DESIGN COMMISSION MEETING AGENDA

City of Mercer Island November 9, 2011 DESIGN COMMISSIONERS Susanne Foster Bert Loosmore Emmett Maloof Lucia Pirzio-Biroli Tami Szerlip COUNCIL LIAISON Bruce Bassett DESIGN COMMISSION MEETING AGENDA 7:00 PM CALL TO ORDER & ROLL CALL APPROVAL OF MINUTES: Minutes from October 12, 2011 7:05 PM AGENDA ITEM #1 STUDY SESSION: Island Crest Way Apartments Six Unit Multi-Family Building A study session for feedback from the Design Commission on a potential six unit multi-family building adjacent to Island Crest Way. Staff Contact: Shana Crick, Planner 7:45 PM OTHER BUSINESS Council Liaison Report Staff Comments Commissioner Comments Scheduled Absence of Commissioners Next Regular Meeting: December 14, 2011 8:00 PM ADJOURN CITY COUNCIL CHAMBERS MERCER ISLAND CITY HALL PHONE: 206-275-7605 WEB: www.mercergov.org 9611 SE 36TH STREET MERCER ISLAND, WA 98040

DESIGN COMMISSION REGULAR MEETING MINUTES OCTOBER 12, 2011 CALL TO ORDER: Chair Maloof called the meeting to order at 7:00 PM in the Council Chambers, 9611 SE 36th Street, Mercer Island, Washington. ROLL CALL: Chair Emmett Maloof and Commissioners Susanne Foster, Bert Loosmore, Lucia Pirzio-Biroli, and Tami Szerlip were present. STAFF PRESENT: Shana Crick, Planner, and George Steirer, Principal Planner, were present. MEETING MINUTES APPROVAL: The minutes from the September 14, 2011 meeting were approved by consent. REGULAR BUSINESS: AGENDA ITEM #1 Public Meeting: AT&T Wireless Communications Facility (WCF) Preliminary Design Review Commissioner Loosmore stated, for purposes of full disclosure, that his wife works for T- Mobile. He stated that the felt he could render an unbiased opinion on the application. The audience was asked if anyone had a concern with any potential conflict of interest or appearance of fairness. No one from the public stated any concerns. Shana Crick, Planner, gave the staff presentation. She responded to questions from the Design Commission. George Steirer, Principal Planner, answered a question regarding review authority. Becky Todd of Pacific Telecom Services (111 Jackson Street S, Seattle, WA 98104), representing AT&T Mobility, gave the applicant presentation, and responded to questions from the Design Commission. Chair Maloof opened the hearing for public testimony at 7:10 PM. No one requested to speak, and the public hearing was closed at 7:10 PM. The Commission deliberated, asking questions of staff and of the applicant. Commissioner Pirzio-Biroli moved to grant preliminary and final design approval to the Wireless Communications Facility proposal as depicted by Exhibit 7 for DSR11-013, subject to the following two (2) conditions of approval recommended in the staff report: 1. If the applicant has not submitted a complete application for a building (or other required) permit within two years from the date of the notice of the final design review decision, or within two years from the decision on appeal from the final design review decision, design review approval shall expire. The Code Official may grant an extension for no longer than 12 months, for good cause shown, if a written request is submitted at least 30 days prior to the expiration date. 2. If the WCF becomes obsolete or unused, it must be removed within six months of cessation of operation at the site. October 12, 2011 Minutes Page 1 of 2

Commissioner Loosmore seconded the motion. The motion passed with 5 yeas and 0 nays. OTHER BUSINESS: The next regularly scheduled meeting is October 26, 2011. However, no agenda items are anticipated. ADJOURNMENT: Chair Maloof adjourned the meeting 7:21 PM. Respectfully submitted, Shana Crick, Planner October 12, 2011 Minutes Page 2 of 2

CITY OF MERCER ISLAND, WASHINGTON 9611 SE 36 th Street Mercer Island, WA 98040-3732 (206) 275-7605 www.mercergov.org MEMORANDUM Date: October 27, 2011 To: Mercer Island Design Commission Councilmember Bruce Bassett From: Shana Crick, Planner Re: Study Session for Island Crest Way Apartments at 3210 Island Crest Way Process The purpose of the study session is to discuss project concepts before the plans are fully developed. At the study session the Design Commission may provide feedback to be considered in the design of the project per Mercer Island City Code 19.15.040(F)(2)(b)(ii). No formal decision will be made at the study session. Therefore, the discussion is not a public hearing, and the Design Commission is welcome to accept input from the public at any time during the meeting. While staff has included a staff report and will be available to answer questions, the only planned presentation is from the applicant. Summary of Project The applicant is requesting design review feedback for a new six unit apartment complex to be constructed just outside of the Town Center. The project is located at 3210 Island Crest Way. The site is zoned MF-2, and is adjacent to single family residential zoning to the east (R-9.6). Please see Exhibit 1 of the staff report for a site plan. Applicable Regulation Attached is a preliminary review of the applicable code criteria for your convenience and review of the project.

CITY OF MERCER ISLAND DESIGN COMMISSION STUDY SESSION STAFF REPORT Agenda Item: 1 November 9, 2011 Project: Description: Applicant: Island Crest Way Apartments A Design Commission study session to request design review feedback on a new six unit apartment building to be constructed outside of the Town Center. Tom Gallagher of Gallagher Co. Development and Construction Site Address: 3210 Island Crest Way; Identified by King County Tax Parcel # 122404-9111 Zoning District: Exhibits: MF-2 1. Aerial photo and zoning map of the subject property 2. Draft plan set prepared by The Ronhovde Architects, L.L.C. including sheets A0.1 Site Plan, Vicinity Map, and Project Statistics; A1.1 Garage Plan; A-1.2 Floor Plan; A-4.1 Exterior Elevations (West and North); and A-4.2 Exterior Elevations (East and South) dated received by the City of Mercer Island Development Services Group on October 26, 2011. I. SUMMARY The applicant, Tom Gallagher of Gallagher Co. Development and Construction is participating in a Design Commission study session to request design review feedback on a new six unit apartment building to be constructed just outside of the Town Center at 3210 Island Crest Way. The site is accessed via 81 st Place SE, which is off of Island Crest Way. The site is bordered on the north and south by multifamily residential structures, 81 st Place SE and Island Crest Way to the west, and single family residential properties to the east. Upon receipt of a formal application by the City, the applicant will schedule a public meeting and subsequent open record public hearing in front of the Design Commission for formal design review pursuant to Mercer Island City Code (MICC) 19.15.040(F)(2). When the applicant formally comes before the Design Commission, the project must meet the criteria listed in MICC Section 19.12, Design Standards for Zones Outside Town Center. II. CRITERIA FOR REVIEW AND STAFF ANALYSIS Pursuant to MICC 19.15.040(F)(1)(b) and 19.15.010(E) major new construction outside of the Town Center is subject to review by the Design Commission. MICC 19.15.040(F)(2)(b)(ii) allows for the applicant to schedule a study session with the Design Commission to discuss project concepts before the plans are fully developed. Based on the preliminary information provided to the City by the applicant, planning staff conducted an initial cursory review of the project. The sections in italics are applicable design criteria followed by staff findings of the criteria in bold. Page 1 of 19, November 9, 2011

Sections of MICC applicable to the proposed design revisions: The following sections in italics are what the Design Commission must use to approve, condition, or deny the proposal: 19.12.010 19.12.020 19.12.030 19.12.040 19.12.050 19.12.060 19.12.070 19.12.080 MICC 19.12.010(B). General Design Vision 1. Site and Context. Non-Town Center areas are largely characterized by residential settings that are heavily vegetated, topographically diverse and enhanced with short and long-range views that are often territorial in nature. The design of new and remodeled structures should respond to this strong environmental context. Site design should maintain the natural character of the island and preserve vegetation concentrations, topography and the view opportunities that make Mercer Island special. The proposal is a six unit multifamily residential building that will be located on a property that is presently used for parking. The applicant has proposed to generally integrate the structure into the surrounding residential neighborhood with a design aesthetic that resembles nearby multifamily structures. The proposal preserves the topography and vegetation on site. The applicant is not proposing to exceed the allowed height in the MF-2 zone. The lot slopes from the Eastern side down to the West. The Eastern property boundary currently contains trees and vegetation which limits the view for neighboring properties. Therefore, no known view opportunities will be lost as a result of this proposal. 2. Building Design. Development of new and remodeled structures should conserve Mercer Island s special environmental characteristics, such as steep slopes, watercourses, and large concentrations of mature trees. Buildings shall be designed to be architecturally compatible with other structures in the neighborhood with respect to human scale, form and massing, and relationship to natural site features. High quality and durable materials, complementary colors, texture, and architectural detail should be incorporated into the design. Use of materials such as natural wood and stone, and design elements such as large building overhangs and window exposure to natural light, are encouraged. The proposal is designed to preserve existing steep slopes and trees on site. The structure is designed to be architecturally compatible with other structures in the neighborhood, and will not appear massive or out of scale with other developments due to the proportionate size and height. The applicant has not provided details regarding the proposed colors. However, the materials that will likely be used appear to be high quality and durable. Page 2 of 19, November 9, 2011

3. Landscaping and Amenities. Landscaping should reflect the natural wooded character of Mercer Island and provide visual separation between different land uses. Amenities such as street trees, plantings, and other landscape design elements, including fountains or water features, and art features should be integrated into new and remodeled structures and their sites. The applicant has not submitted a landscaping plan. MICC 19.12.020(B). Site Design and Context. 1. Site Features. a. Landforms. Design and layout of the site should incorporate natural landforms such as trees, topography and water courses into proposed developments. Cut and fill should be minimized and preservation of mature trees should be maximized, particularly adjacent to project boundaries and steep slopes. Natural contours should be respected and retained where feasible. The existing site has a flat area in the center of the lot and is bounded by substantial slopes on the east and west edges of the property. The applicant will be concentrating development on the flat area of the site, which is presently developed as a parking lot. A tree preservation plan has not been submitted. 2. Sloped or Hillside Development. a. Building development should generally occur on the least steep portions of the site in order to conserve the more fragile areas for landscaping or general open space. As provided in Exhibit 2, the proposed building will be located on the portion of the site that is the least steep. b. Structures built on substantial slopes or hillsides should be designed to minimize their visual impact on surrounding areas. Ridgelines of major slopes should not be broken by structures or loss of vegetative cover. Acceptable methods to integrate structures into the hillside include, but are not limited to, height control, stepped construction, muted earth tone colors, and tree preservation. The proposal is on a sloped site. However, the proposed construction will be located on the flat portion of the site. The proposed structure will conform to the maximum allowed height for the zone (36 feet or 3 stories in height, whichever is less). The building will not be placed on the slope according to Exhibit 2. Stepped construction is proposed. At the present time, the applicant has not provided a color palette for the project. Consequently, staff cannot comment on whether the applicant is proposing muted earth tone colors. c. Building Orientation. Buildings should respond in design to a prominent feature, such as a corner location, a street or the lake. Buildings and site design should provide inviting entry orientation. Buildings should not turn their backs to the street. Page 3 of 19, November 9, 2011

The proposed structure is oriented towards both 81 st Place SE and Island Crest Way (Exhibit 1). The main entrance is accessed via a driveway on the north side of the building. However, the building fronts onto the adjacent streets. 3. Relationship of Buildings to Site. a. Site Design. Site design and architectural style shall be pedestrian in scale and address interface with public rights-of-way, vehicular and pedestrian circulation. Walkways along the perimeter of the building contribute to the pedestrian scale of the building. The building fronts onto a public street, interfacing with vehicular circulation. b. Architectural Context. New development should reflect important design elements of existing structures in the neighborhood, including but not limited to, roof forms, materials and colors. There are no important design elements in the existing neighborhood. All surrounding structures are either single family residences or multifamily structures. c. Multiple Structures. Variable siting of individual buildings, heights of buildings, and building modulation should be used in order to provide variety in site and specific building design. Only one structure is proposed on site. d. Transitions to Neighborhoods. Proposed developments should transition with and not overpower adjoining permitted land uses through modulation of building facades, use of established setbacks, and installation of landscape buffers. Building designs should step down to lower heights adjacent to surrounding buildings. The subject property is located on a parcel adjacent to multifamily structures to the north and south. The property adjacent to the east is zoned for single-family development (R-9.6). The proposal site is bounded to the west by both the 81 st Place SE and the Island Crest Way rights-of-way. The slopes along the eastern edge of the subject property function as a boundary between the single family residences and the multifamily structures in the neighborhood. There is existing natural vegetation between the Single-Family zone to the east and the subject site. e. Decorative Landmarks. Imaginative exterior features that complement and are integrated into the building design and create visual focal points that give identity to an area, such as special paving in pedestrian areas, art features, decorative clocks, or water features should be provided. No distinctive art, water features, or other elements are proposed for this development. Page 4 of 19, November 9, 2011

MICC 19.12.030(B). Building Design and Visual Interest. 1. Scale, Form and Mass. Scale, form, massing, building proportions, spacing of windows and doorways, roof silhouette, facade orientations, and style of architecture shall have a unified character and, as to commercial, regulated residential and regulated public facilities, recognize pedestrian needs. a. Scale. Building scale should be proportional to other adjacent buildings, the street edge and, as to commercial, regulated residential and regulated public facilities, to the pedestrian environment. The proposed apartment building will cover less than 35% of the total lot area, which is conforming to MICC 19.03.010(H). Additionally, the scale of the proposed building is similar to the other multifamily residential buildings in the vicinity. b. Form and Mass. Building forms should not present visual mass or bulk impacts that are out of proportion to adjacent structures, or that appear from the public way or surrounding properties as having unmodulated visual bulk. The proposed building does not present visual mass or bulk impacts out of proportion to the adjacent multifamily structures. 2. Building Facades Visual Interest. a. Facade Modulation. Building facade modulation shall break up the overall bulk and mass of the exterior of buildings and structures. Such modulation should always be addressed on the horizontal plane and the vertical plane. Large or massive buildings should integrate features along their facades that are visible from the public right-of-way, pedestrian routes and nearby structures to reduce the apparent building mass and achieve an architectural scale consonant with other nearby structures. The applicant has proposed façade modulation with the incorporation of façade indentations and extrusions as well as roofline variation. When viewed from the public right of way, the structure presents a façade of windows and balconies that are stepped back to provide visual interest and break up the overall bulk and mass. b. Modulation Guidelines. i. Horizontal building facade modulation should occur at no less than every 50 feet of wall length. Forms of both vertical and horizontal building modulation may include, but are not limited to: facade indentations and extrusions; actual building separation; connecting atriums, courtyards and plazas; variable roof forms and overhangs; and decks and balconies. Horizontal façade modulation is present on this structure in the form of indentations and extrusions at intervals of approximately 12 feet. Exterior decks and balconies have also been proposed. Page 5 of 19, November 9, 2011

ii. Building facades visible from public ways and public spaces should be stepped back or projected forward at intervals to provide a minimum of 40 percent overall facade modulation. When viewed from the public right of way, the applicant has provided more than the required 40 percent façade modulation. c. Ground Level Facades. Blank walls at the ground level that may be visible from a public view should be avoided. Ground level facades should create visual interest by utilizing features such as windows, wall articulation, arcades, trellises or other plant features. All sides of the proposed structure incorporate modulation, windows and other structural elements that provide visual interest. No blank walls are proposed. d. Fenestration. Fenestration should be integrated in the overall building design and should provide variety in facade treatment. Fenestration (window design and placement) is included in the overall building design. A variety of windows both large and small are proposed on all sides of the structure. e. Horizontal Variation and Emphasis. Building facades should be made more visually interesting through the use of reveals, medallions, belt courses, decorative tile work, clerestory windows, or other design features. The scale of the detail should reflect the scale of the building. The architectural design of the structure provides horizontal variation and emphasis through the use of modulation and window placement. Clerestory windows are used to enhance visual interest. Belt courses are also employed beneath the clerestory windows. 3. Building Articulation. Design shall articulate building facades by use of variations of color, materials or patterns, or arrangement of facade elements that are proportional to the scale of the building. Architectural details that are used to articulate the structure may include reveals, battens, and other three dimensional details that create shadow lines and break up the flat surfaces of the facade. a. Tripartite Articulation. Tripartite building articulation (building top, middle, and base) should be used to create human scale and architectural interest. The structure has a defined roofline with raised elements. The midsection of the structure is defined by fenestration along with façade modulation and balconies. The base of the structure consists of an open parking structure. b. Fenestration. Fenestration should be used in facades visible from public ways and public spaces visible from public ways for architectural interest and human scale. Windows should be articulated with treatments such as mullions or recesses and complementary articulation around doorways and balconies should be used. Page 6 of 19, November 9, 2011

The façade facing the public right of way has significant fenestration. The proposed windows will be articulated with mullions. c. Architectural Elements. The mass of long or large scale buildings should be made more visually interesting by incorporating architectural elements, such as arcades, balconies, bay windows, dormers, and/or columns. The proposed building is approximately 70 feet wide (measured from north to south) and approximately 70 feet long (measured from east to west). Balconies are proposed. d. Upper Story Setback. Upper stories should be set back to reduce the apparent bulk of a building and promote human scale. When buildings are adjacent to single-family residential dwellings, upper story setbacks shall be provided from property lines. The proposed building does not provide for a single upper story setback. However, the building is steeped back in sections minimizing the apparent bulk. The feel of human scale is present. 4. Materials and Color. a. Durable Building Exteriors. Building exteriors should be constructed from high quality and durable materials that will weather well and need minimal maintenance. The applicant has noted in Exhibit 2 that the building exterior will be comprised of either cedar or Hardie panels and siding. Both materials will weather well and require minimal maintenance. The applicant will provide the specific exterior materials upon submittal of the design review application. b. Consistency and Continuity of Design. Materials and colors generally should be used with consistency on all sides of a building. The applicant is proposing consistent materials throughout the proposed structure. However, a color palette has not been provided to planning staff. c. Material and Color Variation. Color and materials should highlight architectural elements such as doors, windows, fascias, cornices, lintels, sills and changes in building planes. Variations in materials and colors should generally be limited to what is required for contrast or to accentuate architectural features. The applicant has submitted neither a color palette nor a plan indicating materials used to highlight architectural elements. Compliance with this standard shall be required. Page 7 of 19, November 9, 2011

d. Concrete Walls. Concrete walls should be architecturally treated. The enhancement may include textured concrete such as exposed aggregate, sand blasting, stamping or color coating. The applicant is not proposing concrete walls. This requirement does not apply. e. Bright Colors. Bright colors should be used only for trim and accents. Bright colors may be approved if the use is consistent with the building design and other design requirements. Fluorescent colors are prohibited. The applicant has not provided to staff a proposed color palette. 5. Building Entrances. a. Architectural Features and Design. Special design attention should be given to the primary building entrance(s). A primary entrance should be consistent with overall building design, but made visually distinct from the rest of the building facade through architectural features. Examples include recessed entrances, entrances which roof forms that protrude from the building facade, and decorative awnings, canopies, porte-cocheres, and covered walkways. The main building entrance will be by way of a stairwell accessed through the building s parking area. Entrances to the individual apartments are found along the eastern façade of the building. There do not appear to be architectural features proposed that will make the entrances visually distinct. b. Entrance Connections. The primary entrance to a building should be easy to recognize and should be visible from the public way and/or physically connected to the public way with walkways. Landscaping should reinforce the importance of the entrance as a gathering place and create visual and physical connections to other portions of the site and to vehicular and pedestrian access points. The entrance to the multifamily structure is at the end of a private easement, which is accessible from the public right. Additional access to the public way is provided via a walkway that is distinct and visually prominent from the public right of way. 6. Rooflines. a. Roofline Variation, Interest, and Detail. Roofline variation, interest, and detail shall be used to reduce perceived building height and mass and increase compatibility with smaller scale and/or residential development. Roofline variation, interest and detail may be achieved through use of roofline features such as dormers, stepped roofs, and gables that reinforce a modulation or articulation interval, incorporation of a variety of vertical dimensions, such as multiplaned and intersecting rooflines, or flat-roofed designs that include architectural details such as cornices and decorative facings. The applicant is proposing a flat roof that steps back. Furthermore, portions of the roof are raised and sloped. The proposed multiplaned rooflines provide visual modulation. Page 8 of 19, November 9, 2011

b. Roofline Variation, Numeric Standard. Roof line variation shall occur on all multifamily structures with roof lines which exceed 50 feet in length, and on all commercial, office or public structures which exceed 70 feet in length. Roof line variation shall be achieved using one or more of the following methods: i. Vertical off-set ridge or cornice line; ii. Horizontal off-set ridge or cornice line; iii. Variations of roof pitch between 5:12 and 12:12; or iv. Any other approved technique which achieves the intent of this section. The applicant has provided significant horizontal and vertical roofline variation. There is both vertical and horizontal off-set at the cornice line. Additionally, there is variation in the roof pitch. 7. Additional Standards for Buildings Containing Residential Units. Buildings containing residential units should incorporate the following additional design elements to make them residential in character: a. Bay windows, dormers, patios or decks; b. Base articulation such as plinths; or c. Other techniques approved by the design commission which make the building residential in character. The application incorporates decks and raised roof elements. The proposed structure generally has a residential character. 8. Corporate Design. Building and site design for chain or franchise businesses should use customized components consistent with the objectives and standards of this chapter. Specific icons or trademarks of a company may be used, but the overall design of the building and site must represent a development compatible with the neighborhood including its colors, materials, textures and treatment of design. This standard does not apply. 9. All-Weather Features. All-weather features at the sidewalk, courtyard or public gathering space areas of commercial and regulated public facilities, such as awnings, canopies, covered walkways, trellises, or covered patios, should be provided to make spending time outdoors feasible in all seasons. This section does not apply as this is not a commercial or public facility. MICC 19.12.040(B). Landscape Design and Outdoor Spaces. Standards. Any quantitative standards contained in MICC 19.12.040(B) that specify types of plant material, quantities, spacing, and planting area widths are not intended to dictate a rigid and formal landscape. The applicant should incorporate the quantitative standards into a quality landscape and planting design that meets the stated objectives and standards of this section. Page 9 of 19, November 9, 2011

1. Landscape Area. Landscape design shall address all areas of a site not covered by structures or used by automobiles. Landscape areas include open space, plantings, patios, plazas, pedestrian ways, trails, and other outdoor spaces. Surface parking lot planting and screening are required as set forth in MICC 19.12.040(B)(7), (8) and (9). Design review, however, shall be primarily concerned with: (a) areas of a site that require landscaping in order to address the impact of development on adjoining properties or public ways; and (b) parts of the development that are visible from adjoining properties or public ways. The applicant has not yet provided a landscaping plan to the City for review. However, the applicant shall comply with landscaping requirements specified by MICC 19.12.040. 2. Outdoor Spaces. Outdoor spaces should be designed at a human scale and include hardscape spaces, spaces created by plant materials and combinations of the two. a. Strategically placed and useable pedestrian areas such as courtyards, plazas, outdoor seating or other gathering places should be provided for commercial, regulated residential and public facilities. b. On-site recreation areas appropriate to the users should be provided for residential and public projects. c. The design of outdoor spaces should combine necessary site functions, such as storm water detention, with open space and visual interest areas. The applicant has not proposed either usable pedestrian areas or on-site recreation areas as described above. These areas should be included in the formal application for design review. 3. Architectural Features. The design of landscape architectural features should be in scale with and complement the architecture of site structures and the visual character of the neighborhood. a. Use of architectural screens, arbors, trelliswork, art features, fountains and paving treatments such as wood, brick, stone, gravel and/or other similar methods and materials should be used in conjunction with native plant materials or in place of plant materials where planting opportunities are limited. b. Fences should be made of ornamental metal or wood, masonry, or some combination of the three. The use of razor wire, barbed wire, chain link, plastic or wire fencing is prohibited if it will be visible from a public way or adjacent properties, unless there are security requirements which cannot feasibly be addressed by other means. c. Fences should not create the effect of walled compounds that are isolated from adjacent developments and public ways. The applicant has not submitted a landscaping plan for review. Furthermore, as shown in Exhibit 2, the applicant is not proposing architectural features as described above. 4. Minimum Landscape Area Requirements. a. Total Landscaped Area. The following minimum areas shall be landscaped: i. Single-Family Residential (SF). For nonresidential uses in single-family residential zones (SF), a minimum of 35 percent of the gross lot area of shall be landscaped. ii. Multifamily Residential (MF). In multifamily residential zones (MF-2, MF-2L, MF-3), a minimum of 40 percent of the gross lot area shall be landscaped. Page 10 of 19, November 9, 2011

iii. Planned Business Zone (PBZ). In the planned business zone (PBZ) landscape area requirements shall be as set forth in MICC 19.04.010. iv. Commercial Office (CO). In commercial office (CO) zones, a minimum of 40 percent of the gross lot area shall be landscaped. v. Business (B). In business (B) zones, a minimum of 25 percent of the gross lot area shall be landscaped; provided, for fuel stations, a minimum of 10 percent of the gross lot area shall be landscaped. The applicant has not provided a landscaping plan. However, existing easements and a steep slope limits the area on the site that may be landscaped. It is uncertain whether the applicant will be able to meet the 40 percent landscaping coverage requirement. b. Impervious Surfaces. For all zones, area landscaped by impervious surfaces should constitute no more than 25 percent of the total required landscape area; provided, for multifamily residential zones, area landscaped by impervious surfaces should constitute no more than 10 percent of the total required landscape area. The applicant has not submitted a landscaping plan for review. 5. Entrance Landscaping. For commercial and regulated public facilities, landscaping at entrances should frame an outdoor space near the entrance and reinforce this important building feature as a gathering place. The applicant has not submitted a landscaping plan for review. 6. Planting Material, Types and Design. The following planting types should be used: a. Native or northwest-adapted plants should be used for all open space and buffer locations and drought tolerant plantings should be used in a majority of plantings. The applicant has not submitted a landscaping plan for review. However, proposed plants shall be native or northwest-adapted. The majority of plantings shall be drought tolerant. b. New plantings should complement existing species native to the Pacific Northwest. Although the applicant has not submitted a landscaping plan for review, he shall meet this requirement. c. Ground cover should be used to ensure planting areas are attractive, minimize maintenance and the potential for encroachment of invasive plant material. Ground cover should be planted and spaced to achieve total coverage within three years after installation. The applicant shall meet this standard. Page 11 of 19, November 9, 2011

7. Perimeter Screen Types and Widths by Use and Location. a. Required Screen Types and Widths. The following screen types and widths should be used: Use Adjacent to Screen Type and Width Full Partial Filtered Institutional Use or Public Facility Public Way 20 feet 1, 2 Utility Development Public Way 10 feet Commercial or Multifamily outside of C-O Zone Public Way 10 feet All uses inside of C-O Zone Public Way 20 feet Commercial, Institutional, Utility or Public Facility Residential (Single or Multifamily) Institutional, Commercial, Utility, Public Facility 20 feet 1 10 feet Public Park 20 feet Multifamily Development Single-Family Residential 20 feet Multifamily Residential Institutional, Commercial, Utility, or Public Facility 10 feet 10 feet Public Park 20 feet All other private uses Public Park 20 feet 1 2 Breaks in full or partial screen planting may be allowed for institutional and public facilities to create focal points, preserve views, and highlight the prominence of important buildings. Perimeter landscape requirements may be modified if necessary to enable an existing public facility to make safety-related improvements to a legally nonconforming parking lot. b. Perimeter Width Averaging. Averaging of screen widths may be allowed, if the objectives of this section, the minimum landscape area requirements set forth in MICC 19.12.040(B)(4) and the following criteria are met: i. Plant material is clustered to more effectively screen parking areas and structures; and ii. Significant trees are retained. The subject site is located adjacent to single family zoning to the east. Per the above table, a partial 20 foot screen should be used. The subject property also borders multifamily residential properties to the north and south, thus requiring a 10 foot partial screen. The site is bounded on the west by the 81 st Place SE right-of-way, which necessitates a 10 foot filtered screen. These required buffers shall be incorporated into the landscaping plan. Page 12 of 19, November 9, 2011

8. Perimeter Landscape Screens. Perimeter landscape screens should be consistent with the following definitions of screen types. Where existing undergrowth will be retained, the shrub and ground cover requirements for all screen types may be adjusted, provided the objectives of this section are met. a. Full Screen. A full screen provides a dense vegetated separation between dissimilar uses on adjacent properties. A full screen should block views from adjacent properties as seen at the pedestrian eye level in all seasons within three years of installation. The number of trees provided shall be proportionate to one tree for every 10 feet of landscape perimeter length. This section does not apply to this proposal. b. Partial Screen. A partial screen provides a moderate vegetated separation between uses on adjacent properties and intermittent views to adjacent properties. A partial screen shall provide the desired screening function as seen at the pedestrian eye level in all seasons within three years of installation. The number of trees provided shall be proportionate to one tree for every 20 feet of landscape perimeter length. A 10 foot partial screen is required along the northern and southern property boundaries. Additionally, a 20 foot partial screen is required along the eastern property line. These required buffers shall be incorporated into the landscaping plan. c. Filtered Screen. A filtered screen should provide in all seasons and within three years of installation a lightly vegetated visual separation between uses on adjacent properties and allow visual access to adjacent properties. When compared to the other screen types, a filtered screen should be characterized by more open spaces, light filtration and transparency through the plant material forming the screen. A 10 foot filtered screen is required along the western property boundary. This required buffer shall be incorporated into the landscaping plan. 9. Surface Parking Lot Planting. Surface parking lot planting is required in addition to required perimeter landscape screens. The requirements for surface parking lot planting for new parking lots with fewer than 20 spaces and for additions or remodels may be waived or modified if the applicant can demonstrate that these standards would reduce the amount of parking below the minimum required for the site. a. Standards by Location. Surface parking lots not located adjacent to public rights-of-way should provide one tree for every six parking stalls. Surface parking lots located in the front of buildings or adjacent to public rights-of-way should provide one tree for every four parking stalls. Trees should be at least six feet high at the time of planting. All lots should have planting areas at the end of parking aisles. The parking will be inside of the primary structure. Plantings will not likely be required. b. Common Standards for Surface Parking Lot Planting. The following standards apply to all surface parking lot planting: Page 13 of 19, November 9, 2011

i. Shrubs. Shrubs should be maintained at a maximum three feet height within surface parking lots so views between vehicles and pedestrians will not be blocked. Irregular spacing and clustering is encouraged; however, the minimum number of shrubs shall be determined by assuming shrubs are planted on three foot centers throughout the entire planting area. Where vehicle headlights may project onto neighboring properties, shrubs shall be spaced to provide a continuous planting buffer. The parking will be inside of the primary structure. Plantings will not likely be required. ii. Planting Islands or Strips. Planting islands or strips should have an area of at least 80 square feet and a narrow dimension of not less than five feet if wheel stops are provided to prevent vehicle overhang. A narrow dimension of not less than eight feet may be provided if the vehicle overhang area is included in the planting area. The parking will be inside of the primary structure. Plantings will not likely be required. iii. Tree Location. In parking lots, trees should be planted no closer than four feet from pavement edges where vehicles overhang planted areas. Curb stops may be used to proportionally decrease this distance. The parking will be inside of the primary structure. Plantings will not likely be required. iv. Narrow Planting Strips and Parking Spaces. Narrow parking lot islands or peninsulas and planting strips shall not be planted in sod. Location of wider parking spaces adjacent to islands is suggested to reduce damage to plant materials. The parking will be inside of the primary structure. Plantings will not likely be required. v. Clustering of New Plant Material. Clustering of new plant material within surface parking lots may be approved if the objectives of this section are met. The parking will be inside of the primary structure. Plantings will not likely be required. 10. Landscape Grading Standards. a. Slopes in Planting Areas. Graded slopes in planting areas should not exceed a 3(Horizontal): 1(Vertical) slope, in order to decrease erosion potential and to facilitate maintenance. Graded slopes planted with grass should not exceed a 4(H): 1(V) slope. b. Erosion Control. On ungraded slopes equal to or greater than 2(H): 1(V), erosion control netting or alternative procedures shall be used to prevent erosion. c. Guidelines. The obligation to install plants, shrubs and ground cover includes the obligation to utilize soil, planting practices and irrigation equipment that maximize the likelihood of their long-term survival. Page 14 of 19, November 9, 2011

The applicant has not submitted a landscaping plan, but shall comply with the above standards. 11. General Planting, Irrigation and Maintenance Standards. The following standards apply to the planting requirements set forth above: a. Coverage. Planting areas should be completely covered with trees, shrubs, flowers, mulched areas, and/or ground covers. The applicant has not submitted a landscaping plan. Consequently, this cannot be verified. b. Berms and Landforms. Earth berms and landforms in combination with shrubs and trees may be used to achieve the initial planting height requirement. This requirement is not applicable. c. Minimum Width. All planting areas should be a minimum of five feet in width. Planting areas should be wider wherever possible. All planting areas shall be five feet or greater in width. d. Sight Clearance. At intersections, plantings shall not create sight obstructions that may compromise pedestrian or traffic safety. This standard is not applicable. e. Planting Coverage. All required planting areas should extend to the ditch slope, curb line, street edge, or area of sidewalk. The landscaping shall be required to meet this standard. f. Curbs Required. Permanent curbs or structural barriers/dividers should enclose planting areas in vehicle use areas except when draining runoff from pavement to planting areas functioning as rain gardens or other low impact development facilities. Wheel stops should also be used to protect planting areas from damage due to cars overhanging the curb. Plantings will not be placed within the vehicle use area, which is located beneath the proposed apartment building. g. Plantings Near Utilities. Trees shall not be planted within eight feet of a water or sewer pipeline. Shrubs shall be at least four feet from hydrants. A full screen will be required to screen above-ground utilities from adjacent uses and public rights-of-way. Perimeter plantings shall be clustered in areas to screen structures, utility structures, loading areas, trash enclosures, storage areas and mechanical equipment. This paragraph shall not apply to Page 15 of 19, November 9, 2011

utilities, structures, loading areas, enclosures or equipment unless the utility, structure, loading area, enclosure or equipment is being added as part of the regulated improvement being reviewed. A landscaping plan has not been received. However, the applicant shall meet the above requirements. h. Drainage. Planting areas shall be provided with adequate drainage. Staff will review the landscaping plan upon its submittal for compliance with this standard. i. Maintenance Requirements. All required landscaping shall be maintained in good condition. Plant material should be cared for in a way that allows their natural form to be maintained, even when the plant reaches maturity. Performance guarantees to ensure maintenance or required landscaping may be required pursuant to MICC 19.01.060. It is possible that staff will recommend that a performance or maintenance bond be required for this proposal. MICC 19.12.050(B). Vehicular and Pedestrian Circulation 1. Vehicular Circulation Characteristics. a. Parking Lot Design. Parking areas should be designed for efficient and safe ingress and egress by vehicles and should not inhibit safe pedestrian movement or circulation. Parking lot design should be subordinate to the overall site design and should be located behind new buildings when appropriate and physically feasible. Below grade parking is also encouraged. Planting strips should be incorporated between parking aisles in new and expanded parking lots where space permits. Parking lot development standards, such as stall and aisle dimensions, are contained in Appendix A. The applicant is proposing a parking area that is underneath the apartment building but above grade. Planting strips should not be necessary since the parking will be located within a structure. The proposed parking lot meets or exceeds the dimensional standards in Appendix A. b. Loading Docks. Proposed development of features such as loading docks, and other features designed to support activities with a substantial likelihood of generating significant noise should be designed with noise attenuation walls and sited in a manner to limit impacts to adjacent properties and pedestrian areas. The applicant is not proposing a loading dock. 2. Pedestrian Circulation Characteristics. a. Pedestrian Improvements. All developments shall provide for pedestrian access including pedestrian walkways, sidewalks, and/or paths. Areas for sitting and gathering should be Page 16 of 19, November 9, 2011

provided as an integral part of regulated public facilities, regulated residential and commercial building design. Pedestrian improvements should be separated from vehicular areas by physical barriers such as curbs or landscaping. This requirement for new parking lots with fewer than 20 spaces and for additions or remodels may be waived or modified where the applicant can demonstrate that these standards would reduce the amount of parking below what would be required for the site. The applicant is proposing pedestrian walkways that will be separated from vehicular areas by physical barriers such as walls and the building itself. Areas for sitting and gathering are not proposed. MICC 19.12.060(B). Screening of Service and Mechanical Areas. 1. Accessory Buildings. Ground level outdoor storage buildings, mechanical equipment and utility vaults shall be screened from adjacent public ways. The applicant has not provided staff with a plan detailing the location of mechanical equipment. Such equipment and associated storage buildings shall be screened from the adjacent public ways. 2. Rooftop Mechanical Equipment and Appurtenances. All rooftop mechanical equipment shall not be visible and shall be enclosed, hidden or screened from adjacent properties, public ways and parks. Rooftop appurtenances are allowed if there is a functional need for the appurtenance and that functional need cannot be met with an appurtenance of a lesser height. This provision shall not be construed to allow building height in excess of the maximum limit. Rooftop appurtenances should be located at least 10 feet from the exterior edge of any building, and shall not cover more than 20 percent of the rooftop area. Appurtenances shall not be located on the roof of a structure unless they are hidden or camouflaged by building elements that were designed for that purpose as an integral part of the building design. All appurtenances located on the roof should be grouped together and incorporated into the roof design and thoroughly screened. The screening should be sight-obscuring, located at least 10 feet from the exterior edge of any building; and effective in obscuring the view of the appurtenances from public streets or sidewalks or residential areas surrounding the building. The applicant has not provided staff with a plan detailing the location of rooftop mechanical equipment and appurtenances. 3. Meters and Mechanical Units. Water meters, gas meters, electric meters, ground-mounted mechanical units and any other similar structures should be hidden from public view or screened. The applicant has not submitted a plan showing the proposed locations of meters and mechanical units. 4. On-Site Service Areas. All on-site service areas, loading zones, outdoor storage areas, garbage collection and recycling areas and similar activities should be located in an area not visible from public ways. Service areas should accommodate loading, trash bins, recycling facilities, storage Page 17 of 19, November 9, 2011

areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by all tenants. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses. Loading docks shall meet the standards identified in MICC 19.12.050(B)(1)(b). The applicant has not yet specified the proposed locations of on-site service areas. 5. Garbage, Recycling Collection and Utility Areas. Garbage, recycling collection and utility areas shall be enclosed and screened around their perimeter by a wall or fence at least seven feet high, concealed on the top and must have self-closing doors. If the area is adjacent to a public way or pedestrian alley, a landscaped planting strip, minimum three feet wide, shall be located on three sides of such facility. The applicant has not yet submitted a plan showing garbage, recycling, and utility areas. 6. Fence, Trellis and Arbor Standards. Fences, trelliswork and arbors shall meet the standards identified in MICC 19.12.040(B)(3). The applicant does not appear to be proposing fences, trelliswork, and/or arbors. 7. Noise, Vapor, Heat or Fumes. With respect to all aspects of the development referred to above in this section, emissions of noise, vapor, heat or fumes should be mitigated. Noise, vapor, heat and/or fumes emissions shall be mitigated as necessary. MICC 19.12.070(B). Lighting. 1. Architectural Elements. Lighting should be designed as an integral architectural element of the building and site. 2. Function and Security. On-site lighting shall be sufficient for pedestrian, bicyclist, and vehicular safety. Building entrances should be well lit to provide inviting access and safety. Buildingmounted lights and window lights should contribute to lighting of walkways in pedestrian areas. 3. Lighting Height. Freestanding, parking area, and building-mounted light fixtures shall not exceed 16 feet in height, including any standard or base. 4. Shielding. All exterior lighting fixtures shall be shielded or located to confine light spread within the site boundaries. Full cut-off fixtures should be used. The use of unshielded incandescent lighting fixtures less than 160 watts and any unshielded lighting less than 50 watts may be allowed. Parking area light fixtures shall be designed to confine emitted light to the parking area. 5. Uplighting of Structures and Signs. a. Residential Zones. Structures in residential zones shall not be illuminated by uplighting. Limited uplighting of signs and plantings in residential zones may be approved provided there is no glare or spillover lighting off the site boundaries. b. Nonresidential Zones. Structures, signs, and plantings in nonresidential zones may be illuminated by uplighting, provided there is no glare or spillover lighting off the site boundaries. 6. Light Type. Lighting should use low wattage color-corrected sodium light sources, which give more natural light. Metal halide, quartz, neon and mercury vapor lighting are prohibited in Page 18 of 19, November 9, 2011

residential zones. High pressure sodium lights may only be used as street lights and must be fully shielded. Lighting plans have not been provided at this time. However, the applicant shall comply will all appropriate requirements of MICC 19.12.070. MICC 19.12.080(B). Signs. 1. Freestanding Ground Signs Outside Residential Zones. a. Number. An individual building or a building complex outside residential zones may display one ground sign on each street frontage. b. Design. The sign shall be architecturally compatible with the style, materials, colors and details of the building or complex. Use of symbols is encouraged. c. Size. All signs shall be: i. Proportionate. Proportionate to the street frontage of the use they identify; and ii. Maximum Size. In no case shall a freestanding ground sign be larger than: (A) Twenty-Five Square Feet. Twenty-five square feet for single-tenant building ground signs and complex identification ground signs. Such signs may be allowed in front or side yard setbacks; or (B) Forty Square Feet. Forty square feet for joint tenant ground signs (identifying more than one facility or establishment within a building or building complex) with six square feet maximum for any one establishment included in a building or building complex; provided, joint tenant ground signs shall be restricted to a maximum of 25 square feet if located within front or side yard setbacks. d. Maximum Height. The maximum height of any sign within 10 feet from any property line facing a street shall be 42 inches. All other ground signs shall be no higher than six feet. e. Backs of Signs. Exposed areas of backs of signs should be finished with appropriate color, material or texture to present an attractive appearance relative to the building material, color and texture. A signage plan has not been provided for this project. However, the applicant shall comply will all pertinent requirements of MICC 19.12.080. III. RECOMMENDATION As this is a Design Commission study session, there is no recommended motion at this time. Page 19 of 19, November 9, 2011

3059 3050 3200 3212 3248 3204 3254 3208 3203 3260 3212 MF-2 R9.6 3266 MF-2 MF-2L 3272 8025 3284 8035 Island Crest Way 3304 3308 3312 3316 8210 3309 3330 Subject Property Multi-Family Zoning Boundary Single-Family Zoning Boundary EXHIBIT 1 11/9/11 Study Session 0 15 30 60 90 120 Feet