCORDINGLY, AND WATER VELOCITY SHALL NOT EXCEED 5 FEET PERSECOND.7. SIZE PIPE PER PIPE SIZING CHART8. INSTALL BACKFLOW PREVENTION DEVICE AS REQUIRED BY LOCAL CODESAND HEALTH DEPARTMENT REQUIREMENTS. REFER TO PLUMBING PLANS.9. IN ADDITION TO THE PIPE SLEEVES SHOWN ON THE DRAWINGS, THECONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OFCONTROL WIRE SLEEVES OF SUFFICIENT SIZE UNDER ALL PAVED AREASAND TO CLOCK LOCATION AT INTERIOR OF BUILDING.10. ROUTE COMMON AND CONTROL WIRE FROM THE CONTROLLER TOCONTROL VALVES. CONNECT TO MAINLINE, EXCEPT AT SLEEVES.PROVIDE ONE SPARE WIRE FROM THE CONTROLLER TO THE FARTHESTVALVE ON THE SITE AND AT THE ENDS OF THE MAINLINE RUNS.11. THE IRRIGATION SYSTEM IS DESIGNED TO BE WINTERIZED THROUGH THEDRAIN VALVE AT THE POINT OF CONNECTION. COMPRESSED AIR CANALSO BE USED THROUGH THE QUICK COUPLER VALVE AT THE POINT OFCONNECTION FOR BLOW-OUT.IRRIGATION NOTESIRRIGATION EQUIPMENT LEGENDSYMBOLDESCRIPTIONMAINLINE - PVC SCH 40, 1" SIZE UNLESS NOTED OTHERWISEBACKFLOW PREVENTER & RPBA - PER CITY OF EDMONDSEX. 3/4" METERSLEEVE - PVC SCH 40, SIZE = 2 x LINE SIZE, 2" MINLATERAL LINE - PVC CLASS 200, SIZE PER PIPE SIZING CHART.QUICK COUPLER - RAINBIRD 44LRC, SUPPLY HOSE KEY AND SWIVELMASTER VALVE - SUPERIOR NO. 3000, BRASS, LINE SIZECONTROLLERGATE VALVE - NIBCO T-113, BRASS, LINE SIZEPOINT OF CONNECTION:SYMBOL DESCRIPTIONIRRIGATION EQUIPMENT LEGENDMANUAL FLUSH VALVE - NETAFIM TLSOVDRIP VALVE ASSEMBLY - TORO DZK-700-1-LF, 1" LOW FLOW DRIP ZONE KITDRIPLINE - NETAFIM TECHLINE CV TLCV6-12XXPIPE SIZING CHART0 - 7 7 - 1434 - 5424 - 3414 - 243/4 INCH1 INCH1-1/2 INCH2 INCH1-1/4 INCHGALLONS / MIN. PIPE SIZEDavid DiMarco1319 E Howell Street Seattle WA 98122architect@icloud.com206.355.6795www.dimarcoarchitecture.comMain StreetCommons WestBuilding550 Main StreetEdmonds, Washington 98020ISSUED:Drawings and Specifications asinstruments of service are and shallremain the property of the Architect. Theyare not to be used on extensions of theproject, or other projects, except byagreement in writing and appropriatecompensation to the Architect.The General Contractor is responsible forconfirming and correlating dimensions atthe job site. The Architect will not beresponsible for construction means,methods, techniques, sequences, orprocedures, or for safety precautions andprograms in connection with the project.© DiMarco ArchitecturePermit Set2019.05.08ST A T E OFWASHINGTONNO.8.K A RENSKIEST50EXPLICENSEDLANDSCAPEARCH ITECT .121 020 / 19 /111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape ArchitectsL2.0Irrigation Plan020'10'SCALE 1" = 10' - 0"LANDSCAPE IRRIGATION PLAN1ATTACHMENT 3 - PLN201900246.1.aPacket Pg. 80Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) M A I N S T R E E TPHASE 2A L L E Y6 T H A V E N U E LOBBYENTRYPHASE II PHASE I TENANTENTRYTENANTENTRYTENANTENTRYTENANTENTRYPROPERTY LINETREE PROTECTION,TYP.EX. FLOWER BASKET HANGERSON UTILITY POLE, TO REMAINAND BE PROTECTED.EX. PPEX. STREET TREE GRATE, TOREMAIN AND BE PROTECTED.EX. STREET TREE, TO REMAINAND BE PROTECTED.EX. TREE TO REMAINAND BE PROTECTED,TYP.EX. LANDSCAPE TO REMAINAND BE PROTECTED, TYP.CLEARANCE ZONE FORVAULTS, REF. CIVIL/MECH±13'PROTECTION FENCING30'-0", TYP.5L3.1VINES ON TRELLIS,REF. ARCH FOR TRELLIS3, 4L3.1PLANTER, TYP.4'MIN.STREET TREEPLANTING WITHGRATE1L1.1EX. CARCHARGINGSTATIONCANOPY OVERHEAD,REF. ARCHCANOPY OVERHEAD,REF. ARCHTYPE III LANDSCAPINGAT PARKING, 4' W MIN.PER CITY OF EDMONDSCODE 20.13.0301.BARK MULCH: PACIFIC GARDEN MULCH, OR APPROVED EQUAL,AND SHALL BE NO LESS THAN 2 OR MORE THAN 4 YEARS OLD.MINIMUM DEPTH 2".1.TOPSOIL: TWO-WAY MIX, AVAILABLE AT PACIFIC TOPSOIL, KENMORE,WA (800)884-7645, OR APPROVED EQUAL.2.PREPARATION: LOOSEN SUBGRADE SOIL TO MINIMUM DEPTH OF 8INCHES W/CULTIMULCHER OR SIMILAR EQUIPMENT. REMOVE STONES,GRAVEL, STICKS, ETC.3.PLACEMENT: TOPSOIL MINIMUM DEPTH 8". SPREAD APPROX. 1/2 THETHICKNESS OF PLANTING SOIL MIX OVER LOOSENED SUBGRADE. MIXTHOROUGHLY INTO TOP 4-INCHES OF SUBGRADE. SPREADREMAINDER TO MEET REQUIRED GRADES. HOLD 3" BELOWADJACENT PAVED WALKS, CURBS, AND PLANTER WALLS.ON-GRADE TOPSOIL:MULCH:NOTE:1.ALL LANDSCAPED AREAS TO RECEIVE PERMANENT IN-GROUNDIRRIGATION. SEE IRRIGATION PLANS.SPACINGCOND.SIZECOMMON NAMEBOTANICAL NAMEPLANT LISTSYMON-SITE TREESSTREET TREESGOLDSPIRE GINKGOGINKGO BILOBA 'BLAGON'(APPROVED BY CITY OF EDMONDS ENGINEERJEANIE McCONNELL 4/09/2019)PER PLANB&B2-1/2" CAL.EX. TREE, TO REMAIN AND BE PROTECTEDGROUNDCOVERSSHRUBS / GRASSES - TO BE CHOSEN FROM THE FOLLOWING:1 GAL.'KELSEYI' RED TWIG DOGWOODCORNUS STOLONIFERA 'KELSEYI'36" O.C.CONT.5 GAL.BOXLEAF HONEYSUCKLELONICERA PILEATA24" O.C.CONT.5 GAL.'CAVATINE' JAPANESE PIERISPIERIS JAPONICA 'CAVATINE'36" O.C.CONT.5 GAL.DAVID'S VIBURNUM50% VIBURNUM DAVIDIICONT.24" O.C.BUXUS MICROPHYLLA JAPONICA 'WINTER GEM'CONT.5 GAL.'WINTER GEM' JAPANESE BOXWOOD30" O.C.30" O.C.CONT.5 GAL.JAPANESE HOLLYILEX CRENATACONT.CONT.CONT.1 GAL.1 GAL.1 GAL.50% EPIMEDIUM25% 'PEACH BLOSSOM' ASTILBE25% SWORD FERN50% EPIMEDIUM ALPINUM25% ASTILBE X ARENDSII 'PEACH BLOSSOM'25% POLYSTICHUM MUNITUM18" O.C.18" O.C.18" O.C.30" O.C.CONT.2 GAL.SUPERSTAR SPIRAEASPIRAEA X BUMALDA 'DENISTAR'1 GAL.'LIMEMOUND' OAKLEAF HYDRANGEAHYDRANGEA QUERCIFOLIA 'LIMEMOUND'CONT.30" O.C.SPECIMEN TREE TO BE SELECTEDPER PLANB&B,MULTISPECIMENSIZE36" O.C.CONT.5 GAL.ESCALLONIA (NON-DWARF)50% ESCALLONIA 'FRADESII' (NON-DWARF)LARGE SHRUBS'NATCHEZ' CREPE MYRTLELAGERSTROEMIA 'NATCHEZ'PER PLANCONT.STANDARD15 GAL.VINESAKEBIA QUINATACONT.5 GAL.FIVELEAF AKEBIAAS SHOWNOPHIOPOGON PLANISCAPUS 'NIGRESCENS'CONT.1 GAL.BLACK MONDO GRASSREF. DET 3/L3.1TYPE III LANDSCAPING - 4' W MIN. AT PARKING PER CITY OF EDMONDS CODE 20.13.030,(SHRUBS WITH GROUNDCOVER BETWEEN, SPACING PER BELOW)CONT.1 GAL.EPIMEDIUMEPIMEDIUM ALPINUM (BETWEEN SHRUBS, SPACING AT NOTED)18" O.C.David DiMarco1319 E Howell Street Seattle WA 98122architect@icloud.com206.355.6795www.dimarcoarchitecture.comMain StreetCommons WestBuilding550 Main StreetEdmonds, Washington 98020ISSUED:Drawings and Specifications asinstruments of service are and shallremain the property of the Architect. Theyare not to be used on extensions of theproject, or other projects, except byagreement in writing and appropriatecompensation to the Architect.The General Contractor is responsible forconfirming and correlating dimensions atthe job site. The Architect will not beresponsible for construction means,methods, techniques, sequences, orprocedures, or for safety precautions andprograms in connection with the project.© DiMarco ArchitecturePermit Set2019.05.08ST A T E OFWASHINGTONNO.8.K ARENSKIEST50EXPLICENSEDLANDSCAPEARCHITECT .121 0 20 / 19 /111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape Architects020'10'SCALE 1" = 10' - 0"LANDSCAPE PLANTING PLAN1L3.0Planting PlanATTACHMENT 3 - PLN201900246.1.aPacket Pg. 81Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) SCARIFY EDGES OF ALL PLANTING PITS TOENCOURAGE WATER PERCOLATION ANDROOT PENETRATION.BARK MULCH SHOULD NOT COME INCONTACT WITH TREE TRUNKS OR SHRUBBRANCHES & STEMS.NOTES1.2.2" MIN.O.C.SPACINGEDGE OF GROUNDCOVER AREA/WALK EDGEDISTANCE FROM EDGE IS1/2 THE SPECIFIED O.C. SPACINGROWPLANT CENTERTRI-SPACE, AT SPECIFIED O.C.DISTANCE - EQUIDISTANTO.C.SPACINGROOTBALLAMENDED TOPSOIL (ON GRADE CONDITION)NATIVE SOIL OR PLANTER2OR LIGHT WEIGHT PLANTING SOIL MIX(ON STRUCTURE CONDITION)SHRUB & GROUNDCOVER PLANTINGSCALE: NTS2" DEPTH MIN. MULCH, EXCEPT AT GREEN ROOF5'-6" MIN.2X ROOTBALLLOOP EACH TIE AROUND TREE ATHALF HEIGHT, PROVIDE 1" SLACKFOR TRUNK GROWTH'CHAINLOCK' OR EQUAL TREETIE MATERIAL (1" WIDTH), NAILOR STAPLE TIE TO STAKE TOHOLD STAKE VERTICAL2"x2"x8' WOOD STAKE, KEEPCLEAR OF ROOTBALLSET CROWN OF ROOTBALL 1"ABOVE FINISH GRADE ANDREMOVE 12 BURLAP AND ALLSTRAPS FROM ROOTBALLMULCH, SEE PLANS FOR TYPEAND DEPTHFINISH GRADEPLANTING SOIL, SEE PLANSFOR TYPE AND DEPTHROUGHEN SIDES OFPLANTING HOLECOMPACTED SUBGRADE1DECIDUOUS TREE PLANTINGSCALE: NTSNOTE:SEE L3.0 FOR PLANT SIZE AND CONDITION.PLANTING LAYOUT @ PLANTERSSCALE: 1" = 1'= 0"(14) OPHIOPOGON PLANISCAPUS‘NIGRESCENS' / MONDO GRASS2 X 8 PLANTER(4) SHRUBS PER PLANTER,SEE PLANS FOR SPECIESTRAIN VINE AGAINSTADJACENT SUPPORT. PROVIDESTAKE & VINE TIE, TYP.PLANT VINE AT THE SAMELEVEL AS GROWN IN NURSERYNATIVE SOIL ANDSUBGRADEREMOVE ALLBINDINGS FROMTRUNK/STEMROOT BALLMULCH, TAPER TOAVOID CONTACT W/STEMADJACENT PAVING1' GAPWALL OR FENCEVINE PLANTING1"2" DEPTH MULCHPLANTINGSOILPLANTER,SEE MATERIALS LISTL1.0, AND PLANSDavid DiMarco1319 E Howell Street Seattle WA 98122architect@icloud.com206.355.6795www.dimarcoarchitecture.comMain StreetCommons WestBuilding550 Main StreetEdmonds, Washington 98020ISSUED:Drawings and Specifications asinstruments of service are and shallremain the property of the Architect. Theyare not to be used on extensions of theproject, or other projects, except byagreement in writing and appropriatecompensation to the Architect.The General Contractor is responsible forconfirming and correlating dimensions atthe job site. The Architect will not beresponsible for construction means,methods, techniques, sequences, orprocedures, or for safety precautions andprograms in connection with the project.© DiMarco ArchitecturePermit Set2019.05.08ST A T E OFWASHINGTONNO.8.K A RENSKIEST50EXPLICENSEDLANDSCAPEARCH ITECT .121 020 / 19 /111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape ArchitectsL3.1Planting Details3SCALE: NTSVINE PLANTING5SCALE: NTSMANUF. PLANTER - SOIL DEPTH4ATTACHMENT 3 - PLN201900246.1.aPacket Pg. 82Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) WWWWWW928684SSSSSSSSSSSSSDSDSD SD SD SDSDSDSD294.96' Calc'd (295' Plat)Fog LineLot 14N 00°00'32" W 109.99'N 89°58'53" E59.98'N 89°58'53" E119.95'UGP UGP UGPLVLLVLLVLLVLLVL HVLHVLHVLHVLHVLHVLHVLPPP M45'DM45'DD7D7D6M48'DGGGG G G G Conc D/WConc D/WConc D/W FoundSurface MonP1P1P2P370.6'30.5'14.7'FWFWFWFWFW FW FW FW FW FW FW FW FWFWFWFWFW FW FW FW FW FW FW FW WWWWWW W W W W W W W W W W WWWWWW W W W W W W W W W W WW123456789101112131415161718UP 1 2 UP DOWN 12UPUP 12345678UP 123456789101112131415161718UP 1 2 UP DOWN 12UPUP 12345678UP18RISE(6 43/64")17RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")18RISE(6 43/64")17RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")A: 7,352.58sq ftA: 7,352.58sq ftWEST BUILDING FOOTPRINTWEST BUILDING FOOTPRINT1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 18RISE(6 43/64")17RUN(11")18RISE(6 43/64")17RUN(11")UPUP ALALALALALALPHASE 2A L L E Y6 T H A V E N U ELOBBYENTRYMURAL ALLEYTENANTENTRYTENANTENTRYTENANTENTRYPHASE II PHASE I PROPERTY LINEPER CITY OF EDMONDS STD DETAIL TR-531,MATCH EX. SCORING NORTH/SOUTH ATCORNER, EAST/WEST SCORING PER PLAN.COORDINATE PAVING W/ TREE GRATESPER STD DETAIL TR-551T3' X 3' PER CITY OF EDMONDS STANDARD,SEE DETAIL TR-55, APPROVED BY CITYENGINEER JEANIE McCONNELL 11/1/2018PER CITY OF EDMONDS STD DETAIL TR-552MATERIALS LIST- RIGHT OF WAYCONCRETE PAVINGTHROUGH JOINTTREE GRATEHANGING FLOWER BASKET POLEMAIN STREET COMMONSI I I ^0 16 32 N"OAHU NO SCRATCH CIRCULAR BIKERACK" BY SPORTSWORKS, EMBED,STAINLESS STEEL FINISH, INSTALL PERMFG. RECOMMENDATIONSMETROPOLITAN SERIES, STANDARDREPEATING PATTERN SHOWN,AVAILABLE FROM ABBOTSFORDCONCRETE PRODUCTS, 1-800-663-4091SAND SET, INSTALL PER MFG.INSTRUCTIONSLIGHT SAND BLAST W/ SAWCUT JOINTSSCORE PER PLAN2' W X 6XL X 18" HT AT FIN. GRADE,SALT & PEPPER GRANITE W/SAWNTOP AND BOTTOM, SPLIT FACES.SEE DETAIL FOR DEPTH.RECTANGULAR PLANTERS, FIBERGLASS,BY TOURNESOL SITEWORKS.96"L X 24"W X 36" HT, WILSHIRECOLLECTIONCOLOR: FLAT BLACKOWNER FURNISHEDMATERIALS LIST- ON SITEFESTIVAL LIGHTINGBIKE RACK - TO BE LOCATED ON SITEPAVERSCONCRETE W/ SCORINGSTONE BENCHPLANTERSSITE FURNITUREATTACHMENT 4 - PLN201900246.1.aPacket Pg. 83Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review 92 SD SD SD SDUGP UGP PPM45'DM48'DG G G Conc D/WConc D/W P1FWFWFWFWFW FW FW FW FW FW FW FWFWFWFWFW FW FW FW FW FW FW WWWWWW W W W W W W W W WWWWWW W W W W W W W W WW1 2 UP 12UP 12345678UP 1 2 UP 12UP 12345678UP 2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")1212UPUP ALALALALPHASE 26 T H A V E N U ELOBBYENTRYMURAL ALLEYTENANTENTRYTENANTENTRYTENANTENTRYPHASE II PHASE I PROPERTY LINESTREETSCAPEUGP UGP PFWFWFWFWFW FW FW FW FW FW FW FWFWFWFWFW FW FW FW FW FW FW WWWWWW W W W W W W W WWWWWW W W W W W W W 1 2 UP 12UP 12345678UP 1 2 UP 12UP 12345678UP 2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")1234567123456718RISE(6 43/64"))18RISE(6 43/64"))UPUP PHASE 2LOBBYENTRYMURAL ALLEYTENANTENTRYTENANTENTRYTENANTENTRYPHASE II PHASE II I I ^0 10 20 NPER CITY OF EDMONDS STD DETAIL TR-531,MATCH EX. SCORING NORTH/SOUTH ATCORNER, EAST/WEST SCORING PER PLAN.COORDINATE PAVING W/ TREE GRATESPER STD DETAIL TR-551T3' X 3' PER CITY OF EDMONDS STANDARD,SEE DETAIL TR-55, APPROVED BY CITYENGINEER JEANIE McCONNELL 11/1/2018PER CITY OF EDMONDS STD DETAIL TR-552MATERIALS LIST- RIGHT OF WAYCONCRETE PAVINGTHROUGH JOINTTREE GRATEHANGING FLOWER BASKET POLEATTACHMENT 4 - PLN201900246.1.aPacket Pg. 84Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review 92 SD SD SD SDUGP UGP PPM45'DM48'DG G G Conc D/WConc D/W P1FWFWFWFWFW FW FW FW FW FW FW FWFWFWFWFW FW FW FW FW FW FW WWWWWW W W W W W W W W WWWWWW W W W W W W W W WW1 2 UP 12UP 12345678UP 1 2 UP 12UP 12345678UP 2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")1212UPUP ALALALALPHASE 26 T H A V E N U ELOBBYENTRYMURAL ALLEYTENANTENTRYTENANTENTRYTENANTENTRYPHASE II PHASE I PROPERTY LINESITEI I I ^0 16 32 NUGP UGP PFWFWFWFWFW FW FW FW FW FW FW FWFWFWFWFW FW FW FW FW FW FW WWWWWW W W W W W W W WWWWWW W W W W W W W 1 2 UP 12UP 12345678UP 1 2 UP 12UP 12345678UP 2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")1212UPUP PHASE 2LOBBYENTRYMURAL ALLEYTENANTENTRYTENANTENTRYTENANTENTRYPHASE II PHASE I"OAHU NO SCRATCH CIRCULAR BIKERACK" BY SPORTSWORKS, EMBED,STAINLESS STEEL FINISH, INSTALL PERMFG. RECOMMENDATIONSMETROPOLITAN SERIES, STANDARDREPEATING PATTERN SHOWN,AVAILABLE FROM ABBOTSFORDCONCRETE PRODUCTS, 1-800-663-4091SAND SET, INSTALL PER MFG.INSTRUCTIONSLIGHT SAND BLAST W/ SAWCUT JOINTSSCORE PER PLAN2' W X 6XL X 18" HT AT FIN. GRADE,SALT & PEPPER GRANITE W/SAWNTOP AND BOTTOM, SPLIT FACES.SEE DETAIL FOR DEPTH.RECTANGULAR PLANTERS, FIBERGLASS,BY TOURNESOL SITEWORKS.96"L X 24"W X 36" HT, WILSHIRECOLLECTIONCOLOR: FLAT BLACKOWNER FURNISHEDMATERIALS LIST- ON SITEFESTIVAL LIGHTINGBIKE RACK - TO BE LOCATED ON SITEPAVERSCONCRETE W/ SCORINGSTONE BENCHPLANTERSSITE FURNITUREI I I ^0 10 20 NATTACHMENT 4 - PLN201900246.1.aPacket Pg. 85Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review San AntonioRiverwalk The PearlATTACHMENT 4 - PLN201900246.1.aPacket Pg. 86Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review MaterialsMetropolitan Series, Abbotsford, Natural with CharcoalBrick Pavers (Permeable)Light Sandblast Finish with Sawcut JointsStone Slab BenchStepstone Narrow Mod. PaversTectura Plank Pavers (Google)Festival LightsPaversConcrete Paving Stone LightsATTACHMENT 4 - PLN201900246.1.aPacket Pg. 87Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review WWWWWW928684SSSSSSSSSSSSSDSDSD SD SD SDSDSDSD294.96' Calc'd (295' Plat)Fog LineLot 14N 00°00'32" W 109.99'N 89°58'53" E59.98'N 89°58'53" E119.95'UGP UGP UGPLVLLVLLVLLVLLVL HVLHVLHVLHVLHVLHVLHVLPPP M45'DM45'DD7D7D6M48'DGGGG G G G Conc D/WConc D/WConc D/W FoundSurface MonP1P1P2P370.6'30.5'14.7'FWFWFWFWFW FW FW FW FW FW FW FW FWFWFWFWFW FW FW FW FW FW FW FW WWWWWW W W W W W W W W W W WWWWWW W W W W W W W W W W WW123456789101112131415161718UP 1 2 UP DOWN 12UPUP 12345678UP 123456789101112131415161718UP 1 2 UP DOWN 12UPUP 12345678UP18RISE(6 43/64")17RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")18RISE(6 43/64")17RUN(11")2RISE(6")1RUN(11")18RISE(6 15/16")17RUN(11")8RISE(6 7/8")7RUN(11")A: 7,352.58sq ftA: 7,352.58sq ftWEST BUILDING FOOTPRINTWEST BUILDING FOOTPRINT1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 18RISE(6 43/64")17RUN(11")18RISE(6 43/64")17RUN(11")UPUP ALALALALALALPHASE 2A L L E Y6 T H A V E N U ELOBBYENTRYMURAL ALLEYTENANTENTRYTENANTENTRYTENANTENTRYPHASE II PHASE I PROPERTY LINECOMMON NAMEBOTANICAL NAMEPLANT LISTSYMON-SITE TREESSTREET TREESMAGNOLIA DENUDATA(SPECIES SENT TO CITY OF EDMONDS ENGINEER JEANIEMcCONNELL FOR APPROVAL 3/20/2019)EX. TREE, TO REMAIN AND BE PROTECTEDGROUNDCOVERSSHRUBS / GRASSES- TO BE CHOSEN FROM THE FOLLOWING:CORNUS STOLONIFERA 'KELSEYI'LONICERA PILEATAPIERIS JAPONICA 'CAVATINE'NANDINA DOMESTICA 'GULF STREAM'VIBURNUM DAVIDIIBUXUS MICROPHYLLA JAPONICA 'WINTER GEM'ILEX CRENATA50% EPIMEDIUM ALPINUM25% ASTILBE X ARENDSII 'PEACH BLOSSOM'25% POLYSTICHUM MUNITUMSPIRAEA X BUMALDA 'DENISTAR'HYDRANGEA QUERCIFOLIA'LIMEMOUND'SPECIMEN TREEESCALLONIA 'FRADESII' (NON-DWARF)LARGE SHRUBSLAGERSTROEMIA 'NATCHEZ'PLANTING PLANI I I ^0 16 32 NATTACHMENT 4 - PLN201900246.1.aPacket Pg. 88Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review Plants| Plants | PotsBeech Japanese MaplePineCOMMON NAMEBOTANICAL NAMEPLANT LISTSYMON-SITE TREESSTREET TREESMAGNOLIA DENUDATA(SPECIES SENT TO CITY OF EDMONDS ENGINEER JEANIEMcCONNELL FOR APPROVAL 3/20/2019)EX. TREE, TO REMAIN AND BE PROTECTEDGROUNDCOVERSSHRUBS / GRASSES- TO BE CHOSEN FROM THE FOLLOWING:CORNUS STOLONIFERA 'KELSEYI'LONICERA PILEATAPIERIS JAPONICA 'CAVATINE'NANDINA DOMESTICA 'GULF STREAM'VIBURNUM DAVIDIIBUXUS MICROPHYLLA JAPONICA 'WINTER GEM'ILEX CRENATA50% EPIMEDIUM ALPINUM25% ASTILBE X ARENDSII 'PEACH BLOSSOM'25% POLYSTICHUM MUNITUMSPIRAEA X BUMALDA 'DENISTAR'HYDRANGEA QUERCIFOLIA'LIMEMOUND'SPECIMEN TREEESCALLONIA 'FRADESII' (NON-DWARF)LARGE SHRUBSLAGERSTROEMIA 'NATCHEZ'Sweetbay MagnoliaSpecimen Tree Vertical Green Planter Dividers PotsATTACHMENT 4 - PLN201900246.1.aPacket Pg. 89Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review Page 1 of 22 Revised by ADB 3/1/06 Applying the Design Guidelines When designing projects and issuing permits for new developments, applicants and City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower-intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site’s zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that – examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 90 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 2 of 22 Revised by ADB 3/1/06 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? ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 91 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 3 of 22 Revised by ADB 3/1/06 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 Priority Higher Priority 1. provide sensitive transitions to nearby, less- intensive zones ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 92 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 4 of 22 Revised by ADB 3/1/06 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 Priority Higher 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 ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 93 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 5 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 94 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 6 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 95 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 7 of 22 Revised by ADB 3/1/06 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 façades 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 façade shall comply with the guidelines under the section ‘Treating Blank Walls’. In the Downtown Commercial Core The ground level façades 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 façade 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” ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 96 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 8 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 97 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 9 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 98 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 10 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 99 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 11 of 22 Revised by ADB 3/1/06 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). ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 100 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 12 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 101 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 13 of 22 Revised by ADB 3/1/06 In most cases, especially in the downtown commercial area, Buildings shall convey a visually distinct ‘base’ and ‘top’. A ‘base’ can be emphasized by a different masonry pattern, more architectural detail, visible ‘plinth’ above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Architectural Features Below are several methods that can help integrate new buildings into the surrounding architectural context, using compatible: architectural features fenestration patterns, and building proportions. Building Articulation Below are several methods in which buildings may be articulated to create intervals which reflect and promote compatibility with their surroundings: modulating the facade by stepping back or extending forward a portion of the facade repeating the window patterns at an interval that equals the articulation interval providing a porch, patio, deck or covered entry for each interval providing a balcony or bay window for each interval changing the roofline by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval changing the materials with a change in the building plane providing a lighting fixture, trellis, tree or other landscape feature with each interval C-2: Architectural Concept and Consistency Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roofline or top of the structure should be clearly distinguished from its facade walls. Explanation and Examples This guideline focuses on the important design consideration of organizing the many 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 ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 102 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 14 of 22 Revised by ADB 3/1/06 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 detailed grilles and railings special trim details and moldings a trellis or arbor ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 103 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 15 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 104 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 16 of 22 Revised by ADB 3/1/06 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 ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 105 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 17 of 22 Revised by ADB 3/1/06 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 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 106 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 18 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 107 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 19 of 22 Revised by ADB 3/1/06 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 with the rest of the structure 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 108 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 20 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 109 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 21 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 110 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Page 22 of 22 Revised by ADB 3/1/06 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. ATTACHMENT 5 - PLN20190024 6.1.a Packet Pg. 111 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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]. Page 1 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 112 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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)AAAA 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 XXXX 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 AAAA 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 AAAX Printing, publishing and binding establishments C X A A A C Page 2 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 113 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Permitted Uses BD1 BD1 GFSF(1)BD2 BD3 BD4 BD Public markets licensed pursuant to provisions in Chapter 4.90 ECC1 A A AAAA 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 AAAA Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC 17.100.020 A A AAAA Primary and high schools, subject to the requirements of ECDC 17.100.050(G) through (R) A X AAAA Local public facilities, subject to the requirements of ECDC 17.100.050 CCCCAC Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A AAAA Off-street parking and loading areas to serve a permitted use B X BBBB Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X BBBX 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 CCCC Auction businesses, excluding vehicle or livestock auctions C X C C CC Drive-in/through businesses (businesses with drive through facilities) XXCACX Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use XXXCXX Day-care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums XXCCAX Page 3 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 114 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Permitted Uses BD1 BD1 GFSF(1)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 AAAA 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 CCCA Counseling centers and residential treatment facilities for current alcoholics and drug abusers XXCCAX Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C CCCC Outdoor storage, incidental to a permitted use D X DDDD Aircraft landings as regulated by Chapter 4.80 ECC X X DDDD 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. Page 4 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 115 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Sub District Minimum Lot Area Minimum Lot Width Minimum Street Setback Minimum Side Setback1 Minimum Rear Setback1 Maximum Height2 Minimum Height of Ground Flo within the Designated Street Fron BD15 0 0 0 0 0 30'15' BD25 0 0 0 0 0 30'12' BD35 0 0 0 0 0 30'12' Page 5 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 116 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Sub District Minimum Lot Area Minimum Lot Width Minimum Street Setback Minimum Side Setback1 Minimum Rear Setback1 Maximum Height2 Minimum Height of Ground Flo within the Designated Street Fron BD43,5 0 0 0 0 0 30'12' BD55 0 0 0 0 0 25'12' 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 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 Page 6 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 117 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Figure 16.43-1: Ground Floor Height Measurement Page 7 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 118 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD zones. 1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation to the finished grade along the width of the side of the structure that is principally oriented to the designated street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the ground “floor” is considered to be the sum of the floor planes which, in combination, run the full extent of the building and are closest in elevation to one another. For the purposes of this chapter, the definition of “ground floor” contained in ECDC 21.35.017 does not apply. 2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all properties lying within the BD zones. The designated street front is defined as the 45 feet measured perpendicular to the street front of the building lot fronting on each of the mapped streets. 3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum height of the ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the designated street front established in subsection (B)(2) of this section. 4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on the ground floor within a designated street front as defined in subsection (B)(2) of this section, the elevation of the ground floor and associated entry shall be within seven inches of Page 8 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 119 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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 (B)(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 (B)(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 (B)(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 (B)(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. Page 9 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 120 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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 (B)(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. Page 10 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 121 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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 Page 11 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 122 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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). Page 12 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 123 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds register of historic buildings. 1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the building. The decision of staff shall be processed as a Type II development project permit application (see Chapter 20.01 ECDC). a. Building step-backs required under subsection (C)(2)(b) of this section. b. Open space required under subsection (E) of this section. 2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds register of historic buildings. Note that additional parking exceptions involving building expansion, remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C). 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 Page 13 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 124 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Page 14 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 125 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Page 15 of 15Chapter 16.43 BD – DOWNTOWN BUSINESS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds16/Edmonds1643.html ATTACHMENT 6 - PLN20190024 6.1.a Packet Pg. 126 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Sections: 22.43.000 Applicability. 22.43.010 Massing and articulation. 22.43.020 Orientation to street. 22.43.030 Ground level details. 22.43.040 Awnings/canopies and signage. 22.43.050 Transparency at street level. 22.43.060 Treating blank walls. 22.43.070 Building HVAC equipment. 22.43.000 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. Page 1 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 127 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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); Page 2 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 128 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. 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; Page 3 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 129 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Page 4 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 130 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Page 5 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 131 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Open-sided nonstructural awning with front valance. Open-sided structural canopy. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high-gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. 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). Page 6 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 132 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Page 7 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 133 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Examples of projecting signs using decorative frames and design elements. Awning or canopy shapes: [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. A. Intent. To provide visual connection between activities inside and outside the building. B. Standards. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Page 8 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 134 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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 (B)(4) of this section was formerly codified as ECDC 16.43.030(B)(10)(g). 22.43.060 Treating blank walls. A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street-facing facade: Page 9 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 135 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. Page 10 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 136 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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. Page 11 of 11Chapter 22.43 DESIGN STANDARDS 4/26/2019https://www.codepublishing.com/WA/Edmonds/html/Edmonds22/Edmonds2243.html ATTACHMENT 7 - PLN20190024 6.1.a Packet Pg. 137 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Community Culture and Urban Design 123 x improve business opportunities, x protect natural environments using sustainable design practices, x 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. ATTACHMENT 8 - PLN20190024 6.1.a Packet Pg. 138 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Community Culture and Urban Design 124 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. ATTACHMENT 8 - PLN20190024 6.1.a Packet Pg. 139 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Community Culture and Urban Design 125 Design Objectives for Building Façade.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 Façade Design. Encourage building façades 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 façade, 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 façades to help define the scale and style of the structure. Variation in façade 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. ATTACHMENT 8 - PLN20190024 6.1.a Packet Pg. 140 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Community Culture and Urban Design 126 B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing 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. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. 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 façades should respect and echo historic patterns along downtown pedestrian streets. ATTACHMENT 8 - PLN20190024 6.1.a Packet Pg. 141 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Community Culture and Urban Design 127 B.11 Building Façade. Provide a human scale streetscape, breaking up long façades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the façade. 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. ATTACHMENT 8 - PLN20190024 6.1.a Packet Pg. 142 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) CITY OF EDMONDS 121 'TH AVENUE NORTH, EDMONDS, WA 98020 (4251771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Main Street Commons, two commercial buildings and site improvements in the Downtown Business (BD1) zone. Phase 1 of the project includes extensive renovation and alteration of an existing 9,000+/- sq. ft. building on the west side of the site and'creation of an adjacent plaza to replace a portion an existing surface parking lot. Phase 2 of the project will replace the rest of the existing parking lot and includes a new 5,600 sq. ft. two-story building to the east of the plaza at the corner of Main St. and 6th Ave. S. The plaza will be extended south of the new building to connect to 6th Avenue and eight surface parking stalls will be created that load from the alley to the south. (File Number P1N20190024). Proponent: David DiMarco (rep. Seattle-Snohomish Mill Company, lnc.) Location of proposal, including street address if any: 550 Main Street (Tax lD #: 00434212001500 & 00434212001700) 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 andlor 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(2Xc) 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 197-1l3a0Q); the lead agency will not act on this proposallor 14 days from the date below. Comments must be submitted by June 25. 2019 Project Planner: Mike Clugston, Senior Planner Responsible Official: Rob Chave, Planning Manager Gontact tnformation: City of Edmonds | 121 sth Avenue North, Edmonds WA 98020 | 425-771-0220 Date:>a Signature xx xx 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 Julv 2,2019. You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. Posted on June 11,2019, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit@ecy.wa.qov). Mailed to property owners within 300 feet of the site. Distribute to "Checked" Agencies below. SEPA DETERMINATION PLN2O 1 90024 6t7t19.sEPA Page 1 of2ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 143 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) The SEPA Checklist, project plans and DNS are available at https://permits.edmonds.wa.us/citizen. Search for file number PLN20190024. These materials are also available for viewing at the Planning Division - located on the second floor of City Hall: 121 1th Avenue North, Edmonds WA 98020. Notice Mailed to the following: XX COMCAST Outside Plant Engineer, North Region 1525 75tt'St. SW Ste 200 Everett, WA 98203 Tulalip Tribal Council 6700 Totem Beach Road Marysville, WA 98270 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 Department of Archaeology & Historic Preservation PO Box 48343 Olympia, WA 98504-8343 Puget Sound Energy Attn: David Matulich PO Box 97034, M/S BOT-1G Bellevue, WA 98009-9734 david.matulich@pse.com David DiMarco DiMarco Architecture 1319 E. HowellSt. Seattle, WA98122 M. L. Wicklund Snohomish Co. PUD PO Box 1 107 Everett, WA 98206-1 107 XX XX XX SEPA DETERMINATION PLN2OI9OO24 617119 SEPA Page2 of2ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 144 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) <all other values>125; 49; 71; 7; 8ATTACHMENT 9 - PLN201900246.1.aPacket Pg. 145Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review fED #P7l CITY OF EDMONDS RECEIVED Ì',lAY 2 3 2019 E NVI RO NM ENTAT C H E CKLI S TDEVELOPIIENT SERVICES COUT{TER Purpose of Checklíst: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all govemmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with próbubt" significãnt adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help yo., and thJ 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. I nstructions fo r App licønts : 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 yourbwn observations or project plans without the need to hire experts. Ifyou really do not know the answer, or if a quèstion 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 zoniîg, shoreline, and landmark designations. Answer these questions if you can. Ifyou have problems, the governmental agencies can assist you. The checklist questions apply to all parts ofyour proposal, even ifyou plan to do them over a period oftime or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The age¡cy 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 proposøls: 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 B) which they determine do not contribute meaningfully to the analysis of the proposðd 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 l. Name of proposed project, if applicable:Moin Street Commons .9/. I Dovid DiMorcoName of applicant:, 3.Address and phone numtler of applicant and contact 1319 E H person: owe[[ Street. Seottle WA 98122 206-355-6795 Mog 17, 20194. Date checklist prepared: 5. Agency requesting checklist: Citv qf Edmonds Revised on 9/1 6/l 6 P7 I - SEPA Checklist.doc Page I of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 146 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 7 6.Proposedtimingorschedule(includingphasing,ifapplicable): Construction to begin August 2019. Phose 1 to be compteted Februorg 2020. Phose 2 to begin November 2019 to be completed September 2020. (STAFF COMMENTS) Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? Ifyes, explain. No. (STAFF COMMENTS) List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. We hove 0 geotechnicoI report 0v0i[0bte upon request. (STAFF 0 9.Do you know whether applications åre pending for governmental approvals of other proposals directly affecting the property covered by your proposal? Ifyes, explain. -We do not know of onu other opprovots 0re pending. 8 VI ¡a/ -L 701 0co z ,f(STAFF LN aô (z sAP ¿iV 6;,lrh $tazoq osvl +'6t 0 Revised on 9/19/16 ( P7 I - SEPA Checklist.doc t1$tlÒ 0 Page 2 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 147 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 10. List any government approvals or permits that will be needed for your proposal' if known. We hove 0ppl.ied for on Edmonds building permit, o Lot line Adjustment, o CriticolAreo Assessment ond Administrotive Architecturol Design Review. DEFERRED SUBMITTALS N0T INCLUDED lN TllIS APPLICATI0N: FINAL IENANT IMPROVEMENTS, PLUMBING, HVAC, ELECTRICAL, COMMERCIAL lJOOD/HOOD FIRE SUPPRESSION, FIRE ALARM SYSTEM, AUTOMATIC SPRINKLER SYSTEM u;(?¿tc ót/'(STAFF 11 12. Give brief, complete description of your proposal, including the proposed uses and size of the projeet 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. PHASE 1 INCLUDES t¡t/EST BUILDING: REN0VATION 0F (E) STRUCTURE, CHANGE 0F USE FR0M RETAIL (M) I0 ASSEMBLY (A-2). (E) BASEMENT STORAGE AREA (S-1) T0 REMA|N. EXTER|OR ALTERAil0NS T0 EXTSITNG BUILDING I0 DEM0LISH (E) ENIRY & R00FT0P PARAPETS, ADD 2 NEW ENTRtES. tNTERt0R ALTERATT0NS TNCLUDE DEM0LtSHtNG (E) MEZZANINE LEVEL & M05T INTERIOR PARTITI0NS, ADD NE\ll/ 2ND LEVEL FLOOR&DORMER.ALLEXTERIORDOORS&WIl\lDO\II/SARETOBEREPLACED. ANEWPEDESTRIANPLAZAISCREATEDWITHLANDCAPING& ART PANEL WITH sTAGE. PHASE 2 INCLUDES NEW 2-STORY EAST BUILDING, COMPLETION OF PEDESTRIAN ART ALLEY & ART PANELS. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, inctuding a street address, if any, and section, township, and range, if known. If a proposal would occur oyer 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 dupticate maps or detaited plans submitted with any permit applications related to this checklist. ADDRESS: 550 MAIN STREET EDM0NDS WA 98020 PARCEL #S: 004342-120-015-00 AND 004342-120'017-00 LOTS 15 AND 16, BLOCK 120, CITY OF EDMONDS ADDITIO]'l, ACCORDING TO TtlE PLAT THEREOF, RECORDED IN VOLUME 2 OF PLATS, PAGE 39, RECORDS OF SÌ'|OHOMISll COUNTY, WASl.lINGTON. AND LOTS 11,18,19 AND 20, BLOCK 120, CITY OF EDMONDS ADDITION, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 2 OF PLATS, PAGE 39, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. (STAFF CO Revised on 9/19/16 P7 I - SEPA Checklist.doc Page 3 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 148 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) TO BE COMPLETED BY APPLICANT B. ENVIRONMENTALELEMENTS l. Earth a.General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Tl1E SITE IS COMPLETELY DEVELOPED. AN EXISTING FORMER GROCERY STORE BUILDING OCCUPIES THE WESTERN PORTION. THE REMAININGSIEISANASPHALTSURFACEPARKINGLOT. THESITESLOPESUPFROMTHESOUTH\,I/ESTCORNERTOTHENORTHEAST CORNER BY4-FEET. What is the steepest slope on the site (approximate percent slope)? Tl1ESITESLOPESUPFROMTllESOUTHWESICORNERT0THEN0RTHEASTCORNERBY4-FEET. lTlSACONS|STENTSL0PE0tl.92/0. c.What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classilìcation of agricultural soils, specify them and note any agricultural land of long term commercial signifìcance and whether the proposal results in removing any of these soils. sEE THE ATTACHED SOILS REPORT. (STAFF COMMENTS) ' t). (STAFF COMMENTS) (s u\ TAFF COMMENTS 1O\NL o Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.- N0. f¡ d. Revised on 9/19/16 (STAFF COMMENTS P7 1 - SEPA Checklist.doc Page 4 o.f 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 149 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) e.Describe the purpose, typeo totai area and approximate quantities and total affected area of any filling' excavation, and grading proposed. Indicate source offill. PHASE 1 INCLUDES THE RENOVATION OF AN EXISTING BUILDING. PHASE 2 INCLUDES ESTABLISHING A NEW 2-sTORY BUILDING WITH A PEDESTRIAN PLAZA IN BETWEEN. THE COMBINED CUT IS 181 CY. THE COMBINED FILL IS 53 CY. SOURCE OF FILL HAS NO BEEN DETERMINED. (STAFF C f. Could erosion occur âs a result ofclearing, construction, or use? Ifso, generally describe. o NO. THE SITE IS.RELATIVELY FLAT About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? APPROXIMATELY 9370 OF THE LOT WILL BE IMPERVIOUS SURFACE. (STAFF COMMENTS) h.Proposed measures to reduce or control erosion, or other impacts to the earth, ifany: sEE ATTAC||ED STORMWATER SITE PLAN REPORT. ç I dc t W\ß ø(STAFF 2. AIR a What types of emissions to the air would result from the proposal (i.e., dust, automobileo odorso and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. -NOT APPLICABLE. Revised on 9/1 9/l 6 (STAFF C P7 I - SEPA Checklist.doc Page 5 o.f 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 150 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) b.Are there any off-site sources of emissions or odor that may effect your proposal? If so, generally describe. NONE. (STAFF COMMENTS c.Proposed measures to reduce or control emissions or other impacts to theo if any: NOT APPLICABLE. (STAFF 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. NONE (2) Will the project require any work overo in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. N0. (3)Estimate the amount of fitt 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 fÏll material. NOT APPLICABLE Revised on 9/19/16 P7 I - SEPA Checklist.doc Page 6 of 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 151 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. NOT APPLICABLE. (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. N0. (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. NOT APPLICABLE (srAFr co b. Ground: (l) Wilt 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' a'nd approximate quantities if known. NOT APPLICABLE. Revised on 9/19/16 (STAFF COMMENTS P7 I - SEPA Checklist.doc Page 7 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 152 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) c. (2)Describe waste material that witl be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrialo 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. NOT APPLICABLE. Water Runoff (including storm water): (1) Describe the source of runoff (including storm water) and method of collection and disposalo if any (inctude quantities, if known). Where witl this water flow? Will this water flow into other waters? If so, describe. SEE ATTACHED STORMWATER SITE PLAN REPORI. 9t oz ot CI s'z(STAF'F (2) Coutd waste materials enter ground or surface waters? If so, generally describe. N0. (sTArF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so' describe. N0. Revised on 9/19/16 P7 I - SEPA Checklist.doc Page B of 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 153 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: SEE ATTACHED STORMWATER SITE PLAN REPORT. (srAFF' 4. Plants a.Check or circle types ofvegetation found on the site: NQNE. deciduous tree: alder, maple, aspenr other: - evergreen tree: fir, cedar, pine, other: shrubs grass pasture crop or graln orchards,vineyardsorotherpermanentcrops -wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: wate.r plants: water lily, eelgrass, milfoil, other: other types of vegetation: What kind and amount of vegetation will be removed or altered? NONE. b Revised on 9/1 9/l 6 (STAFF COMMENTS) P7 I - SEPA Checklist.doc Page 9 o.f 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 154 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) c. d. List threatened or endangered species known to be on or near the site' NONE KNOWN. (STAFF Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: 5EE ATTACHED LANDSCAPE PLAN SET r(ôaz 2l(STAFF COMMENTS) e.List atl noxious weeds and invasive species known to be on or near the site. NONE KNO\,lJN. (STAFF CO 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: hawþ heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fÏsh:'bass,salmon,trout,herring,shellfish,other: Revised on 9/ I 9/ I 6 NONE KNOWl\l P7 I - SEPA Checklist.doc Page l0 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 155 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) (STAFF COMMENTS) b.List any threatened or endangered species known to be on or near the site. NONE KNOWN. c.Is the site part of a migration route? If so, explain. NONE KNOWN. (STAFF C ,rc (Ft (f d.Proposed measures to preserve or enhance wildlife, if any: NOT APPLICABLE. e.List any invasive animal species known to be on or near the site. NOl'lË KNOWN. Revised on 9/19/16 ISTAT'F'COMMENTSI P7 1 - SEPA Checklist.doc Page 11 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 156 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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 heatingo manufacturing, etc. ELECTRICITYWITLBEUSEDFORLIGHTINGANDHVAC. NATURALGAS\l\,ILLBEUSEDFORPATIOHEATINGANDCOOKING. b.Would your project affect the potential use of solar energy by adjacent properties? If so' generally describe. NO. PARCELISINASOUTH\/I/ESTCORNERPOSITION. PROJECT\/tl|LLNOTCREATESHADINGONADJACENTPARCELS. (srAFF CO 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: SEE ATTACHED ENERGY AND BUILDING ENVELOPE SET. (STAFF COMMENTS)ScoCt 2a(þlL +LT ) 5U Environmental Health a. Are there any environmental health hazards, inctuding exposure to toxic chemicals, risk of fÏre and explosion, spill, or hazardous wasteo that could occur as a result ofthis proposal? Ifso describe. N0. I 7 Revísed on 9/19/16 P7 1 - SEPA Checklist.doc Page 12 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 157 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) (l) Describe any known or possible contamination at the site from present or past uses. NONE KNOì¡/N. (STAFF COMMENTS) (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. HAZARDOUS MATERIAL ABATEMENT HAS ALREADY BEEN PERMITTED AND PERFORMED. (STAFF COMMENTS)n (3) Describe any toxic or hazardous chemÍcals 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 PLANNED. (4) DescriDe special emergency services that might be required. NONE KNO\^,N. Revised on 9/19/16 P7l - SEPA Checklist.doc Page l3 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 158 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) (5) Proposed measures to reduce or control environmental health hazards, ifany: NONE KNOWN. (STAFF C b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffÏc, equipment, operation, other)? NONE KNOWN (srAFr COMMENT (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: traffico construction, operation, other)? Indicate what hour's noise would come from the site. NONE KNOWN. (3) Proposed measures to reduce or control noise impacts, if any: NOT APPLICABLE. Revised on 9/19/16 (STAFF P7 1 - SEPA Checklist.doc Page l4 o.f 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 159 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 8. Land and Shoreline Use \ilhat is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? Ifso, describe. THE CURRENT USE INCLUDES 2 RETAIL SPACES AND A SURFACE PARKING LOT. ADJACENT PROPERTIES ARE RETAIL AND OFFICE USE. THEPROPOSEDUSESAREASFOLLOWSANDARECO]'ISISTENT\lilITHADJACENTPROPERTIES: PllASElINCLUDESW¡SIgUIIOI1'|E: REN0VAT|0N 0F (E) STRUCTURE, CHANGE 0F UsE FR0M RETATL (M) T0 ASSEMBLY (A-2). (E) BASEMENT ST0RAGE AREA (5-1) I0 REMAIN. A NEÌIlJ PEDESTRIAN PLAZA IS CREATED WITH LANDCAPING & ART PANEL WITH STAGE. PHASE 2 INCLUDES NE\,l/ 2-STORY EAST BUILDING, COMPLETION OF PEDESTRIAN ART ALLEY & ART PANELS. (STAF'F COMMENTS 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? N0. (l) Witl the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment accêss, the application ofpesticides, tilling, and harvesting? If so, how: NO Describe any structures on the site. THE EXISTING STRUCTURE ISAN ARCHED ROOF FORMER GROCERYSTORE. IT HASAGLU-LAM BEAM, CAR DECK, COMPOSITION ROOF ASSEMBLYANDCONCRETEBLOCKEXTERIORWALLS. TllEREMAINIl'lGPROPERIYISANASPHALTSURFACEPARKINGLOT. a. c. Revised on 9/19/16 (STAFF COMMENTS P7 I - SEPA Checklist.doc Page l5 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 160 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) d Will any structures be demolished? If so, what? N0. (STAFF fu ¿-ô rA rÀ ßc,0zotqú e.What is the current zoning classilication of the site? DB-1 (STAFF COMMENTS)o tP¡ f. What is the current comprehensive plan designation of the site? UNKNOWN c. (STAFF t*n{o If applicable, what is the current shoreline master plan designation of the site? UNKNOWN. ûvv (STAFF CO h.Has any part of the site been classified critical area by the city? If so, specify. UNKNOWN. (STAFF COMMENTS -*,i (/Ì w Revised on 9/19/16 f .q,& [vs P7 1 - SEPA Checklist.doc Page l6 o.f 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 161 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) t.Approximately how many people would reside or work in the completed project? 32. (STAFF Ð Approxinlately how many people would the completed project displace? 0. (STAFF COMMENTS) k.Proposed measures to avoid or reduce displacement impacts, if any: NOT APPLICABLE. t. (STAFF COMMENTS) Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: THE PROPOSED DEVELOPMENT IS CONSISTENT \I\/ITH THE OVERALL COMPREllENSIVE CITY PLAN. (STAFF COMMENTS) Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: NOT APPLICABLE. m. Revised on 9/19/16 P7 I - SEPA Checklist.doc Page 17 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 162 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 9. Housing a.Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. NONE. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. NONE b. c.Proposed measures to reduce or control housing impacts, if any: NONE. 10 Aesthetics a. \ühat is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? 32 FEET. THIS HEIGHTWAS DETERMINED USING EDMONDSAVERAGING PROCEDURE. (STAFF {r4 2 orQ- 6 I tJlvl Revised on 9/19/16 o P7 I - SEPA Checklist.doc *'o Page lB o.f 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 163 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) b.What views in the immediate vicinity would be altered or obstructed? NONE. Proposed measures to reduce or control aesthetic impacts, if any: NONE. (ST !t 11. Light and Glare a. \Mhat type of light or glare will the proposal produce? What time of day would it mainly occur? NONE. (STAFF C Ð b.Could tight or glare from the finished project be a safety hazard or interfere with views? N0. (srAFF C c.What existing off-site sources of light or glare may affect your proposal? NONE. Revised on 9/19/16 P7 1 - SEPA Checklist.doc Page 19 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 164 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) d.Proposed measures to reduce or control light and glare impacts, if any NONE. (STAFF CO 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? THE AMENITIES OF THE ENIIRE DOWNTOI4,N EDMONDS CORE ARE IMMEDIATELY AVAILABLE. (ST ^f ?t w er â/\,L 6 l\J.l^ b.Woutd the proposed project displace any existing recreation uses? If so, describe. N0. c. (STAFF Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicanto if any: _ NONE Revised on 9/19/16 (STAFF COMMENTS P7 I - SEPA Checklist.doc Page 20 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 165 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 13 Historic and Cultural Preservation a. Are there any buildings, structureso 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? Ifso, specifically describe. THE NEIG|IBORING BUILDING TO THE WEST 15 A REGISTERED HISTORIC BUILDING. (STAFF O 3 Are there any landmarkso 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 tist any professional studies conducted at the site to identify such resources. NOT KNOWN 't ù b. c. (STAFF COMMENTS 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. NOT APPLICABLE. d. (STAFF Proposed measures to avoid, minimize, or compensate for loss, changes too and disturbance to resources. Please include plans for the above and any permits that may be required. NOT APPLICABLE.. Revised on 9/ I 9/ I 6 (STAFF COMMENTS) P7 I - SEPA Checklist.doc Page 21 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 166 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 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, ifany. THE SITE IS AT IHE CORNER OF MAIN STREET AND 6TH AVENUE. MAIN PUBLIC SIREETS ARE MAIN STREET AND gTH AVENUE SOUTll. IT IS SERVED BY STATE ROUTE 104 TO Tl{E \ll/ESI, STATE ROUTE 99 TO THE EAST AND STATE ROUTE 524 TO THE NORTll. Is the site or affected geographic area currently served by public transit? If soo generally describe. If not, what is the approximate distance to the nearest transit stop? BUSES 1'1, 12,116, '119, 130, 196, 413, 511 AND 512 SERVE THE SITE How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? PARKING IS NOT REOUIRED WITHIN THE DB-1 ZONE. PROJECT IS PROVIDING 8 PARKING STALLS. (srAFF COMMENTS),0 øt'ñ Will the proposal require any neìv or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). b. c. d. Revised on 9/19/16 NOT KNOWN P7 I - SEPA Checklíst.doc Page 22 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 167 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) e. (STAFF COMMENTS Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. NO L KIL (STAFF w-e f. s. h. 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). \ilhat data or transportation models were used to make these estimates? NOT KNO\ltlN 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. NOT KNOWN (STAFF COMMENTS) (STAFF COMMENTS) Proposed measures to reduce or control transportation impacts, ifany: l.lOT APPLICABLE. Revised on 9/19/16 P7 1 - SEPA Checklist.doc Page 23 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 168 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) (sTA['F COMMENTS J 1U 15. Public Services a.Would the project result in an increased need for public services (fbr example: fire protectiono police protection, public transito health care, schools, other)? Ifsoo generally describe. NOT KNOWN. ítr/ I oaw (STAFF b.Proposed measures to reduce or control direct impacts on public services, if any: NOT APPLICABLE. (srAFF 16. Utilities a. b. currently available at the site: system, other: 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. natural refuse Revised on 9/19/1 6 P7 I - SEPA Checklist.doc Page 24 o.f 27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 169 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) ELECTRICITY, NATURAL GAS, WATER, REFUSE SERVICE, TELEPHONE Al'lD SANITARY SEWER l4lILL BE USED. ALL PROVIDERS WILL NOT Cl.lANGE FROM EXISTING PROVIDERS. 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 relyirig on them to make its decision. Mike McMurrog <-as* /7-7 \,. Siþnature ofProponent [¿t U N/w</'' fr,lq- C(,l fu*L Date Submitted t ún 7 t7 Revised on 9/19/16 P7 I - SEPA Checklist.doc Page 25 of27ATTACHMENT 9 - PLN20190024 6.1.a Packet Pg. 170 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) c. 18 PROJECT DESCRIPTION PROJECT LOCATION: NAME OF APPLICANT: FILE NO,: DATE OF APPLICATION: DATE OF COMPLETENESS: DATE OF NOTICE: REQUESTED PERMITS: COMMENTS ON PROPOSAL DUE: PUBLIC HEARING INFORMATION: CITY OF EDMONDS NOTICE OF APPLICATION, SEPA DETERMINATION AND PUBLIC HEARING Main Street Commons, two commercial buildings and site improvements in the Downtown Business (BD1) zone. Phase 1 of the project includes extensive renovation and alteration of an existing 9,000+/- sq. ft. building on the west side of the site and creation ofan adjacent plaza to replace a portion an existing surface parking lot. Phase 2 of the project will replace the rest of the existing parking lot and includes a new 5,600 sq. ft. two-story building to the east of the plaza at the corner of Main St. and 6th Ave. S. The plaza will be extended south of the new building to connect to 6th Avenue and eight surface parking stalls will be created that load from the alley to the south. District-based design review projects that require a SEPA determination such as this are Type lll-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). 550 Main Street (Tax lD #:00434212001500 &00434212001700) David DiMarco (rep. Seattle-Snohomish Mill Company, lnc.) P1N20190024 May 9, 2019 May 30, 2019 June 11, 2019 District-based design review, SEPA determination Building permits, lot combinationOTHER REQUIRED PERMITS: REQUIRED STUDIES:None at this time EXISTING ENVI RONMENTAL DOCUMENTS: SEPA checklist, critical area checklist, traffic impact analysis July 3, 2019 Phase 1 of the two-phase public hearing will be held by the Architectural Design Board on Wednesday, July 3, 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 July 3 meeting. Any person has the r¡ght to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy ofthe 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. ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 171 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) SEPA DETERMINATION DATE OF ISSUANCE: SEPA COMMENTS DUE SEPA APPEAL: CITY CONTACT: lnformation on this development application is available at the City of Edmonds Development Services Department, 121 sth Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday - Friday (8:30 AM - 12:00PM only on Wednesdays) or through the City's website (https://permits.edmonds.wa.us/Citizen/) and search for permit P1N20190024. 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. June 1L, 2019 June 25, 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 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 July 2,2019. Mike Clugston, AICP, Senior Planner michael.cl ugston @edmondswa.gov 4¿5- r I LUILU l.eSÊnel A?6D1.615.5¡EEEI_{[trßlHÊ! - .¿$¡,€t* lt1 ì¡ ft¡á.¡i!¡ù{r Þ-.r¡bdr41!{t¡ßl$¡¡Ê hehs-nr¡Éf *rìr ¡'d ¡t:r .úFrên.jr, tui¡ lDhlhrrrpp¡d.lh¡ =ê qr' ryn* b¡ !.ru.!Þ. fùftd.or$.r¡lcÉl*h. lrl! ruP 15 ù4t lû g u9¡r r9f rrrl5É! o¡ 40[5rflucrld! Eç{t 9u¡-làrlLkri¡r$j^rklLaJ¡hcrc Mãin Street Crmmms 78x l:2,257 BELI ST Wrv¡ ¡¿¡ r r¿' &ôzó æ,fê DAYTON ST t s I çi t rjÞ T H Æ ,'# , il' #' ;,t:a!!: f,- r¿¡^ þ,*tirl:j'sã" af,t .t tt) r1 | ::,1 '$ ;:ì: ;i,i, $¡ tr: li. ,añ., ,¡fl¡ '..: þffi--f ;'fuirl .il. :r1li 4r( *,tll ,,, .,':l trf 'E. s¡i '-l a¡ tz, :)i r l¡t '41 .t :': ; I - .,;: - Gi ..t l'ir-'r'i''& .; iï:.**. $ {*. ; 'F MAITÚ57 gì #E î*1*,, # Ct,t of Edmond¡ Main Street Commons Noles tud,ncdJ'Àl*r¡r¡ ¡Èrd qdi* lif li-r¡n !r*t ll.r ÊiU¡lS9{ ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 172 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) ADJACENT PROPE RTY OW NERS 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 Appl t or Applicant's Representative Subscribed and sworn to before me this Lq day of LÔIq I Þß\s a a a a a aa a a N Public in and for the State of Wa Residing at a o at a a a a a a aa ataIótaaa stAfÉ 9( illt RECEIVED MÁy 2 e 2û1$ CIFvrmffi$rfrew!cE$ Revised on 9/30/I I P2 - Adjacent Property Owners List Page 2 of 2 ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 173 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 09t8/091 co /ilo^v co^¿ alqlpduloc tutx ¿9 x tlltu gz l¿türol sp oilonbltl y09t9@ ÁJo^v tlll/l slq[eduo} ,,8192 x ,,1 ozls loq?l Frçt{ 00434202102600 EWING DEBORAH 5OO KAPALUA DR 24 T1 LAHAINA, HI96761 004342021 01 500 MCEACHRON DIANE 560 BELL STREET EDMONDS, WA 98020 00434202102300 S&EPARTNERSLLC 539 MAIN ST EDMONDS, WA 98020 004342021 03000 TAX TABLE PROPERTIES LLC 725 HINDLEY LN EDMONDS, WA 98020 00434209803500 BELL RALPH R JR & REED RENEE 6,15 MAIN ST STE C EDMONDS, WA 98020 004342'12000500 WILSON GREG & DEBORAH PO BOX 1298 EDMONDS, WA 98020 00434212002400 JANTZ INVESTMENTS LLC PO BOX 700 EDMONDS, WA 98020 00434212003300 EDMONDS MASONIC CENTER ASSN 515 DAYTON STREET EDMONDS, WA 98020 006290000001 00 NAKAMA RANCE K & VANDER YACHT LISA 623 MAIN ST #1 EDMONDS, WA 98020 004342097031 00 BLANCHARD RANDALL L & MAE L 1472014ÏH AVE SE MILL CREEK, WA 98012-1345 004342021 01 800 STEWART BRYAN R R & CHERYL L 4OO SUNSET AVE EDMONDS, WA 98020 00434202102800 523 MAIN LLC P0 BOX'1477 EDMONDS, WA 98020 004342096001 00 CHIGARAS NICK J 604 DAYTON EDMONDS, WA 98020 00434209804000 HARRIS LAURENCE & CAROLYNNE TRUSTEE 430 12TH PL N EDMONDS, WA 98020 0043421 2000600 MCDEVITT INVESTMENTS LLC 330 DAYTON ST #2 EDMONDS, WA 98020 00434212002600 HURST RONNIE E PO BOX 971 EDMONDS, WA 98020 00434202101200 NELSON ASSOCIATES & FAMILY LLC 9710 WHARF STREET EDMONDS, WA 98020 004342021 01 900 sruwnnrfnYAN R R & cHERYL L ¿oo su(ser nvr rouóru0s, wA 98020 00434212100700 STOVEL MARY L 522 DAYTON ST EDMONDS, WA 98020 006822000001 00 WARREN DENISE I 626 MAIN ST #1 EDMONDS, WA 98020 label size 1" x2518" compatible with Avery @51 60/81 60 004342021 02900 THEFOURRSLLC 533 5TH AVE S EDMONDS, WA 98020 00434209703400 KENNEDY JOHN JR 617 DAYTON #7 EDMONDS, WA 98020 00434212000302 THIRD AVENUE SOUTH PROPERTIES LLC P0 BOX 151 EDMONDS, WA 98020 00434212001200 COLUMBRO FMLY ENTRPRS LLC 542 MAIN ST EDMONDS, WA 98020 0043421 20031 00 EDMON ONIC CENTER ASSN 515 STREET DS, WA 98020 0043421210'1800 STANTON WAYNE G 558 DAYTON ST EDMONDS, WA 98020 00682200000300 PERKINS DARRELL 626 MAIN ST UNIT 3 EDMONDS, WA 98020 ;ñ![@Ã1 An/q1 Ân ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 174 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 09 !8/09 t9@ /üo^v co^e olqlpdtuoc tt¡tu ¿9 x ttttll 9z tPtulol sp ouqlblu 3/09 L9@ Ájs^V t{lUìr\ olq[Bduos ',819 7 x .¡ I ozls loqq FHTF' II 00682200000400 YELLIN NANCY 626 MAIN STREET#4 EDMONDS, WA 98020 00682200000600 HUDAK MARIAN M 626 MAIN ST UNIT 6 EDMONDS, WA 98020 label size 1" x2518" compatible with Avery @5160/8160 00682200000700 ROFF MARIAN E 626 MAIN STREET #7 EDMONDS, WA 98020 rÉrG+åll Ér¡-..^*^ Á^ f¡¡ma+ ôÊ v ê7 mm aamna*ihla arra¡ Arronr @Ãl ^n/qi An ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 175 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 09 t8/09 r co /ilÐ^v cs^¿ olqllsduloc ulur ¿9 x tlltu 9z l¿tulol sp ollolbltJ l/09f9@,to^v tlll/l olq!}edwox ,,8l9zx ,,I ozls loqel 00682200001 000 CHRISTIANSEN JACK E/ANN L 626 MAIN ST UNIT 1O EDMONDS, WA 98020-3051 00682200000500 LARSON CLIFFORD P 626 MAIN ST UNIT 5 EDMONDS, WA 98020.3090 004342021 00300 UNGER CONRAD R & MICHELE R 506 BELL ST EDMONDS, WA 98020-3147 006943001 201 00 KISSINGER JOHN PETERIBARBARA ANN 518 BELL ST UNIT 201 EDMONDS, WA 98020-3164 004342097001 00 : 600 MAIN STREEI LLC 71Û WALNUT ST IüMONDS, WA98020-3422 00434212002100 555 DAYTON LLC 710 WALNUT ST EDMONDS, WA 98020-3422 01 0072000201 00 LENGFELDER TERRY L & JOYCE J 530 DAYTON ST UNIT 201 ËDMONDS, WA 98020-3483 01 02460001 01 00 DEMPSEY CAIRNS C/BRIAN P 550 DAYTON ST UNIT 101 ËDMONDS, WA 98020-3629 01 024600020200 RUTHRAUFF CLIFFORD B 550 DAYTON ST UNIT 202 EDMONDS, WA 98020-3629 00629000000400 SHURTLEFF ROGER & JUDY 225 5TH AVE KIRKLAND, WA 98033 00629000000300 HALL JOHN PHILLIP 623 MAIN ST UNIT 3 EDMONDS, WA 98020-3066 00682200000800 ROPPO RAYMOND H 626 MAIN ST UNIT 8 EDMONDS, WA 98020-3090 004342021 01 600 JACOBY JAMES & DIANA 555 MAIN ST EDMONDS, WA 98020-3149 006943001 301 00 NEWMAN BARBARA 518 BELL ST UNIT 301 EDMONDS, WA 98020-3164 00434209700300 610 MAIN STREET LLC 710 WALNUT ST EDMONDS, WA 98020-3422 004342'12003000 MATSEN MICHAEL C 53,1 DAYTON ST EDMONDS, WA 98020-3431 01 007200020200 MOE DONALD G 530 DAYTON ST UNIT 202 EDMONDS, WA 98020-3483 01 02460001 0200 JOHNSON GEORGE M /JACQUELYN M 550 DAYTON ST UNIT 102 EDMONDS, WA 98020-3629 00434212002800 MUIR REBECCA E 1042 8TH AVE S EDMONDS, WA 98020-40'1 9 00434209803900 PAIGE DOUGLAS & MICHELLE 23407 65TH PL W MOUNTLAKE TERRACE, WA 98043 label size '1" x2518" compatible with Avery @51 60/8160 00682200000200 FORTUNE WILLIAM M & ADELE M 626 MAIN ST UNIT 2 EDMONDS, WA 98020-3090 oo4342o7f/o1oo EDMOIÐS C|TY 0F 250flH AVE N ED/ONDS, WA 98020-3',l46 006943001 10100 WHITE JACK V 518 BELL ST UNIT'101 EDMONDS, WA 98020-3164 00434209600200 LOUCKS SCOTT 751 WALNUT ST EDMONDS, WA98020-3422 00434209803700 611 MAIN STREET LLC 710 WALNUT ST EDMONDS, WA 98020-3422 00434202102100 PETOSAVINCENTD&KAREN 5,I5 6TH AVE S EDMONDS, WA 98020.3457 0084470001 0200 LONG WILLIAM/KENDRA 540 DAYTON ST UNIT 102 EDMONDS, WA 98020-3493 01 0246000201 00 HOWARD BONNIE 550 DAYTON ST UNIT 201 EDMONDS, WA 98020-3629 008447000201 00 CHALUPNIK JAMES & JANET 540 DAYTON ST EDMONDS, WA 98026 004342021 031 00 CAMWEST INC 2228133RÐ ST SW LYNNWOOD, WA 98087 r#r!ãl (tz-.,^¿^ i^ ¡^--^Â ıÈ *^ -, aa ¡¡mna+ihla arra¡ Arranr @Ã{ ^n/ai ^n ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 176 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 00682200000900 WRIGHT JANIS 626 MAIN ST UNIT 9 EDMONDS, WA 98020 006943001 1 0200 GLENN JILL 518 BELL STREET#102 EDMONDS, WA 98020 008059000001 00 PROMISE PLACE LLC PO BOX 700 EDMONDS, WA 98020 0084470001 01 00 ZITZMANN RICHARD G 540 DAYTON ST # 101 ËDMONDS, WA 98020 00881 300051 000 BELL STR BLDG ASSOC LLC 510 BELL STREET EDMONDS, WA 98020 00952600000400 LOPEZ SERGIO 1223 CORONADO PL ËDMONDS, WA 98020 0095350001 01 00 BORDER ANNETTE 600 BELL UNITIOl EDMONDS, WA 98020 00953500020200 SWAN DAVID P/ANN C 600 BELL ST UNIT 202 EDMONDS, WA 98020 0,1007200010100 BAI LEY FORREST/CH ERRYL 530 DAYTON ST UNIT 101 EDMONDS, WA 98020 009526000001 00 DUBNO AVA C 608 BELL ST EDIVIONDS, WA 98020-3020 0g f 8/09 rq@ ,{Je^v co^¿ 0lq!}edu03 lllul /9 x ullil 9z }eull0} op oilonblB 3/09|.9@ /ilo^v Lltl/l/\ slqlleduoc ,,8192 x ,,|. ozrs lsqe' 00682200001 100 SCHULER JAMES J/BEVERLY J 626 MAIN ST UNIT 11 EDMONDS, WA 98020 006943001 20200 MANSSONCARLE&YVONNE 518 BELL ST #202 EDMONDS, WA 98020 00805900000201 00682200001 200 SHEPHERD DEAN P/AMY C 626 MAIN ST UNIT 12 EDMONDS, WA 98020 006943001 30200 RAUGI GREGORY J TTEE 11040 SOUTH DEER DR WOODWAY, WA 98020 00805900000301 PROMI 700 E LLC 98020 00844700020200 TOVAR PATRICIA Y 540 DAYTON ST UNIT 202 EDMONDS, WA 98020 0088'130005 BELL ST BLDG ASSC LLC 510 BE STREET ED DS, WA 98020 PROMISE/LACE LLC PoBo{7oo EDMøNDS, WA 98020 00952600000500 LoPEzsdcro rzz¡ co,ÉonADo PL rorr,r9r6s, wA 98020 PO DS, WA 00881 300050800 MILLER MICHELE M/MICHAEL 508 BELL ST EDMONDS, WA 98020 00881 300051 400 WILSON CHRISTINE SEXTON 514 BELL ST EDMONDS, WA 98020 00952600000600 KOKONASKI WI LLIAM/RAN DI 618 BELL ST EDMONDS, WA 98020 00953500020'100 FIREMAN JERALD A/MORTON LYNDA C 600 BELL ST UNIT 201 EDMONDS, WA 98020 00953500030200 ERWERT WILLIAM/ROBERTA A 600 BELL ST UNIT 302 EDMONDS, WA 98020 01 0072000301 00 DENGEL BARBARA TTEE 530 DAYTON ST UNIT 3O1 EDMONDS, WA 98020 00952600000300 MASSOUD MEDHAT 616 BELL ST EDMONDS, WA 98020-3020 0095350001 0200 ANTTILA JENNIFER A 709 7TH AVE S EDMONDS, WA 98020 00953500030'100 SHOUP DALE/CHERLYN 600 BELL ST UNIT 301 EDMONDS, WA 98020 01 00720001 0200 MCDEVITT CHRIS/TERRI TTEE 530 DAYTON ST UNIT ,I02 EDMONDS, WA 98020 00952600000200 CORWIN ALAN 612 BELL ST EDMONDS, WA 98020-3020 ËlrÉfkll label size 1" x2SlS" compatible with Avery @5160/8160 É¡r-..^*^ Å^ t^-.-^+ ôE Éá i, â? *m ¡nmna*iht¡ ar¡¡a ^"^"i' @ÃrÂn/o{Ân ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 177 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 0g tg/0g | ç@ i{J0^v co^e Ðlq[eduoc ujtx /9 x tlrtx 9z ptlllol 0p â$onblry y09 t9@ /fi 0^v tlll/lÀ olq!ìPd u0 3,,819 ¿ x,, I ozls l0qPl E{!Flã 6TH AND 2117 NW ON LLC ST 00629000000200 BELZMAN JESSICA A 1214 TAYLOR AVE N UNIT 401 SEATTLE, WA 98109 00434202101 100 HOEL DAKOTA JAMES 674210TN AVE NW SEATTLE, WA 981 17 004342'12000900 ELSIA LLC 1841,1 AURORA AVE N SHORELINE, WA 98133 0043421 2001 500 SEATTLE-SNOHOMISH MILL COMPANY INC 9525 AIRPORT WAY SNOHOMISH, WA 98296 0043421 2001 1 00 TULL INVESTMENTS LLC 6501 SOUTH D ST TACOMA, WA 98408 label size 1" x 2 SlS" compatible with Avery @51 60/81 60 00434209703700 6TH AND DAYTON LLC 21 17 NW 95TH ST SEATTLE, WA 981 17 00434209600500 LEUNG SARAH WA/VILSON DAVID R 10318 15TH AVE NW SEATTLE, WA 98177SEAwA 98117 004342021 01 000 FINNIGAN APARTMENTS LLC 2782136THAVE NW STANWOOD, WA 98292-9461 00434212000700 524 MAIN LLC PO BOX 1208 KINGSTON, WA 98346 00434212001704 SEATTLE-SNØHOMISH MILL COMPANYrNc / gszs nt#'onT wAY sruort/n¡tsH, wA 98290 ãrlrã ,u^,.^u^ ¡^ ¡^-s^¡ aE ms ' e? mñ ^^m^ô+ihla ¡rran ^r'ôn, @Ã'f An/ql^n ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 178 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) File No.: PLN2OI9OO24 Applicont Dovid DiMqrco DECTARATION OF POSTING Notice of Applicolion, SEPA Delerminolion & Public Heoring On the I lth doy of June, 2019, the ottoched Notice of Applicotion, SEPA Determinotion ond Public Heoring wos posled os prescribed by Ordinonce ond in ony event where opplicoble on or neor the subject property. l, Michoel D. Clugston, hereby declore under penolty of perjury under the lows of the Stote of Woshington thot the foregoing is true ond correct this I I f' doy of June, 2019 , of Edmonds, Woshington. Signed ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 179 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) FILE NO.: P1N20190024 APPLICANT: Main Street Commons DECLARATION OF MAILING NOT¡CE OF APPLICATION, PUBL¡C HEAR¡NG & SEPA DETERMINAT¡ON On the 10 day of June, 2019, the attached Notice of Application, 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. l, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 10 day of June, 2OI9 at Edmonds, Washington. Signed ATTACHMENT 10 - PLN20190024 6.1.a Packet Pg. 180 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Cities of Brier, Edmonds and Mountlake Terrace Department of Fire Prevention Page 1 of 1 Fire Comments DATE: 06/06/2019 JOB NAME/ADDRESS: Main Street Commons – 550 Main St Edmonds CONTACTS: Mike McMurray GECKO8080@gmail.com FIRE COMMENT NOTES: 1. Fire Alarm is required 2. Class 1 hood will need to be integrated into fire alarm 3. Location of sprinkler riser room. Riser room will have an outside entrance. Call out on building plans. Fire Control Panel will be located in this room with an annunciator panel at front entrance. Location TBA 4. Location of FDC will be approved by South County Fire and be within 50 feet of a Fire Hydrant. Call out on next submittal 5. Separate permits for Fire alarm, class 1 hood and for fire sprinklers 6. Exiting and occupancy loads to be determined at submittal Thank you, Karl Fitterer CFI, FPE Assistant Fire Marshal Fire Prevention Services 121 5th Ave N Edmonds, WA 98020 O: (425)771-0213 VM: (425)551-1980 kfitterer@southsnofire.org ATTACHMENT 11 - PLN20190024 6.1.a Packet Pg. 181 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) City of Edmonds Building Department Date: June 7, 2019 To: Mike Clugston, Senior Planner From: Leif Bjorback, Building Official Subject: Main Street Commons, Design Review 550 Main St PLN2019-0024 The City of Edmonds Building Division has performed a preliminary building code review of the plans that were submitted under the referenced application number, and have the following comments. 1. The construction project involves demolition of a significant portion of the existing structure. Please be aware that structures that are demolished to the level that meets or exceeds 75% of the replacement cost of the structure will not be allowed by city code to be rebuilt except to full-on standards for new construction. Reference Edmonds Community Development Code section 17.40.020(F) and the following excerpt from a Building Official Interpretation regarding building restoration after significant demolition. “For any structure, whether residential or commercial, that is destroyed, damaged or demolished in an amount equal to 75 percent or more of its replacement cost at the time of destruction, ECDC section 17.40.020(F) shall apply. In such case, any subsequent reconstruction will be considered to be under the category of "New" construction, and be subject to all applicable requirements for a new structure, including for land use, utilities and site related provisions. All permit-related documents, such as site plans, construction drawings, and other related documents shall reflect current code requirements.” In order to verify that your project does not meet this threshold, the following must be provided to the city: a. A cost breakdown showing the demolition is less than 75% of the replacement cost of the building. Please see the attached cost worksheet that may be used as a template for your convenience; however this worksheet is not the only format that may be used to provide the necessary information. Please contact the building official directly if assistance is required. Thank you. MEMORANDUM ATTACHMENT 12 - PLN20190024 6.1.a Packet Pg. 182 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Permit #________________________ Address:_______________________________________________ Home Owner:___________________________________________ Contractor:_____________________________________________ This form may be used to help establish the percentage of demolition work performed to an existing home in the course of a remodel. Once demolition has met or exceeded 75% of the value of the existing home’s replacement cost, the structure will be required to be rebuilt to the standards of new construction. Replacement cost of existing home $______________________ How was the value determined? __________________________________________________________ Component Value of Existing Component Percentage removed Replacement cost of removed component Notes Foundation Floor Framing Floor Insulation Wall Framing Wall Insulation Siding Roof Framing Attic Insulation Windows Doors Plumbing Electrical HVAC Drywall Cabinets Painting, Flooring and Finishes Deck Other Total % of total removed Percentage of Removed equals ‘Total of Column 4 divided by Full Replacement cost’ equals_________% Owner_________________________________________________________Date________________ Contractor______________________________________________________Date________________ ATTACHMENT 12 - PLN20190024 6.1.a Packet Pg. 183 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) Date: June 4, 2019 To: Mike Clugston, Senior Planner From: JoAnne Zulauf, Engineering Technician Zachary Richardson, Stormwater Engineer Mike Delilla, Utility Engineer Bertrand Hauss, Transportation Engineer Subject: PLN20190021 –Design Review Main Street Commons – 550 Main St. The comments provided below are based upon review of the application and documents submitted for the subject application. Additional information is requested from the applicant at this time. Please ask the applicant to respond to the following. Transportation Engineer Review: The following comments are provided by the City Transportation Engineer, Bertrand Hauss. Please contact Bertrand directly at 425-771-0220 or by email at Bertrand.hauss@edmondswa.gov with any specific questions you may have regarding his comments. 1. Please revise traffic impact worksheet to reflect the new use of the existing building as Specialty Retail per 5/24 email from Jeanie McConnell to Mike McMurray. General Engineering Review: The following comments are provided by the Engineering Technician, JoAnne Zulauf. Please contact JoAnne directly at 425-771-0220 or by email at Joanne.Zulauf@edmondswa.gov with any specific questions you may have regarding his comments. 1. The sidewalks are called out as 10’ in width but the scaling does not appear to match. Please revise and resubmit plans. 2. Please show the location of bike racks on the plan. MEMORANDUM ATTACHMENT 13 - PLN20190024 6.1.a Packet Pg. 184 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons) 3. The City of Edmonds does not allow private force mains to connect directly to the public catch basin (or in the right of way). Revise design to show a gravity connection from property line to catch basin. Utility Engineer Review: The following comments are provided by the Engineering Technician, Mike Delilla. Please contact Mike directly at 425-771-0220 or by email at Mike.Delilla@edmondswa.gov with any specific questions you may have regarding his comments. 4. The invert elevations provided for the storm line from the pump to the catch basin appear to conflict with the placement of the water and fire lines. Please revisit to review elevations of line placement. 5. Each water service and the fire line shall have individual connections to the public main. (also, water meters shall be placed at back of curb within the “streetscape zone”.) Thank you. ATTACHMENT 13 - PLN20190024 6.1.a Packet Pg. 185 Attachment: PLN20190024 Phase 1 staff report and attachments (Phase 1 District-Based Design Review for Main Street Commons)