HomeMy WebLinkAbout20251017_PLN1416_Narrative BARGWAUS EN CORE
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• DIVISION OF CORE •O STATES
Project Narrative PREPARED BY
Zoning Permit and Design Review Board Barghausen Consulting
Engineers, LLC
Visconsi Medical Office Building
PREPARED FOR CLIENT ADDRESS
Visconsi Companies, Ltd. 30050 Chagrin Boulevard, Suite 360
Pepper Pike, OH 44124
SITE ADDRESS PROJECT NO. DATE JURISDICTION
NWC - Medical Center 24413 10/06/2025 City of Arlington
Drive & 212th St NE
Arlington, WA 98223
Project Overview
The scope of the project includes the construction of a three-story 30,000-square-foot Medical
Office Building. The proposed site improvements include new asphalt paving to support 121
surface parking stalls, exterior lot lighting, stormwater improvements, utility connections, and
perimeter and interior landscaping.
The subject property is located at the northwest intersection corner of 212th Street N.E. and
Medical Center Drive in Arlington, Washington. The subject property is split zoned between
Medical Services (MS) and Residential High-Capacity (RH) zoning designations. Surrounding
land uses include medical offices to the north, multifamily attached residential to the east,
residential and medical facilities to the south, and hospital/clinic facilities to the west. There is a
surface parking lot located directly adjacent to the northeast corner of the lot and a heliport located
directly adjacent to the west side of the lot. The proposed use is compatible with the surrounding
existing land uses. The project is expected to be reviewed under the MS district standards in
accordance with AMC 20.36.105(a).
The existing condition of the site includes substantial topographic elevation change, sloping down
from the northwest to southeast across the site. Retaining walls are proposed to be constructed
to accommodate grading along both the south and east sides of the site with heights up to
approximately 11 to 12 feet.
Operational Characteristics
The proposed Medical Office Building will operate exclusively as an outpatient facility. Hours of
operation will generally fall between 7:00 a.m. and 7:00 p.m., though exact hours are subject to
change and to be determined. Ambulance services will not be provided on site; the only
circumstance in which an ambulance would arrive is in response to a 911 emergency, consistent
with any other public location.
The building program generally includes the following considerations:
• First floor: Imaging suite (X-ray and ultrasound), clinical laboratory (phlebotomy/blood draw),
and urgent care clinic.
• Second floor: Primary care medical offices.
• Third floor: Shelled space for future expansion of primary care services
This facility is intended to enhance access to outpatient healthcare services for the community
while operating within the scope of a standard medical office building. No overnight patient stays,
inpatient care, or dedicated emergency services will be provided.
Access and Site Design
A full-access driveway is proposed onto 212th Street N.E. nearthe southwest corner of the subject
property and furthest away from the intersection with Medical Center Drive. Additionally, a full-
access driveway to be located at the northwest corner of the subject property is proposed onto
Medical Center Drive. The building is proposed near the southeast corner of the subject property
near the intersection corner. All parking areas are located to the side and rear of the building.
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Architecture
The proposed medical facility building is visually interesting and designed to be compatible with
the existing buildings within the surrounding area. The building will be constructed with a variety
of high-quality building materials including textured concrete, metal panels (simulated wood), and
brick veneer. The building includes three stories and stands at a height of 43 feet 6 inches. Color
elevations and a materials board are enclosed with the application for review and approval.
The building's fagade includes several large windows situated inside various bays spaced at 20
feet. The building features a prominent entrance with a dark grey glass door surrounded by glass
panels. Overall, the building's aesthetics and design will add to the overall appeal of the
surrounding community by creating an interesting and well-designed building in a prominent
corner of the Medical Services district.
Development Standards
The project is expected to be reviewed under the MS district standards in accordance with AMC
20.36.105(a) for split-zoning provisions. The project design is intended to satisfy all the zoning
standards for the MS district. Please see below for demonstration on how the project satisfies the
applicable dimensional standards.
Requirement Proposed
Dimensional Standards:
Minimum Lot Size: 10,000 SQFT Total project lot size is 103,081 square feet
(after BSP).
Minimum Lot Width: 70 feet The project lot width is approximately 380
feet.
Minimum Setbacks Medical Services Drive — 10 feet.
-Front—25' 212th Street N.E. — 34 feet (trash enclosure).
-Interior— 10' Side (West)— 85 feet.
-Corner— 10'
-Rear— 10'
Maximum Building Height: 50' 43 feet 6 inches.
Landscaping Requirements Medical Services Drive — 37 feet.
-Front Yard, Type B: 5' in width 212th Street N.E. —22 feet.
-Side Yard, Type C: 5' in width Side (West)— 5 feet.
-Reard Yard, Type C: 5' in width
Parking Area Shading —22.79 percent.
Parking Area Shading: 20%
Parking / Loading Requirements The project proposes a total of 121 parking
-1 space per 400 SQFT of gross floor area spaces to satisfy the minimum parking
(Required = 75) requirements.
-Bicycle Facilities: 10% of the required (8
Spaces Required)
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-EV Parking (Required - 8 EV Spaces): A total of two bicycle racks is provided near
• 10% of total for EV Charging Stations the northern fagade, with capacity for a total
• 10% of total for EV-Ready of eight bicycles.
• 10% of total for EV-Capable
A total of nine EV Charging Stations is
proposed, including one accessible van
space with an EV Charging Station.
Responses to Development Design Standards:
The following written responses are provided to demonstrate design compliance with the Citywide
Development Design Standards.
SECTION 1.0: STREET CHARACTER
1.0 Street Character and Liveliness: 1.1 Inhabited Streets
1.1.1 Intent
To create streets that encourage pedestrian activity. Livelier street edges are healthy places for
people to inhabit and make streets safer.
1.1.2 Applicability
This standard applies to all residential, mixed-use, multi-family, commercial, and industrial
development within all zones of the city.
1.1.3 Standards
1.1.3(a) The street side of developments under 1.1.2 Applicability shall appear inhabited.
1.1.3(b) New development will accommodate human activity by providing balconies, terraces,
and yards for residents use and neighborly interaction.
1.1.3(c) In mixed use buildings, retail elements like large windows, canopies, and integrated
signage shall be incorporated into the design to add activity by enhancing the shopping
experience.
1.1.3(d) Entrances, porches, balconies, decks, and seating shall be located to promote
pedestrians'use of the street edge by providing weather protection, security, and safety.
Response: This is a proposed medical office building, and not all standards are applicable. The
proposed medical facility has been designed so that its street-facing fagades appear active and
inhabited. Due to the existing grade difference between the street and the building pad, accessible
walkways, ramps, and landscaped transitions have been carefully integrated to bridge this
elevation change onto Medical Center Drive. These features ensure that despite the grade
separation, the project maintains a visible and welcoming presence at the street edge and
activates the pedestrian realm.
SECTION 2.0 PEDESTRIAN ENVIRONMENT
2.0 Pedestrian Environment: 2.1 Access to Buildings from the Street
2.1.1 Intent
2.1.1 (a) To provide a greater sense of association and identification. Lack of clear building entries
deadens the streetscape.
2.1.1 (b) To improve pedestrian success, convenience, and circulation.
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2.1.2 Applicability
This standard applies to all development subjects to these design standards pursuant to AMC
20.46.010 (Conformance with Design Guidelines or Standards)
2.1.3 Standards
2.1.3(a) Provide clearly marked entries from the street. Entries from parking lots shall be
subordinate to those related to the street. When possible, parking lots shall be accessed from an
alley or side street.
Response: The site will have clearly marked signage orienting vehicular traffic to the medical
facility. Access is both from main street (212th Street N.E. and Medical Center Drive).
2.1.3(b) Parking garage entries shall be designed to complement, but not to subordinate the
pedestrian entry.
Response: Not applicable. There is no parking garage.
2.1.3(c) Parking lots and garages, when possible, will be accessed from alleys or side streets.
Response: A full-access driveway to be located at the northwest corner of the subject property
is proposed onto Medical Center Drive. Additional access to the site will be via 212th Street N.E.
at the southwest corner of the subject property and furthest away from Medical Center Drive.
There is not an alley access.
2.0 Pedestrian Environment: 2.2 Screening Blank Walls and Retaining Walls
2.2.1 Intent
To reduce the negative visual impacts of blank walls on the pedestrian environment.
2.2.2 Applicability
This standard applies to all development subjects to these design standards pursuant to AMC
20.46.010 (Conformance with Design Guidelines or Standards).
2.2.3 Standards
Blank walls
2.2.3(a) Buildings may not orient large areas of blank walls to the street.
2.2.3(b) Ends of buildings shall be designed and articulated with the windows and other
architectural elements.
2.2.3(c) Screen blank walls with landscaping, architectural features, or art. Examples of such
treatment include, but are not limited to:
2.2.3(c)I Installing trellises for vines, green walls, and other plant material in conjunction with a
planting strip.
2.2.3(c)2 Provide landscaped planting beds.
2.2.3(c)3 Incorporating artwork (a mural, sculpture, relief, etc.) on the wall surface.
2.2.3(c)4 Incorporating decorative tile, or masonry of varying materials or patterns.
Response: The proposed building incorporates a combination of material variation and windows
to provide articulation and minimize the amount of blank wall areas along each street-facing
fagade. Additionally, a combination of trees and shrubs is provided within planting beds located
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between the building and right-of-way and satisfies the minimum landscape planting
requirements.
Retaining Walls
2.2.3(d) Retaining walls may be of materials that reduce their scale, such as brick, rock or stone,
or treated sculpturally to appear less monolithic. Hanging or climbing vegetation can soften the
appearance of retaining walls.
2.2.3(e) High retaining walls may be sloped or terraced down to provide landscaping setbacks,
especially if they are close to the sidewalk.
2.2.3 (0 Retaining walls that are visible from the public right -of-way shall be designed with a
textured face.
Response: Retaining walls are proposed along both rights-of-way and will be constructed of
acceptable materials such as brick rock, stone, or other approved method with a textured face.
Section details of walls to be provided during the construction permitting process. Landscape
setbacks and planting standards are still satisfied after consideration of the retaining walls.
2.0 Pedestrian Environment: 2.3 Service Element Screening
2.3.1 Intent
To provide appropriate and sufficient screening of elements which detract from the streetscape.
These elements include trash rooms, dumpsters, utility connections, and mechanical equipment.
2.3.2 Applicability
This standard applies to all development subjects to these design standards pursuant to AMC
20.46.010 (Conformance with Design Guidelines or Standards).
2.3.3 Standards
2.3.3.1 Use generous and appropriate plant material in well maintained planting beds to create a
visual buffer to service elements. Vegetation shall be of hardy native varieties and must be at
least 50% non-deciduous to provide screening throughout the year. Incorporate planting beds
and low planter walls as part of the architecture. Provide a framework of plants to grow on like an
arbor or trellis.
2.3.3.2 Provide a durable and attractive structure to screen dumpsters and trash areas that are
constructed of wood, metal, or concrete blocks(chain link or even slated chain link is not allowed).
Trash areas may not open directly onto the sidewalk. Dumpsters must never be in the right-of-
way.
2.3.3.3 Utility meters, electrical conduit, and other service lines may not be mounted on the fade
facing the street and should not be visible from the street.
2.3.3.4 Gutter downspouts on the front fade shall be visibly integrated into the design of the
building.
Response: The primary service elements on the site include a transformer and trash enclosure.
The proposed transformer is located near the southern fagade of the proposed building. The open
sides of the transformer are proposed to be screened with a combination of Emerald Green
Arborvitae and flowering plants to provide screening in addition to the standard Type C buffer
abutting the right-of-way. The proposed dumpsters will be enclosed within a masonry trash
enclosure constructed of concrete blocks that will fully screen the trash service areas from public
view. The enclosure will be approximately 7 feet 4 inches in height.
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Utility meters, electrical conduit, and other service lines will be integrated within the landscape
design for the project to minimize aesthetic impacts from the street. Gutter downspouts on the
front faqade are architecturally integrated into the building design.
2.0 Pedestrian Environment: 2.4 Screening Parking Lots
2.4.1 Intent
2.4.1.1 To improve the streetscape and help to define the street.
2.4.1.2 To reduce the negative visual impact of asphalt lots and parked vehicles
2.4.1.3 These standards can be used to upgrade existing parking lots, especially when
redevelopment of the property has occurred.
2.4.2 Applicability
This standard applies to all parking lots adjacent to or in close proximity to public sidewalks.
2.4.3 Standards
2.4.3.1 All parking lots and storage, loading, or maintenance areas within visual proximity of the
public sidewalk shall be screened from the sidewalk by one of these two methods:
2.4.3.1(a) Provide a screen wall at least 2 -1/2 feet high, of durable and attractive materials.
Incorporate a continuous trellis of grillwork with climbing plants.
Response: Not applicable. See response for 2.4.3.1(b).
2.4.3.1(b) Provide an opaque landscaped perimeter bed or hedge at least 2 -1/2 feet high, as
shown.
Response: The site plan incorporates perimeter landscaped beds along all public street frontages
and property edges adjacent to parking. These beds are designed to form an opaque hedge at a
minimum installed height of 2 1/2 feet.
2.4.3.1(c) Fences around parking areas shall be decorative iron, masonry, rock, wood, or similar
permanent material and not be more than 70%solid. In the General Industrial and Light Industrial
zones only, chain link fencing may be used for security of the site and shall be black vinyl
(galvanized finish and slats are not permissible).
Response: Not applicable. See response for 2.4.3.1(b).
2.0 Pedestrian Environment: 2.5 Screening Parking Garages
Response: This section is not applicable to the project.
2.0 Pedestrian Environment: 2.6 Parking Garage Entries and Driveways
Response: This section is not applicable to the project. There is not a parking garage as part of
the development.
2.0 Pedestrian Environment: 2.7 Lighting Design
2.7.1 Intent
2.7.1(a) Highlight key site elements (vehicular/pedestrian intersections, paths/sidewalks,
entrances) to enhance safety and security.
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2.7.1(b) Provide a safe pedestrian environment by reducing glare from tall, high-intensity fixtures.
2.7.2 Applicability
Applies to all development subject to AMC 20.46.010.
2.7.3 Standards
2.7.3.1 Provide indirect light to sidewalks beneath elements like trees, canopies, and entryways.
2.7.3.2 Use pedestrian-scale lighting (10'12'poles) on residential/shopping streets and parking
areas; 3'4'bollards may illuminate paths/walkways.
2.7.3.3 Shield light sources to reduce glare to public thoroughfares and adjacent properties.
2.7.3.4 Large pole-mounted lighting near residences must be properly sited/directed to eliminate
glare.
2.7.3.5 Integrate exterior lighting with architectural/landscape design; fixture styles should
complement the building while providing appropriate, safe levels of light. Use lighting to accent
architectural features.
Minimum Lighting Levels (foot-candles):
• Building Entries: 4 • Sidewalks: 1-3 • Pedestrian Paths: 1 • Parking Lots: 0.5
Response: A lighting and photometric plan with cut sheets of the fixture types will be provided to
demonstrate compliance with the above standards.
SECTION 3.0 LANDSCAPING
3.0 Landscape Design: 3.1 Continuity Along the Street
3.1.1 Intent
3.1.1(a) Reinforce the landscape character of a street or neighborhood.
3.1.1(b) Enhance existing neighborhoods.
3.1.2 Applicability
Applies to all development subjects to AMC 20.46.010.
3.1.3 Standards
3.1.3.1 Infill on existing streets shall enhance and preserve the street's distinctive, positive
qualities.
3.1.3.2.3 Reinforce existing landscape character via one or more of the following:
Street trees: Match or complement existing species in color, ultimate size, and characteristics.
Similar plant materials: Use species typical of the neighborhood's historic period.
Similar landscape designs: Respect formal vs. naturalistic patterns.
Similar construction materials/textures/colors/elements: Extend low walls, compatible paving, or
similar stair construction.
Similar fixtures/levels: Use consistent pedestrian-scale light fixtures and light levels.
Response: The Landscape Plan for the project proposes a combination of Vine Maple and
Western Red Cedar trees along the public right-of-way. The trees were selected to be compatible
with the existing landscape planting areas within the vicinity of the site while satisfying the
minimum plantings standards of the City landscape requirements. A detailed landscape planting
plan with a planting schedule of all trees and shrubs is included for review and approval.
3.0 Landscape Design: 3.2 Parking Lots
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3.2.1 Intent
3.2.1(a) Reduce the apparent size of parking lots.
3.2.1(b) Reduce summer heat/glare adjacent to parking.
3.2.1(c) Improve views of parking areas for pedestrians, occupants, and passersby.
3.2.2 Applicability
Applies to all parking lots.
3.2.3 Standards
3.2.3.1 Provide landscaped/screened perimeters and integrate deciduous trees and planting beds
within parking areas.
3.2.3.2 Use drought-resistant landscaping; drip irrigation is encouraged, indigenous species
recommended.
3.2.3.3 Where vehicles overhang landscaping, reduce stall depth by 2 feet to increase bed depth
by 2 feet. Where overhangs occur on both sides of an interior strip, the minimum inside curb-to-
curb planter dimension is 7 feet.
3.2.3.4 Landscape planting beds shall include:
(1) 1 tree per 7 stalls
(2) 1 shrub per 20 sq ft of landscape area
(3) Groundcover between all shrubs and trees
3.2.3.5 Planting beds may be square and rotated 45'to perpendicular parking where appropriate;
landscaping shall be drought-resistant.
3.2.3.6 Coordinate tree locations with luminaires/utilities to maintain minimum light levels after
tree maturation.
Response: A combination of Vine Maple and Western Red Cedar trees are proposed along the
perimeter of the parking lot areas. All landscape plantings are considered drought-resistant and
will be provided with drip irrigation. A Preliminary Landscape Plan Set with Irrigation Plan and
Schedule is enclosed with the application for review and approval.
A total of 18 trees is required for the 121 parking spaces on the site. The project proposes a total
of 23 Thornless Honeylocust trees within the parking areas to satisfy the minimum landscape
requirements. Please refer to the Preliminary Landscape Set for a full schedule of trees and
shrubs with quantities that are included within the parking area.
SECTION 4.0 STREET TRANSITIONS
4.0 Transition Between Occupied Spaces & Street:
4.1 Buffering Private Spaces
4.1.1 Intent
Create a transition between occupiable building areas and the street that provides security and
privacy.
4.1.2 Applicability
Applies to all projects with residential or commercial spaces adjacent to the street front.
Response: This section is not applicable to the project.
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SECTION 5.0 NEIGHBORHOOD CHARACTER
5.0 Neighborhood Character. 5.1 Creating Streetscape Compatibility
5.1.1 Intent
(a) Enhance the positive character of the street.
(b) Define the street as a coherent space ("room').
(c) Fit compatibly within a neighborhood.
(d) Provide pleasant, safe pedestrian circulation and clear access.
5.1.2 Applicability
AMC 20.46.010.
5.1.3 Standards
5.1.3.1 Site buildings to acknowledge and reinforce existing street characteristics; in established
areas, align front setbacks with neighboring buildings.
5.1.4 Exception
5.1.4.1 Vary setbacks to preserve natural features, protect views, or support other urban design
goals.
5.1.4.2 Ensure continuous sidewalks to enhance pedestrian movement.
Response: The proposed medical office building has been sited and designed to respect and
reinforce the existing character of Medical Center Drive and Tveit Road. The primary building
frontage is oriented toward Medical Center Drive, consistent with the corridor's institutional and
medical character. Setbacks meet the City's required standards. While portions of the site are
buffered by required parking and landscaping, the building massing and entry placement establish
a consistent rhythm with neighboring development. Landscaping along the perimeter reinforces
the street edge and softens transitions to surface parking.
5.0 Neighborhood Character. 5.2 Orienting the Building to the Street
5.2.1 Intent
(a) Require buildings to front streets to enhance character.
(b) Enhance pedestrian access and walking.
(c) Encourage neighbor interaction.
5.2.2 Applicability
AMC 20.46.010.
5.2.3 Standards
5.2.3.1 Provide a front face to the street, fagades shall relate to the street.
5.2.3.2 Do not site buildings so that entrances/uses are unclear.
5.2.3.3 Accessory/detached structures or garages shall be subordinate and placed to the
side/rear, at least 8 feet behind the primary fagade (see AMC 20.48).
5.2.3.4 Provide clear pedestrian entries from the street.
5.2.3.5 Compose architectural elements to add interest to fagades.
5.2.3.6 Provide a public-to-private transition (e.g., landscaped front yard, low fence/wall, recessed
entry, courtyard).
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Response: The building is oriented to front Medical Center Drive, the primary street frontage, to
reinforce the existing medical corridor character. The main entry is clearly visible from the street,
establishing a presence that contributes to the area's identity. Although there is a grade difference
between the street and the building pad, accessible routes and landscaped transitions have been
incorporated to maintain safe and comfortable walking conditions. Pedestrian access has been
enhanced through a system of sidewalks and walkways that connect the building entry to parking
areas and to the public sidewalk.
5.0 Neighborhood Character. 5.3 Compatibility within Emerging Centers
5.3.1 Intent
(a) Integrate development within mixed-use commercial areas, placing shopping/employment
within walking distance.
(b) Create pedestrian-friendly environments.
(c) Encourage transit use.
5.3.2 Applicability
AMC 20.46.010.
5.3.3 Standards
5.3.3.1 In higher-density mixed zones, orient buildings to the street and respect adjacent
residential projects.
Response: Not applicable. The subject property is not located within a high-density mixed-use
zone.
5.3.3.2 Site residential uses to mitigate views of parking/service areas and to support pedestrian
circulation; site late-night uses carefully.
Response: Not applicable.
5.3.3.3 Avoid suburban housing models;group buildings to orient to courtyards/gardens and away
from service/parking areas.
Response: Not applicable. Project does not include residential uses.
5.3.3.4 Locate commercial uses at the sidewalk;place residential above or behind.
Response: Not applicable. Project does not include residential or commercial uses.
5.3.3.5 Proximity to services/transit should reduce parking requirements; encourage structured
parking.
Response: The project site is located at the intersection of Medical Center Drive and Tveit Road,
within walking distance of Community Transit bus routes (220 and 230) and adjacent to other
medical and commercial services. Given site constraints, including topography and project scale,
structured parking was not incorporated.
5.3.3.6 Provide pedestrian circulation through multi-family complexes linking entries/parking to
adjacent uses; interconnect with clear, well-lit paths; provide steps/ramps and gates where
needed to overcome barriers and connect to transit.
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Response: Not applicable. Project does not include residential uses.
SECTION 6.0 ADJACENT PROPERTIES
6.0 Adjacent Properties: 6.1 Retaining Privacy and Solar Access
6.1.1 Intent
(a) Reduce impacts on privacy, comfort, and use of neighboring yards/homes.
(b) Prevent new development from depriving adjacent homes of direct sunlight.
6.1.2 Applicability
All new non-single-family development adjacent to residential uses.
6.1.3 Standards
6.1.3.1 For buildings projecting beyond adjacent homes:
(a) Limit length/height of rear-yard projections to reduce impacts.
(b) Step back upper floors or increase side setbacks to maintain sunlight to neighboring yards.
(c) Minimize/screen windows, decks, balconies overlooking neighboring yards.
Response: The subject property is not located adjacent to any residential uses. The nearest
residential uses are located on the opposite side of Medical Center Drive. This separation,
combined with the street right-of-way and existing grade difference, helps provide additional
screening and a buffer from the nearest residential uses. The project does not include rear-yard
projections that extend into residential lots. All building massing is contained within required
setbacks.
The building height and scale are consistent with surrounding medical and commercial facilities.
Given the separation from residential uses by a public street and existing grade, there is no direct
overlook of neighboring yards from windows, and privacy for residential properties is preserved.
6.0 Adjacent Properties: 6.2 Parking Adjacent to Residences
6.2.1 Intent
(a) Reduce impacts of parking/service areas on adjacent homes.
(b) Retain privacy of adjacent properties.
6.2.2 Applicability
All non-single-family development adjacent to residential uses.
6.2.3 Standards
(a) Do not locate parking between residences and the street(except on-street). If surface parking
cannot be at the rear, locate toward the side and screen from adjacent residences with a wall
sufficient to block direct views/headlights into first floors.
(b) Provide screening walls of solid, attractive materials(masonry, ironwork, rock, wood—no chain
link) or landscaping.
(c) Provide trees, trellises, or coverings to reduce views of parking from neighboring homes.
(d) Aim/locate lighting to prevent glare/intrusive light on neighboring properties; use pedestrian-
scale fixtures/poles that reduce glare.
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Response: Parking areas are not located between residences and the street. The only residential
uses are across Medical Center Drive, separated by the public right-of-way and existing grade
change. Parking has been placed alongside and behind the building. All surface parking areas
along the street frontage are buffered with landscaped screening beds designed to minimize the
potential for headlight glare and limit direct views into first-floor windows of residences across the
street.
The perimeter landscape plan includes street trees and shrub beds along Medical Center Drive,
which soften views into the parking lot. These plantings, combined with site grading, reduce
visibility of parked cars from residential vantage points.
Site lighting is designed with cutoff fixtures and oriented inward to prevent glare or intrusive light
onto adjacent properties and the rights-of-way.
SECTION 7.0 SITING
7.0 Siting: 7.1 Creating Usable Open Space
7.1.1 Intent
Provide inviting, well-defined outdoor spaces.
7.1.2 Applicability
All development with a multi-family residential component.
Response: Not applicable. Project does not include residential uses.
7.0 Siting: 7.2 Siting Parking Areas
7.2.1 Intent
(a) Reduce automobile impact while retaining accessibility/safety.
(b) Allow buildings to reinforce the street rather than face large parking areas.
(c) Enhance pedestrian access/safety by reducing curb cuts/driveways across sidewalks.
7.2.2 Applicability
All development with new parking lots or stalls.
7.2.3 Standards
7.2.3.1 Locate off-street lots/stalls for more than one car to sides/rear; not in front yards.
7.2.3.2 On corner lots, do not locate parking at the intersection corner.
7.2.3.3 Do not allow driveways/garages to dominate the street front.
7.2.3.4 Use alley access where available to reduce curb cuts.
7.2.3.5 Provide on-street parallel parking where appropriate.
7.2.3.6 Provide clear, well-lit paths from parking to the street and building entrance.
Response: Off-street parking stalls are located to the side and rear of the building. No parking is
proposed within the front-yard setback areas, ensuring that the building frontage and landscaping
define the street edge rather than vehicle areas. No parking has been placed directly at the
intersection corner; instead, the corner is landscaped to maintain visibility, safety, and an
attractive street presence. Driveways are limited and positioned so that parking and vehicular
areas do not dominate the street frontage. Alley access is not available for this site. Parallel on-
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street parking is not provided directly adjacent to the site due to the functional classification of
Medical Center Drive and traffic safety considerations.
7.0 Siting: 7.3 Siting Service Elements
7.3.1 Intent
Thoughtfully site trash and service areas to balance access with screening.
7.3.2 Applicability
AMC 20.46.010.
7.3.3 Standards
7.3.3.1 Locate service areas to avoid negative visual/physical impacts on the street environment.
7.3.3.2 Site/screen mechanical equipment so it is not visible from the sidewalk.
7.3.3.3 Where possible, locate trash/recycling/loading in an enclosed service room off an
alley/side drive or within a garage.
7.3.3.4 If visible from the street, follow Standard 2.3.3.2 (Screening Dumpsters and Trash Areas).
7.3.3.5 Do not block pedestrian access with service elements.
7.3.3.6 Integrate mailboxes, meters, trash, lighting, etc., into the overall project design.
Response: Mechanical equipment will be screened from view by parapets, landscaping, or
architectural enclosures so that it is not visible from the public sidewalk or right-of-way. Trash and
recycling areas are located within a masonry enclosure to mitigate visual impacts from the right-
of-way. Pedestrian pathways are designed to remain clear of service areas, ensuring that
pedestrian access to the building and site circulation is never obstructed by service functions.
Mailboxes, utility meters, trash facilities, lighting, and other service elements are incorporated into
the site and building design to blend with architectural materials and landscaping, maintaining a
cohesive and attractive appearance.
SECTION 8.0 TRANSIT
8.0 Transit Facilitation: 8.1 Integrating Transit into Site Planning
8.1.1 Intent
(a) Encourage transit use by improving convenience.
(b) Integrate transit/bus shelters compatibly into neighborhoods.
(c) Shelter users from wind/rain.
8.1.2 Applicability
AMC 20.46.010.
8.1.3 Standards
8.1.3.1 For projects with >20 leasable units, identify transit alternatives and nearby stops for
reviewers.
8.1.3.2 Where feasible, coordinate with transit providers to place new stops to enhance
accessibility.
8.1.3.3 Incorporate shelters as integral building elements when possible.
8.1.3.4 Place large parking areas at sides/rear.
8.1.3.5 Connect building entrances, transit facilities, and parking by paved sidewalks.
8.1.3.6 Eliminate pedestrian barriers (e.g., walls, swa/es, landscaping that obstructs movement).
13 24413.004-Narrative
8.1.3.7 Provide benches with backrests, trash containers, clear signage, pedestrian lighting, and
well-maintained landscaping at transit stops.
8.1.3.8 Orient entrances toward transit facilities and clearly mark routes.
Response: While many of these items are not applicable to this development as there is not a
transit/housing nexus, the project still supports transit use by providing convenient pedestrian
access to the existing Community Transit bus stop located at the corner of Medical Center Drive
and Stillaguamish Avenue, adjacent to the development site. Direct walkways connect the
building entrance and parking areas to the public sidewalk network, improving convenience for
employees, patients, and visitors who choose to use transit.
8.0 Transit Facilitation: 8.2 Pedestrian Circulation to Multi-Family Complexes
8.2.1 Intent
Eliminate physical barriers that impede pedestrian circulation between multi-family complexes
and destinations like transit and shopping.
8.2.2 Applicability
All multi-family residential development.
Response: Not applicable. There are no residential uses.
SECTION 9.0 ARCHITECTURAL CHARACTER
9.0 Architectural Character. 9.1 Consideration of Site Conditions
9.1.1 Intent
(a) Encourage design tailored to specific site conditions.
(b) Ensure compatibility with neighborhood context.
9.1.2 Applicability
AMC 20.46.010.
9.1.3 Standards
9.1.3.1 Building design, site location, and layout shall respond to site conditions, including:
Topography
9.1.3.3 Reflect natural topography, step buildings to accommodate elevation changes.
Response: The subject property does not reflect natural topography based on review of existing
conditions that depict a pre-graded condition. The site slopes steeply in the existing condition
near the right-of-way. The proposed design implements retaining walls where appropriate to
accommodate the proposed improvements and elevation changes across the site.
9.1.3.4 Where neighbors address similar topography positively/consistently, consider a similar
response.
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Response: No similar conditions identified within the immediate vicinity of the site.
9.1.3.5 Design relative to topography to reduce parking-garage visibility.
Response: Not Applicable.
Solar Orientation
9.1.3.6 Site/mass to enhance solar exposure for the project and minimize impacts on adjacent
structures/public areas.
Response: The massing is a simple square and minimizes solar heat gain through windows by
limiting fenestration where low, western light becomes problematic in warming months. Shadows
are not cast on adjacent structures or public areas for most of the day, as parking lots are located
from the west/southwest to north to northeast aspects.
Corner Lots
9.1.3.7 Accentuate corners with changes in wall plane/roof line.
Response: Corners of the building are visually reinforced with masonry material, which creates
variation from the base concrete wall to create shadow lines.
Site Size/Configuration
9.1.3.8 On small/narrow sites or narrow streets, use massing/design to minimize perceived bulk,
reduce impacts, and enhance on-site open space.
Response: This design responds to existing slopes and parking requirements to consolidate the
massing to the southeast corner of the site. The site is not considered small or narrow based on
property line dimensions.
Natural Features
9.1.3.9 Reflect natural features (views, stands of trees, open space) by providing views and
pedestrian access.
Response: The building opens the majority of its windows to the north, east, and south where
street trees and longer views of the surrounding area can be found. The building is closer to the
west side, responding to the location of the existing Helipad.
Pedestrian-Oriented Shopping Streets
9.1.3.10 Reinforce streetscapes with ground-level shops and pedestrian amenities.
Response: Not Applicable.
Existing Structures
15 24413.004-Narrative
9.1.3.11 Where new work shares a site with existing structures, design for compatibility with the
original.
Response: Not Applicable.
9.0 Architectural Character: 9.2 Unifyinq Design Concept
9.2.1 Intent
Unify and organize a building's character and elements (entries, windows, gardens, roofs).
9.2.2 Applicability
AMC 20.46.010.
9.2.3 Standards
9.2.3.1 Buildings shall be visibly organized by a clear concept, e.g.:
• Axial symmetry(balanced around a centerline)
• Asymmetric balance (harmonious composition of similar/complementary forms reflecting
context, site, or function)
• Courtyard organization (grouped elements defining usable outdoor space)
• Major architectural element (focus on arcade, gallery, or major entry)
• Terracing (horizontal terraces stepping a slope to reduce impact and provide decks)
• Environmental response (organized around views, solar, outdoor space siting)
Response: The building uses a background material (concrete) with two other primary cladding
types to define simple, harmonic 1/3 vs 2/3 asymmetries around the building. The concrete
background, with a consistent rhythm of paired windows, ties all equal facades together. At the
main entry, there is a deep overhang, large windows, and an entry vestibule which the cladding
types respond to. An overhang accent is used at the skyline of the building to create a shadow
line and cast rain away from the upper walls.
9.0 Architectural Character. 9.3 Compatibility with Neighbors
9.3.1 Intent
Enhance the character of established neighborhoods/streets.
9.3.2 Applicability
AMC 20.46.010.
9.3.3 Standards
16 24413.004-Narrative
9.3.3.1 Submit materials documenting existing street/area character and identify how the project
incorporates key aspects.
Response: Based on review of images below, neighboring institutional and commercial buildings
are observed in the vicinity of the site. Flat rooflines, consistent window rhythm patterns, deep
entry overhangs, and street setbacks are all incorporated into the design of the proposed building.
A mix of masonry, concrete, and wood materials are implemented within the building design of
the surrounding structures.
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9.3.3.2 Unless context is poor/overridden, reflect surrounding character via:
• (a) Unifying design concept
• (b) Similar proportions/scale/roofline
• (c) Complementary style/materials
• (d) Complementary window patterns/proportions
• (e) Similar entry configuration/relationship to street
• (0 Complementary architectural details/features
Response: Flat rooflines, consistent window rhythm patterns, deep entry overhangs, and street
setbacks are all incorporated into the design of the proposed building. Overall street scale is
similar to Cascade Valley Hospital and Close Reach Academy, while overall massing forms are
reflected in neighboring clinic buildings. Windows are grouped at the main entry, but broken out
to create "punched opening," consistently patterned with many neighboring buildings.
SECTION 10.0 CHARACER AND MASSING
10.0 Character and Massing: 10.1 Articulation and Modulation
18 24413.004-Narrative
10.1.1 Intent
Reduce perceived size of new buildings and add visual interest.
10.1.2 Applicability
AMC 20.46.010.
10.1.3 Definitions
• Articulation: Emphasis on elements (windows, balconies, entries) creating
patterns/rhythm that break large masses into identifiable pieces.
• Interval: Distance before elements repeat.
• Modulation: Proportioned setback/projection in a building face.
• Together:Articulation, modulation, and interval create human scale.
10.1.4 Standards
10.1.4.1 Use clear, rhythmic articulation/modulation to reduce perceived size of large buildings.
Response: In each of the three main building cladding types, windows are trimmed slightly
differently to reinforce the larger building blocks. Deep overhangs at all entry and exits create
shadow-lines and interest, along with a pairing of the wood material, to define and orient the user
to the parts and pieces of the building. Human scaled windows and masonry units are used on all
elevations to ground the building to the user experience.
10.1.4.2 Divide buildings with articulation and/or modulation at 40'50'intervals.
Response: 20-foot intervals are used to organize the building on all elevations.
10.1.4.3 Combine methods such as:
• (a) Fagade modulation: step back/forward>_6'(perpendicular to fagade) at each interval
• (b) Repeating fenestration patterns at least equal to the interval
• (c) Architectural elements per interval (porch, balcony, bay, covered entry)
• (d) Roofline articulation per interval (dormers, chimneys, gables, stepped roofs)
• (e) Site features per interval (light fixture, trellis, tree, etc.)
Response: Material modulations, along with paired windows and trim, are used to define
elements of the building. The main entry and commons spaces are defined by larger expanses of
glass and wood above. Fenestration patterns keep the building organized and we hope that in
the evening, these will glow and create a classic, formal set of facades on the site's corner.
10.0 Character and Massing: 10.2 Architectural Scale
19 24413.004-Narrative
10.2.1 Intent
Improve compatibility where larger buildings are near smaller structures.
10.2.2 Applicability
AMC 20.46.010.
10.2.3 Standards
10.2.3.1 At zone transitions to smaller allowable bulk, reduce the apparent scale through
articulation/modulation reflecting the size/spacing of neighboring buildings.
Response: The building stands alone on the street, but steps down at entry areas to reflect a
human scale, create draw and interest. Cladding effectively breaks down the overall mass of the
building both vertically at the third floor and horizontally throughout.
10.0 Character and Massing: 10.3 Roof Forms and Rooflines
10.3.1 Intent
(a) Add interest and reduce apparent size
(b) Complement neighbors with prominent roofs.
10.3.2 Applicability
AMC 20.46.010.
10.3.3 Standards
10.3.3.1 Employ at least two of the following:
• (a) Dormers/gables/gambrel/hip or similar plane variations to break roof mass
• (b) Broken/articulated roofline
• (c) Prominent cornice/fascia/parapet emphasizing the top
• (d) Other top-emphasizing roof elements
• (e) Varied roof colors/materials (tile, composition, wood shake, asphalt shingle, standing-
seam baked-enamel steel)
• (f) Metal roofs allowed in all zones; for residential, metal must be standing-seam steel
Response: There is a prominent cornice that highlights the skyline of the building. On all facades,
this cornice uses a wood soffit to stand apart from the background concrete material at the top
level and a dark fascia trim to create additional contrast.
10.3.3.2 Screen roof-mounted mechanical equipment from sidewalk/roadway view.
20 24413.004-Narrative
Response: All roof-mounted mechanical equipment will be shielded from the view of sidewalk
and roadways with a continuous screen. MEP elements have not yet been designed but are
estimated to be located in the center of the roof with a screen, each approximately 40 feet set
back from the flat roofs edge.
SECTION 11.0 ARCHITECTURAL ELEMENTS
11.0 Architectural Elements: 11.1 Human Scale
11.1.1 Intent
(a) Use properly scaled/proportioned elements.
(b) Use elements sized for familiarity and human relation.
11.1.2 Applicability
AMC 20.46.010.
11.1.3 Definition
Scale = perceived size relative to people/surroundings; human scale derives from familiar-sized
details/elements.
11.1.4 Standards
11.1.4.1 Incorporate well-proportioned features/elements/details to achieve human scale.
Response: All entries employ an overhang that does not exceed the height of the second floor.
Most windows are 3 feet x 6 feet in size and repeated in pairs around the building with other
materials breaking up the wall between. Windows are recessed into adjacent cladding types to
the base concrete wall. Wood plank and brick materials are easily recognized on all facades to
be comfortable to the human scale.
11.1.4.2 Elements that lend human scale include:
• (a) Entry details (porches, recesses)
• (b) Occupiable features (bay windows, balconies)
• (c) Window details (vertically proportioned, recessed, small panes)
• (d) Roof details (brackets, chimneys, >_18" overhangs measured horizontally, or >_12"
vertical cornice elements)
• (e) Recessed windows creating fagade relief
• (fJ Gabled/hipped/nested roofs
21 24413.004-Narrative
• (g) Roof flashing, gutters, downspouts, vents finished to match adjacent materials/colors
and consistent with design
Response: See above 11.1.4.1 for description of the use of these elements.
11.0 Architectural Elements: 11.2 Building Features
11.2.1 Intent
(a) Create visual interest.
(b) Add elements that support human scale and neighbor compatibility.
11.2.2 Applicability
AMC 20.46.010.
11.2.3 Standards
11.2.3.1 Use features to reflect interior space, reinforce corners/courtyards, and articulate
modulation.
Response: Windows and cladding types roughly reflect interior use, especially around primary
and secondary building entries. At the top level, the cladding type changes to mark a change in
interior use and space. Large windows near the entry demarcate a more open, public use area.
11.2.3.2 Ensure features are consistent and unified with the overall design; proportion each
element appropriately.
Response: Through different facades, the ratio and use of cladding, along with the consistent
window articulation, unifies the design.
11.2.3.3 Use material changes to enhance features.
Response: Wood cladding roughly highlights entries around the building, while trim and recesses
in the cladding denotes window areas.
11.2.3.4 No large blank walls; enhance all faces with features/elements.
Response: No walls are blank and employ different combinations of the same typical cladding
types to break down the overall massing of the building.
11.2.3.5 Example features include:
• (a) Upper-floor setbacks/roof decks
• (b) Strong corner elements (turrets/corner entries)
• (c) Porches/balconies >_6'deep
• (d) Habitable roofs with dormers
22 24413.004-Narrative
Response: Upper floors have a cladding recess to delineate the future occupant (different use
from outpatient clinic on Level 01 and Level 02). Masonry is used to visually reinforce the corner
of the building.
11.0 Architectural Elements: 11.3 Entries
11.3.1 Intent
(a) Provide appropriate, secure, and private invitations into buildings.
(b) Create areas for social interaction (resting/meeting/waiting).
11.3.2 Applicability
AMC 20.46.010.
11.3.3 Standards
11.3.3.1 Provide a principal entry visible from the street(or by a marked, paved, well-lit path) and
convenient from the sidewalk.
Response: A well-lit path is provided from the existing public sidewalk, through the front parking
area, to the principal entry of the building. The main entry will have large expanses of glass which
is also well lit in the evening.
11.3.3.21n multi-family developments, provide street access to all ground-floor units.
Response: Not applicable.
11.3.3.3 Highlight entries with architectural elements (stairs, entry roofs, special fenestration).
Response: Larger areas of fenestration and a deep entry roof with vestibule is used to call
attention to the main entry. Secondary and tertiary entries also have larger glass doors and
overhangs, but do not match the main entry.
11.3.3.4 Provide a recess/porch/other protected exterior area that encourages activity.
Response: The deep entry overhang creates a porch large enough to accommodate pick up,
drop off, and socialization outside of the building.
11.3.3.5 Highlight entries with pedestrian-scale lighting and distinctive elements/details.
Response: The soffit of the single-story entry overhang will be lit along with the interior of the
glowing vestibule to welcome users at a pedestrian scale.
SECTION 12.0 EXTERIOR FINISH MATERIALS
12.0 Exterior Finish Materials: 12.1 Appropriate Materials
12.1.1 Intent
23 24413.004-Narrative
(a) Enhance building/street quality.
(b) Discourage poor materials with high life-cycle costs.
12.1.2 Applicability
AMC 20.46.010.
12.1.3 Standards
12.1.3.1 Use durable, easily maintained materials attractive at close distances.
12.1.3.2 Encourage materials with attractive texture/pattern/detail quality.
12.1.3.3 Siding should reflect typical Northwest textures/colors (wood siding/shingles, brick,
stone, terra-cotta tile).
12.1.3.4 Metal siding shall have visible corners/trim, matte finish, and neutral/earth tones.
12.1.3.5 Prohibit non-durable siding (e.g., T141, corrugated metal/fiberglass). Panel siding with
board-and-batten is allowed.
12.1.3.6 Metal roofing colors shall be subdued.
12.1.3.7 Prohibit mirrored glass in residential or pedestrian-oriented streetscapes.
12.1.3.8 Enhance concrete walls by texturing, coloring/coating, admixtures, or
embossed/sculpted surfaces/mosaics/artwork.
12.1.3.9 Enhance CMU walls with textured block/colored mortar, decorative bonds, and/or other
masonry.
12.1.3.10 Shelter stucco/toweled finishes from extreme weather via overhangs or other means.
Response: All building material standards are addressed with compliance demonstrated with the
enclosed Color Elevations and Material Board.
SECTION 13.0: PARKING GARAGES
13.0 Parking Garages: 13.1 Compatibility with Occupiable Spaces
Response: Not applicable. There is not a parking garage as part of the development.
13.0 Parking Garages: 13.2 Integration with the Attached Building
Response: Not applicable. There is not a parking garage as part of the development.
SECTION 14.0: Mixed-Use Buildings
14.0 Mixed-Use Buildings: 14.1 Site and Building Design
24 24413.004-Narrative
Response: Not applicable. This is not a Mixed-Use Development.
SECTION 15.0: Old Town Business District(OTBD)
15.0 Old Town Business District(0TBD): 15.1 Policy, Goals, and Applicability
15.0 Old Town Business District(OTBD): 15.2 Site Design and Massing
15.0 Old Town Business District(OTBD): 15.3 Architectural Design
15.0 Old Town Business District(OTBD): 15.4 Exterior Rehabilitation and New Additions
Response: Not applicable. Project is not in the OTBD.
25 24413.004-Narrative