174 SUNSET AVE S (2).PDF1111111111 lill
14839
74 SUNSET AVE S
"7C. 1 0%j
CITY OF EDMONDS
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 * Fax: 425.771.0221 * Web: www.edmondswa.us
DEVELOPMENT SERVICES DEPARTMENT 9 PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
I
To: Street file for 174 Sunset Ave. S.
From: Sean Conrad, Associate Planner
Date: April 4, 2016
Subject: Administrative Design Review STAFF DECISION for BLD20160358
BLD20160358 Project Proposal
The owners of Spud Fish and Chips restaurant have requested a building permit to construct an
outdoor deck adjacent to the restaurant. The deck will be located on the east side of the
building and will be constructed over two existing parking spaces. The deck will be 324 square
feet in size (18' x 18') and constructed using treated wood and Trex decking. The subject site is
located within the Community Business, BC, zone.
Figure 1: View of the or000sed deck location looking west. The deck will be located in the area
ot the two parking spaces underneath the Spud Fish & Chips sign in the
IT
Page 1 of 4
Property Owner.
Spud Fish and Chips
c/o Salish Crossing LLC
22833 Bothell Everett Hwy Ste 207
Bothell, WA 98201
Design Review Process
Applicant:
Scott Delap Construction
351795 th PI SE
Everett, WA 98208
(206) 819-6757
As part of the City's review of the building permit referenced above, staff design review is
required pursuant to Edmonds Community Development Code (ECDC) Chapter 20.10. The site
is located within the City's historic downtown. The property is zoned Community Business (BC)
which is subject to the general design review standards under ECDC Chapter 20.11.
Design review for projects within the BC zone that do not require a threshold determination
under the State Environmental Policy Act (SEPA) may be reviewed by staff as a Type I decision
subject to the requirements of ECDC 20.01.003. Pursuant to ECDC 20.12.030, staff must find
that the proposal is consistent with the zoning ordinance (including the design standards in
ECDC Chapter 20.11) as well as relevant design objectives contained in the City's
Comprehensive Plan.
Findings & Conclusions
1. Scope. According to ECDC 20.10.020, design review is intended to apply to all development
including any improvement to real property open to exterior view, including but not limited
to buildings, structures, fixtures, landscaping, site screening, signs, and parking lots.
Therefore, this administrative design review focuses on the exterior scope of work under
BLD20160358.
2. Environment. The project is exempt from review under the State Environmental Policy Act
(SEPA) pursuant to WAC 197-11-800(l) because the proposal involves the construction of a
small deck on an existing parking lot. A Critical Areas Checklist was reviewed in 2004 under
File No. CRA20040023. It was determined that no critical areas were located on nor
adjacent to the site, and a "Waiver" was issued. Due to the location of the property, a
liquefaction hazard is present, however, the proposal will not modify the existing building
and no new buildings are proposed. Therefore, a critical areas report is not necessary for
this building permit application.
3. Review Criteria
A. Edmonds Community Development Code (ECDC) Compliance
1. ECDC 16.50— Community Business (BC) Zone
Site development standards applicable to the BC zone are contained within ECDC
16.50.020.
Setbacks: Since the subject site is not immediately adjacent to residentially (R)
zoned property, the site does not have any setback requirements. Therefore, the
proposed location of the deck will comply with setback requirements.
Height: The maximum permitted height within the BC zone is 25 feet. The deck will
Page 2 of 4
be constructed over existing level asphalt parking with a height of approximately 4
feet above grade, well below the maximum allowed height.
2. ECDC 17.75 — Outdoor Dining
The proposed deck location is not adjacent to residential zoning, meets the
applicable setbacks and will not be located within any public right-of-way.
Therefore, the proposed deck location meets the standards of a permitted
secondary use.
I ECDC 20.13 — Landscaping Requirements
The site has landscaping within and along the perimeter of the parking lot. The
proposed deck will not impact existing landscaping on the property. Therefore, no
landscaping plan is required for the proposed project.
4. ECDC 20.11 —Design Standards
Design standards for the BC zone are contained within ECDC Chapter 20.11, General
Design Review. Because this is a minor deck addition an existing developed
commercial complex, complete code compliance like that for a new building cannot
be obtained.
Staff has reviewed the design standards of ECDC Chapter 20.11 as related to the
minor work for the outdoor deck. The design standards primarily deal with new
building construction. The deck will be seen from Sunset Ave and James Street.
Based on the limited scope of work, the following design standards are applicable in
this case.
20.11.030.A.2 - Colors, which should avoid excessive brilliance or brightness
except where that would enhance the character of the area.
20.11.030.C.2. - Street furniture (including but not limited to benches, light
standards, utility poles, newspaper stands, bus shelters, planters, traffic signs
and signals, guardrails, rockeries, walls, mail boxes, fire hydrants and garbage
cans) should be compatible with the existing and planned character of the
nearby area.
The proposed deck will use wood and brown colored Trex Decking. These earth
tone colors will fit with the existing commercial building. The location of the deck is
not located along a street rather within a private parking lot. However, the deck will
function similar to benches listed in the above street furniture section. The location
of the deck and proximity to the resturaunt make it a suitable location given the
commercial retail character of the complex. Thus, staff finds that the proposal
meets the intent of the design standards of ECDC Chapter 20.11.
B. Comprehensive Plan Compliance
1. Location —The site is located within the "Downtown Master Plan" designation of the
Comprehensive Plan as well as within the "Downtown/Waterfront Activity Center."
Downtown goals and policies are found between pages 44 and 57 of the
Page 3 of 4
Comprehensive Plan and are intended to encourage the development of high
quality, well -designed projects that reflect the values of the citizens of Edmonds.
Staff has reviewed the downtown goals and policies of the Comprehensive Plan as
related to the subject proposal. The following goal is applicable for the requested
building permit:
D. 1 Encourage opportunities for new development and redevelopment which
reinforce Edmonds' attractive, small town pedestrian oriented character.
Provide incentives to encourage adaptive reuse as an alternative to
redevelopment of historic structures in order to preserve these resources.
These historic structures are a key component of the small town character
of Edmonds and its economic viability. Height limits that reinforce and
require pedestrian -scale development are an important part of this quality
of life, and should be implemented through zoning regulations and design
guidelines.
The proposal to construct an outdoor deck for dining meets the above cited goal of
the Comprehensive Plan. Providing opportunities for outdoor dining and socializing
promote the pedestrian oriented character the Comprehensive Plan encourages in
the downtown and waterfront commercial areas.
Decision
Staff finds that the proposal is consistent with the Zoning Ordinance, applicable design
standards, and Comprehensive Plan. Therefore, staff finds that the proposed deck under
permit BLD20160358 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
April4,2016
Sean Conrad, Associate Planner Date
Attachments
1. Building Permit Application
2. Site Plan and elevation views of deck
Appeals
Design review decisions by staff are only appealable to the extent that the applicable building
permit or development approval is an appealable decision under the provisions of the ECDC.
Design review by staff is not in itself an appealable decision.
Page 4 of 4
CODE INFO
NOTE: DECK IS TO BE CONSTRUCTED OVER EXISTING ASHPALT
TO FACILITATE FUTURE DISSASSEMBLY IN THE EVENT OF A NEW
TENANT FOR THE NE CORNER OF BUILDING B.
NO GROUND DISTURBANCE
SITE PLAN
�r lat. t
2T-9nis
DEVELOPMENT SERVICES
COUNTER
VICINITY PLAN I
JOHNSON
REVIVONS
A NM DECK
for:
SPUDS FISH AND CHIPS
17 S—MA-S
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9=
SITE PLAN
PROJECTINFO
PERMrr
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C2) LL�Y�T 10 N
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r,-"\ PERSPECTIVE
JOHNSON
#Client Company
A NLVV UtL;K
fo r:
SPUDS FISH AND CHIPS
174 S, - A- S
Edmnds. Wa�ington
98020
PLAN, ELEVATION,
DETAIL
PERMIT
RECEIVED
HAD,
A-2.0
PLAN NING DATA.
SINGLE FAMILY RESIDENTIAL
ELEJ
Date: Lf
Site Address:
Tax Parcel:
Project Description: T I re--
Plan Check #:
EL- D( Z S--- 3 9 2-
Reduced Site Plan Provided: (YES NO)'
Zoning:
Map Page:
Corner Lot: &5 NO)
Flag Lot: (YES NO),
Critical Areas Determination #:
El :Study Required.: r-J-
El Waiver
SEPA Determination:
Exempt
El. Needed (for over 500 cubic yards of grading)
11 Fee [I Checklist [I APO List with notarized form
Q- Required Setback5
-F�7ear:
Street: 7�
Side:
ActualSetbacks
Street:
Side:
Side:
Rear:
El Detached Structures:
El Rockeries:
F*ences/Trellises:
El Bay Windows/Projecting Modulation:
A -
El Stairs/Deck.
Hi�ight
Datum Point:
Datum Elevation:
Maximum Height Allowed: N,6 L4
Actual Height:
Other
Parking Required: N�A
Parking Provided: &"q jq
Lot Area: /,-J/A
Maximum Lot Coverage: 35% Proposed:,
Lot Coverage Calculations: I-J14
ADU Created: (YES
Subdivision:
Legal Nonconforming Land Use Determination Issued: (YES /425)
'Comments
Cc- 1-�c S-0, to T),
-S
Plan Review By:
Planning Data Form 07-14-09
Nothing in this permit approval
process shall be interpreted as
allowing or permitting the
maintenance of any currently existing
illegal, nonconforming, or
unpermitted building, structure, or
site condition which is outside the
scope of the permit application,
regardless of whether such building,
structure, or condition is shown on the
site plan or drawing. Such building,
structure, or condition may be the
subject of a separate enforcement
action.
Sound/noise originating from
temporary construction sites as a
result of construction activity are
exempt from the noise limits only
during the hours of 7:00am to 6:00pm,
on weekdays and 10:00arn and
6:00pm on Saturdays, excluding
'Sundays and Federal Holidays. At all
other times the noise originating from
construction sites/activities. must
comply with the noise limits, unless a
variance has been granted.
ECDC Chapter 5.30
All changes in plans and field
modifications shall be approved by
the local jurisdiction. The design
professional shall prepare drawings as
required for approval.
IBC 107.4
"No commercial sign shall be illuminated after
11:00 PM unless the commercial enterprise is
open for business and then may remain on
only as long as the enterprise is open."
Planned Sign Program for Salish Crossing
SPUD Fish & Chips
Primary Exte'rior I D
S i g n D le s i g n D r a w i n g s
Obtain Electrical Permit from
State Labor& Industries
City of E d-monds Building Division
APPROVED PLAN
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
A
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PROVED By PL N
ly 11YG
15,
CITY OF EDMONDS
BUILDING DEPARTMENT
WORK - S(,Q r15
ADDRESS- SC)nsc--+ -A-Tle—
OWNER -CFY JD :P-77-4 7- 17. r
APPROVED DATE.----4 5'
d5ol L
BLDG. OFFICIAL A'C1441L
PERMIT NUMBER
.-R, L-D 2-c� (5-
51likETFILE
RECEIVED
APR 17 2015
DEVELOPMENT Sl
COUNTER
FORMA
114 4th Ave. N
Edmonds, WA.
98020
Environmental
Graphics & Signage
Note:
Limitation of I -lability:
FORMA Is not liable
for any loss or damage
arls!ng from use of any
des gn and/or product
provided by FORMA.
whether direct, Indirect,
special, Incidental
or consequential.
Project:
Salish Crossing
Planned Sign
Program
Location:
190 Sunset Ave.
Edmonds,WA
98020
Client:
SPUD Fish & Chips
190 Sunset Ave.
Edmonds,WA
98020
Designer:
Clayton Moss
emoss@formasaattle.com
Direct:
206.920.5912
Fax:
425.775.2817
Drawing Type:
Permit
Submittal Drawings
Drawing Date:
4.15.15
r
T =71 Bdildihg -B'l
PROJECT: ID SIGNAGE
Y
Is
Spud
P.1 Primary ID
f] P.2 Main Building ID
LO iw
Buildinq
P.3 Atrium Main Entry ID
_b
-C
il� PA Driveway Entry ID -Dayton
T. 1 '�Bufl i,
P.5 Driveway Entry ID -Sunset
Fr* n t\i i i r
PROJECT: LANDSCAPE/ART ELEMENTS
L1, L
TIP- I
T.2 L.1 Historic Artifact
L.2 "S" Finial -Sea Symbol
T. .10 L.3 Wall Art TBD
T.3 1 9 .10
T.8
LA TBD
T.7
T.
TENANT SIGNAGE
T.,
5
Building A
1, .,F7
L__J/
T.1 Scratch
P.
T.2 TBD
T.3 Brigids Bottles
TA Cascadia Art Museum
P.2 TA
TENANT SIGNAGE
Building B
(P 1�
P.1
L.1
1.0
IOU
T.6
TBD
T.7
Maytag Laundry
T.8
Jade Palace
T.9
Eviva
T.10
Spud Fish & Chips
FORMA
114 4th Ave. N
Edmonds, WA.
98020
Environmental
Graphics & Signage
Note:
Umitation of Liability:
FORMA is not liable
for any loss or damage
arising from use of any
design and/or product
provided by FORMA,
whether direct, Indirect,
special, Incidental
arronsequential.
Project:
Salish Crossing
Planned Sign
Program
Location:
190 Sunset Ave.
Edmonds,WA
98020
Client:
SPUD Fish & Chips
190 Sunset Ave.
Edmonds,WA
98020
Designer:
TENANT SIGNAGE
Building C Clayton Moss
cmoss @ formaseattle.com
T.11 Top Pot Direct;
206.920.5912
Fax:
425.775.2817
Drawing Type:
Permit
RECEI a
pittal Drawings
P R E L I M I N A R Y s i g n I o c t o n s APR 17 2015
DEVELOPMENT S _RVI
c&tJNTEjf QWwing Date:
4.15.15
135 LF South frontage�
185 LF East Frontage,
210 LF East Frontage�
190 LF North Frontage
720 total linear ft of building frontage
720 max. sq. ft area pool for signage
Under 100 sa. ft. total for (2) atv Sians
roposed for SPUD
MUREAS"A'd
I
III - -&Z901'9-04-q
AU WORK SUBJECT
.10
INSPECTION FOR
CODE COMPLIANCE
—11W Iri
CANOPY SECTION
REVISED PLAN APPROVED'
CITY OF EDMONDS BUILDING DIVISION
PLANS EXAMINER
V,
End caps are required
on sign to eliminate
visual exposure of supporting braces.
CONNECT Top of angle support brace
to sign uprights -machanically fasten
with 1/4"dia. gaiv. bolt(washerinut
(1) Oty. per brace.
2 - DETAIL
2X4 WITH CANT STRIP
1 X6 SUB FACIA
ATTACH bottom of support brace to building:
-- Gal� Lag Bait thm ply to ekisting 2x wood blocldng and
frame structure; use 1 12' Dia. x min . 6� embed
caulk as required to seal.
1 X T&G SOFFIT TO MATCH
EXISTING FOR WIDTH AND
I/4"X3/4"TRIM
ATTACH Angle (A. 1) to building:
Gatv. Lag Bolt Lhru trim board to existing 2x wood
blocking and frame structure;
use 1/2" Dia. x min. 6' embed
mulk as required to seal.
ATTACH building angle (A-I)to sign bracket angle (A-2)
with 114" boll/washer/nut as required to secure.
APPRO)�-D By PLA NING REVISION
&P o 2 2016
BUILDING DEPARTMEI
CITY OF EDMONDS
CP
.0 , - K
Description: Letters fabricated to create "halo lit" lighting effect:
A. "SPUD FISH & CHIPS": reverse channel letters (w/ 0.40 returns.
.090 faces) house white LED modules for lighting out backside to
halo panel behind.
B. Base cabinet- construct consists of
1 " sq. tube welded .060 to 090 alum. skin all sides.
Cabinet provides raceway for low voltage cables.
C. Halo Panel: Aluminum composite sign panel -Dibond brand
Color/ Paint Schedule:
A. SPUD FISH & CHIPS Letters:
-- "Spud Blue" all visible surfaces
B. Base Cabinet:
-- "Spud Blue" all visible surfaces
C. Halo Panel:
— Bright White (rnafte finish)
General Notes:
-al/ materials aluminum (unless otherwise noted)
-all hardware s. steel / non -corrosive
-a// painted metal surfaces MAP polyurethane
(spray coat application)satin finish.
-all electrical components, including LED
RECEOVEr
rzd
APR 17 2015
DEVELOPMENT SERVIC
COUNTER
V 0 _60A A
FORMA
114 4th Ave. N
Edmonds, WA.
98020
Environmental
Graphics & Signage
Note:
Limitation of Uability:
FORMA Is not liable
for any loss or damage
arising from use of any
design andtor product
provided by FORMA.
whether direct, Indirect,
special, Incidental
oroonsequential.
Project:
Salish Crossing
Planned Sign
Program
Location:
190 Sunset Ave.
Edmonds,WA
98020
Client:
SPUD Fish & Chips
190 Sunset Ave.
Edmonds,WA
98020
Designer:
Clayton Moss
cmoss@formoseatfle.com
Direct:
206,920.5912
Fax:
425.775.2817
Drawing Type:
Permit
Submittal Drawings
Drawing Date:
4.15.15
Halo Panel
End view
BACK VIEW
I
Attach sign cabinet to glu-lam
min. (10) qty. 1/4" dia.with
3" min. embed. Building 6"x14"
Glu-Lam wood beam
.1 11
Halo Panel
24" ht.---�
3D Letter
4" ht.
Pedestal
Base
3-4 access panels located -
at bottom of base cabinet. 1 8"
END VIEW
Vertical
Supports (behind)
3" Stand-offs
Building Canopy
(roof structure)
Low voltage cable exits at
center of cabinet ( thru
bottom or backside)
to (3) 60 waft power supply
units. (power supply units
provided by sign fabricator),
Note: field electrician
to provide enclosure I
locking breaker, and
timer.
Building 6"x14"
Glu-Lam wood beam
J
Building Canopy Steel Column
Additional support for
halo panels provided by
2x2xl/8" Alum. angle
horizontal & vertical
brace system behind.
Building Canopy Steel Column
Primary Power Supply ( transformer)
120V
Low Voltage (12 Volt) System Product
Note: Each module=.5watt
Estimated total watts= 120 - lamp draw at 120VAC
Diagram illustrates typical
LED modules placed inside fabricated
letters. Light flows out backside of letter
to halo panel behind.
Note: All electrical components
provided by sign fabricator shall be
LIL approved. Sign shall be delivered to
site ready for install by GC.
All electrical wiring to sign, installation
of sign, & hook up shall be provided
by GC state licenced field electrician
according to applicable code.
RECEIVED
APR 17 2015
'DEVELOPMENT SERVICES
COUNTER
F 0 R M A
114 4th Ave. N
Edmonds, WA.
98020
Environmental
Graphics & Signage
Note:
Limitation of Llablifty:
FORMA Is not liable
for any lose or damage
arising from use of any
design and/or product
provided by FORMA,
whether direct, Indirect,
pecial, Incidental
r consequential.
Project:
Salish Crossing
Planned Sign
Program
Location:
190SunsetAve.
Edmonds,WA
98020
Client:
SPUD Fish & Chips
190 Sunset Ave.
Edmonds,WA
98020
Designer:
Clayton Moss
cmoss @ formaseatde.com
Direct:
206.920,5912
Fax:
425.775,2817
Drawing Type:
Permit
Submittal Drawings
Drawing Date:
4.15.15
X.
EXISTING SITE PLAN
L-F-L-F-L------F-- I I
0 30' 60' 90
1 99 = 30'
I
189-8"
EXISTING TRASH ENCLOSURE PLAN
Tenant:
SPUDS EDMONDS
SALISH CROSSING, BUILDING B
170 SUNSETAVENUE
EDMONDS, WA 98020
A Tenant Improvement for:
SALISH CROSSING, LLIC
22833 BOTHELL EVERETT HWY STE 207
BOTHELL, WA 98201
APPROVED BY PLA!',INING,
s —
Corner. _Flafy
Setbacks
Front
Sides
Real -
Other
. . .... ........
Professional seal
No. Issue Description Date
DESIGN DEVELOPMENT 02.17.15
PERMIT SET 03.26.15
PERMIT CORRECTION #1 05.12.15
Drawn by: GG Project Manager: RM
Project No: 14-0166-00
.SITE PLAN RF-SUB
MAY 12 2915
BUILDING DEPA117MENT
CITY OF EDMONDS
Original drawing is 24" x 36". Scale entities accordingly if reduced
REET FILE
0 it 49 8 9 12 9
1/4 99 = 19-09t
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