06062012 ADB_StaffReport_PLN20110076.docx
CITY OF EDMONDS
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121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN
BOARD
Project:
New Walgreens and Bank with drive-throughs at 9801 Edmonds Way (BN Zone)
File Numbers:
PLN20110076 (Design Review), PLN20110077 (Conditional Use),
PLN20110078 (Short Plat)
Date of Report:
May 31, 2012
Staff Contact:
____________________________
Kernen Lien, Associate Planner
ADB Meeting: Wednesday – June 6, 2012 at 7:00 P.M.
Edmonds Public Safety Complex: Council Chambers
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250 5 Avenue North, Edmonds WA 98020
I. SUMMARY OF PROPOSED ACTION
The applicants are proposing to subdivide a property (parcel number 27033600113200) into two lots and
construct an approximately 14,490 square foot Walgreens and 3,373 square foot bank. The proposal
includes a single drive-through lane for Walgreens and three drive-through lanes for the bank. Site work
will include installation of approximately 19 parking spaces on the newly subdivided property, landscaping,
and pedestrian access ways. The proposal will also require work on the adjacent parcel to the west (parcel
number 27033600113300) including removing approximately 31 parking spaces, installing rain gardens
and providing cross property access linking the proposed project with the existing PCC Market. Frontage
improvements across both parcels will include installing new sidewalks and landscaping including planting
of street trees.
The proposed drive-through use requires a conditional use permit (PLN20110077), and because the scope
of work triggers review under the State Environmental Policy Act (SEPA), design review by the
Architectural Design Board (ADB) is required (PLN20110076). The design review and conditional use
permit review are considered Type III-B decisions under Edmonds Community Development Code (ECDC)
20.01.003; while the short plat (PLN20110078) is considered a Type II decision. All three permits have
been consolidated for review pursuant to ECDC 20.01.002.B. When projects are consolidated under
ECDC 20.01.002.B, the ADB reviews the proposed development without a public hearing and makes a
recommendation to the Hearing Examiner, who subsequently holds a public hearing and makes the final
decision on the proposal. The public hearing on this project is scheduled for June 14, 2012.
Walgreens/Bank
PLN20110076 - PLN20110078
The Architectural Design Board previously reviewed this proposal at the April 18, 2012 meeting
(Attachment 1). Since that meeting, the applicants have made some changes to the proposed bank
(Attachment 2). The changes include moving the entrances to the southwest corner of the bank,
modifications to the landscaping as a result of the new entry locations, raising the height of the parapet on
the southern facade to 24 feet, window modifications on the north facade, and some changes to the design
of the canopy over the drive through lanes.
II. FINDINGS & CONCLUSIONS
A. GENERAL INFORMATION
1.
Applicant: Tom Rocca, Seven Hills Properties
2.
Owner: Wuscher Family LLP, and
Tom Rocca, Seven Hills Properties
3.
Tax Parcel Numbers: 27033600113200 and 27033600113300
4.
Location: 9801 Edmonds Way, Edmonds WA 98020
5.
Size: Tax parcel 27033600113200 is approximately 1.34 acres and tax parcel 27033600113300 is
approximately 1.56 acres.
6.
Zoning: Neighborhood Business (BN), subject to Chapter 16.45 ECDC
7.
Proposed Use: New 14,490 square foot Walgreens with drive-through and 3,373 square foot bank
with three drive-through lanes and associated site work.
8.
Existing Use: A bowling alley (Robin Hood Lanes) currently sits on tax parcel 27033600113200
while tax parcel 27033600113300 is developed as a parking lot.
9.
Process: Consolidated review of short plat, design review and conditional use permit. According to
ECDC 20.11.010.A.2, when permits are consolidated pursuant to ECDC 20.01.002.B, the ADB
reviews the design of the proposal and makes an overall design recommendation to the Hearing
Examiner on whether the proposal is consistent with the zoning ordinance and the City’s
Comprehensive Plan. The Hearing Examiner makes the final decision on both the design and the
conditional use permit as well as the short plat in this instance. The Hearing Examiner’s decision
on this proposal will be Type III-B decision.
B. SEPA THRESHOLD DETERMINATION
Review under the State Environmental Policy Act (SEPA) is required for this project because the proposed
project exceeds 4,000 square feet of new building area. A Determination of Nonsignificance for the
proposal was issued on May 23, 2012 (Attachment 3). SEPA comments are due by June 6, 2012 and any
appeal is due by June 13, 2012.
C. NOTICE
A “Notice of Application” was published in the Herald Newspaper, posted at the subject site, as well as the
Public Safety Complex, Community Development Department, and the Library on January 31, 2012.
Notices were also mailed to owners within 300 feet of the site. A specific notice for the ADB meeting has
not been issued because this meeting is not a public hearing, but rather a public meeting that does not
require specific public notice. The ADB meeting agenda has been posted on the City’s website, as well as
at the Public Safety Complex, Community Development Department, and the Library. A courtesy notice
of the ADB meeting is also being provided to all parties of record.
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Walgreens/Bank
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A Notice of the Public Hearing and SEPA determination was published in the Herald Newspaper, posted at
the subject site, as well as the Public Safety Complex, Community Development Department, and the
Library on May 23, 2012. Notices were also mailed to owners within 300 feet of the site and to all parties
of record. The City has complied with the noticing provisions of ECDC 20.03 (Public Notice).
D. TECHNICAL REVIEW COMMITTEE
This application was reviewed and evaluated by the Fire District, Engineering Division, Parks and
Recreation Department, Community Services & Economic Development Director, as well as the Public
Works Department. There were initial comments and concerns by the reviewing departments; however, the
pertinent issues to the design review have been addressed.
E. NATURAL ENVIRONMENT
1.
Topography:
The site is mostly flat with the exception of a steep slope along the northern property
boundary and a sloped area along the eastern property line.
2.
Soils:
According to the Soil Survey of Snohomish County Area, Washington, the southern ¾ of the site
consists of “Urban Land” while the slope along the northern property boundary is identified as
“Alderwood Urban land complex, 8 – 15% slopes”.
3.
Critical Areas:
A critical area determination for the subject site was made under CRA20110111 and
the site was found to contain geologically hazardous areas. Slopes along the northern property
boundary slope to the south at approximately 80% according to the City’s LiDAR information. The
steepness of the slope together with the soils classifies the site as containing potential erosion and
landslide hazard area pursuant to ECDC 23.40 and 23.80.
4.
Wildlife:
The property is in an urban environment with little space for wildlife. Site may be visited by
song birds and small mammals, but generally is not suited for wildlife.
5.
Vegetation:
The property is mostly paved with limited areas of landscaping. An existing vegetated
slope along the northern property boundary is covered mostly with Himalayan blackberry, ivy and
alder trees.
6.
Shoreline:
The subject property is not located within shoreline jurisdiction.
F. NEIGHBORHOOD CHARACTERISTICS
This property is located in the Neighborhood Business (BN) zone. The neighborhood surrounding the site
consists of commercial development along Edmonds Way in what is known as the Westgate neighborhood.
Surrounding uses include shopping centers to the south and southwest (Bartell’s, Starbucks, Subway, etc.),
a bank and service station to the east and grocery stores to the west (PCC and QFC) along with numerous
neighborhood commercial businesses. A single family residential (RS-8) neighborhood surrounds the BN
zone and is directly north of this site. There are a few new bank buildings planned or in the process of
being constructed in the immediate vicinity, all of which will have drive-through teller lanes. Access for the
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proposed development will remain off both 100 and Edmonds Way (SR-104), the latter of which is
considered a “Principal Arterial.”
G. COMPREHENSIVE PLAN
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Walgreens/Bank
PLN20110076 - PLN20110078
See the April 12, 2012 staff report (Attachment 4) for a detailed account of how the proposal complies with
policies and goals of the Comprehensive Plan.
With the minor modifications to the bank building, staff still feels the proposal is consistent with the
policies and goals of the Comprehensive Plan.
H. PUBLIC COMMENTS
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The public hearing has been scheduled for review by the Hearing Examiner on Thursday, June 14 at 3:00
PM in the Council Chambers at the Public Safety Complex. Public comments can be received up until the
close of the public hearing. The City has received several comments on the proposal. Most of the
comments generally are against the proposal, mainly for the loss of the bowling alley. These comments will
be provided to the Hearing Examiner. Only one of comments received thus far is pertinent to design
review. Attachment 12 of the April 12, 2012 staff report is a letter from John McCullough of McCullough
Hill Leary, PS in support of the design aspects of the proposal.
I. APPLICABLE CODES
1.
ECDC 16.45 BN: Neighborhood Business
A. ECDC 16.45.010 Uses
The site is located in the Neighborhood Business (BN) zone and subject to the requirements of
ECDC 16.45. Pursuant to ECDC 16.45.010.A, both the bank (office) and drug store (retail) are
permitted primary uses. However, since both the bank and Walgreens are proposing to include
drive-through components, a conditional use permit is required pursuant to ECDC 16.45.010.C.2.
B. ECDC 16.45.020 Site Development Standards
The minimum street setback in the BN zone (within the Westgate Community Center) has been
recently reduced to 8 feet along Edmonds Way (SR-104) under Ordinance 3846. The proposed
bank building would take advantage of this reduced setback. Ordinance 3846, and the 8 foot
setbacks along Edmonds Way, is set to expire on July 15, 2012. In order to vest to the 8 foot
setbacks, a complete building permit must be submitted by July 14, 2012.
The maximum height in the BN zone is 25 feet. The revised bank elevations include a parapet on
the southern facade that is 24 feet in height. Detailed height calculations must be submitted with
the building permit to ensure that the project is compliant with the 25 feet height limit.
The project will be reviewed for compliance with all development standards during the building
permit review process.
2.
ECDC 17.50 Off Street Parking Regulations
There were no changes to the parking layout over the previously reviewed proposal. See the April 12,
2012 staff report.
3.
ECDC 20.11 General Design Review
ECDC 20.11.010 requires the ADB to review general design review applications that trigger SEPA.
This project required review under the State Environmental Policy Act (SEPA) due to the size of the
proposed buildings (greater than 4,000) square feet. ECDC 20.11.030 lists the criteria for Building
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Walgreens/Bank
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Design and Site Treatment that must be met. See the April 12, 2012 Staff Report of a detailed analysis
of how the proposal complies with the design criteria listed in ECDC 20.11.030.
With the minor modifications to the bank building, staff still feels the proposal is consistent with design
guidelines contained within ECDC 20.11.030.
4.
ECDC 20.13 Landscaping Requirements
ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB may
alter in accordance with the design review chapter. Four types of landscaping apply to this project;
Type I along the northern property boundary, Type II along the eastern property boundary, Type III
landscaping along Edmonds Way and Type V landscaping within the parking area. See the April 12,
2012 staff report for a detailed analysis of the proposed landscaping associated with the proposal.
A revised landscape plan was submitted with the proposed bank revisions. The only change is the
elimination of the landscaping that was adjacent to the building at the location of the new entry ways.
The revised landscaping plan is included as Attachment 5.
Overall, staff feels the proposed landscaping is, for the most part, consistent with the requirements of
ECDC 20.13. Where the proposal varies from the requirements of ECDC 20.13, the provided
landscaping still meets the intent of the specific landscape Types described in the April 12, 2012 staff
report.
5.
ECDC 20.60 Signs
The signs shown on the proposed bank elevations would exceed the maximum sign area allowed by
ECDC 20.60. At the April 18, 2012 ADB meeting, the Board recommended denial of the applicants
request for additional sign area on the Walgreens Building and the applicant withdrew the request for
additional sign area on the bank building. Though signage is shown on the elevation views, the
applicant is not requesting additional sign area from the ADB at this time. Signs will be reviewed for
compliance with ECDC 20.60 at building permit review.
III. RECOMMENDATION
Pursuant to ECDC 20.11.020, when approving proposed development applications, the ADB is required to
find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General
Design Review), the Comprehensive Plan, and the zoning ordinance. Based on the findings, analysis,
RECOMMEND
conclusions, and attachments to this report, staff recommends that the ADB
APPROVAL
of the design for the proposed Walgreens and bank buildings to the Hearing Examiner, files
PLN20110076 - PLN20110078
, with the following conditions:
1. Where walkways cross vehicular areas they will be clearly delineated through the use of striping.
2. The chain link should include slats that screen the compactors and tote storage areas from view.
3. Height calculations are required with the building permit application in order to show that the project
meets the 25’ height limit.
4. The light standards installed in association with the project cannot exceed 25 feet in height.
5. In order to vest to the 8 foot street set back from Edmonds Way, the applicant must submit a complete
building permit by close of business on July 14, 2012.
6. All mechanical equipment and other utility hardware on the roof, grounds, or buildings shall be
screened to mitigate view impacts from street level. Screening could include the use of architectural
elements, landscaping and/or fencing.
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Walgreens/Bank
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7. An updated parking agreement shall be submitted prior to issuance of a building permit
8. The applicant is responsible for seeking and obtaining all other required local, state and federal
permits.
This application is subject to the requirements in the Edmonds Community Development Code. It is up to
the applicant to ensure compliance with the various provisions contained in these ordinances.
IV. PARTIES OF RECORD
Seven Hills Properties Baysinger Partners Architecture PC
Tom Rocco William Ruecker
88 Perry Street 1006 SE Grand Ave, #300
San Francisco, CA 94107 Portland, OR 97214
Wuscher Family LLLP Teri Terrano
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1812 West Main 9808 224 St SW
Puyallup, WA 98371-5202 Edmonds, WA 98020
Robin Hood Lanes John C McCullough
Mike Gubsch McCullough Hill Leary
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9801 Edmonds Way 701 5 Avenue
Edmonds, WA 98020 Suite 7220
Seattle, WA 98104
David Bailey Libby Hustler
Anne-Lise Deering Bill Wormstedt
Wayne Likely Kathy Kalapaca
Kat. Holman-Smith Keith Huntoon
Ann Fontaine Adriane Martinez
Kathryn Rodgers
V. ATTACHMENTS
1.
Architectural Design Board April 18, 2012 minutes excerpt
2.
Revised Proposed Bank Elevations
3.
SEPA Determination of Nonsignificance
4.
April 12, 2012 Staff Report (without attachments)
5.
Revised Landscape Plan
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