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ADB-09-05 Staff Report.pdf-11t' C. 18 () L) CITY OF EDMONDS 121 5TH AVENUE NORTH - EDMONDS, WA 98020 - (425) 771-0220 - FAX (425) 771-0221 Website: wwwdedmondsma.us DEVELOPMENT SERMCES DEPARTMENT Planning o Building - Engineering GARY HAAKENSON MAYOR PLANNING DIVISION REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: Edmonds Central Plaza — Sign Package File Number: ADB -2009-05 Date of Report: March 25, 2009 From: . ..... ✓ . . . . . . a. ,,,-'Jcn Machu'g"a', Planner Public Hearing: April 1, 2009 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 5"' Avenue North, Edmonds WA 98020 1. SUMMARY OF PROPOSED ACTION: The subJect proposal is for the review and approval of new awnings and a sign package by Scott Park with Edmonds Central Plaza. The site is located at 23830 Highway 99, within the General Commercial (CG) zone. ']'his would typically be all administrative "District -Based"' design review, conducted by staff'with review ofthe applicable building permits; however, the applicant has opted to propose additional sign area above and beyond what the sign code allows Pursuant to ECDC 20.60.015. Although design review by the ADB is not required for the proposed awnings, review of the awnings has been combined as part of the ADB's review of the sign package because signage was previously displayed on the old awnings, and the applicant is proposing that no signage be allowed on the new awnings as part of the sign package. ECDC 20.60.015.B allows applicants to bring signage proposals before the ADB when they want to request a modification of the standards in the sign code. The applicant has submitted a statement describing the request (Exhibit 4) as well as photos and diagrams to supplement the proposal (Exhibits 5 through 10). The property owner is currently renovating and updating the plaza. As part of this work, the owner updated the building fagades, which required removal of the previously existing awnings and wall signs. Refer to Exhibit 7 for photos of the site prior to the renovation and Exhibit 8 for current photos of the site. Since new signage and awnings will need to be installed, the owner would like to take this opportunity to install uniform awnings throughout the site and to develop a sign package for the site that will include size and design guidelines for future wall signs, The following is staff's analysis of the project. Exhibit 1 ADB -2009-05 Incorporated August 11, 1890 Sister City - Hekinan, Japan Ildmonds Central Plea: Sign Package Pile Number: ADB -2009-05 H. GENERAL INFORMATION: I. Owner: Scott Park with Edmonds Central Plaza (Exhibit 3) 2. Applicant: Same as owner I Tax Parcel Number: 00451900200700 4. Location: 23830 Highway 99 (Exhibit 2) 5. Zoning: General Commercial (CG) 6. ProposedUse: Sign package for Edmonds Central Plaza (Exhibits 3 and 4). 7. Existing Use: The plaza currently has a variety of commercial tenants, including restaurants, a billiards hall, retail stores, and service uses. A few of the tenant spaces are vacant at this time. S. Issues: For this project, the Architectural Design Board reviews the design of the proposal and makes the final decision on whether the proposal is consistent with the design review criteria found it) ECDC 20.12 (District -Based Design Review), ECDC 20,60 (Sign Code), the "Zoning Ordinance, and the Comprehensive Plan. III. PUBLIC CONCERNS: Since the subject proposal is not a "Major" project (i.e. it does not trigger SEPA review), public notice was not required. To date, no public comments have been received. IV. TECHNICAL COMMITTEE: This application was reviewed and evaluated by the City's Fire Department, Engineering Division, Building Division, and the Public Works Department. The Engineering Division and Public Works Department had no comments regarding the proposal. The Building Division commented that building permits for the signs and awnings will be required prior to installation. The Fire Department commented that awnings that project out from the building by more than four feet need to be made of non-combustible material, or sprinkler coverage will be required beneath the awnings. Each division/department will have an opportunity to review the proposal for applicable code requirements, such as the Fire Department's above requirement, during their review of the applicable building permit applications for the awnings and signs. V. NATURAL ENVIRONMENT: 1. Topography: The subject site is relatively level, 2. Critical Areas: No critical areas are known to exist on or adjacent to the subject site (File No. CRA -1998-76). Thus, the Applicant and the City have complied with the requirements of ECDC 23.40. 3. SEPA Review: The subject application is exempt from SEPA review. Page 2 of 8 Edmonds Central Plaza: Sign Package Pile Number: ADB -2009-05 VI. NEIGHBORHOOD CHARACTERISTICS: The subject site is located in a mixed commercial and multi -family neighborhood (Exhibit 2) and fronts on two streets: Highway 99, which is considered a "Principal Arterial" and 238"' Street Southwest, which is considered a "Minor Arterial." Rcfer to the zoning and vicinity map (Exhibit 2) for the various zoning designations near the subject site, including CG, BC, RM, and RS zones. The neighborhood consists of a variety of uses. Primarily commercial uses exist along this portion of Highway 99, including the Safeway shopping center to the north of the subject site. An apartment building is located on the adjacent property to the west of the subject site. Single-family residential uses are located further to the west (on the west side of 84`x' Avenue West). VII. COMPREHENSIVE PLAN: The Comprehensive Plan designation for this site is "Highway 99 Corridor." Pages 45 through 49 of the Comprehensive Plan contain the goals and policies applicable to this designation. The following policy is most applicable to the subject application: 8.9. Upgrade the architectural and landscape design qualities of the corridor. Establish uniform signage regulations for all properties within the corridor area which provide for business visibility and commerce while minimizing clutter and distraction to the public. Of the focus areas within the "Highway 99 Corridor," the subject site is within the "Commercial Redevelopment/Hotels Improvement Area." The Comprehensive Plan states the following concept for this focus area: "Similar mixed use development, linked to surrounding neighborhoods, could occur in the `Commercial Redevelopment/Hotels Improvement Area. ' In addition, this area has the potential to provide large sites suitable for larger commercial or mixed use development, such as hotels or large retail complexes. Internal circulation between sites is a key to development. " In the past, the signage on the subject site did not have a consistent design theme (Exhibit 7). There were multiple sign and awning styles, sizes, colors, and designs. The proposed sign package will help to establish much more uniform sign regulations for the Edmonds Central Plaza site and the new awnings will provide a consistent look compared to the old variety of awning styles. Therefore, it appears that the proposed sign package is consistent with the goals and policies of the Comprehensive Plan. VIII. APPLICABLE CODES: I. ECDC .16.60 (CG — General Commercial) A. This subject site is located in the General Commercial (CG) zone. B. The minimum street setback in the CG zone is 4 feet. The applicant is not proposing any changes to the existing pole sign at this time. If the pole sign is to be replaced in the future, it will need to meet the minimum setback requirements applicable at that time, It appears that the proposed awnings will meet setback requirements; however, this will be confirmed with the building permit review of the awnings. C. The applicant will need to prove that all development standards for signage and the awnings are met through the building permit process. Page 3 of 8 Edmonds Central Plaza: Sign Package Pile Number: AI)B-2009-05 2. ECDC 20..12 LDistrict-Based Design Review) A. The subject site is located within the General Commercial (CG) zone and within the "Highway 99 Corridor." Therefore, district -based design review is required under ECDC 20.12. B. Although design review is typically conducted administratively for projects that do not pass the SEPA threshold, this application is subject to design review by the ADB because the applicant is requesting a modification to the sign code standards as allowed by ECDC 20,60.015.13, C. The applicant has indicated that the proposed awnings would be of a consistent style and color as shown in the conceptual photographs in Exhibit 6, D. The sign package was designed to enhance the design theme of the development, as it will provide the site with much more cohesive signage than what was present in the past. C. Staff feels that the sign package, with conditions, would be compatible with the character of the neighborhood. 3. ECDC 20.60 (Sign_Code) A. ECDC 20.60.005 provides several definitions that are applicable to the subject proposal: a) "Boxed cabinet sign " is a permanent sign that is mounted on the face of a building that is roughly rectangular in shape and provides far internal illumination and changing the message of the sign by replacing a single transparent or translucent material such as a Plexiglas/lexan face. This definition is meant to distinguish between a cabinet sign that is essentially a rectangular box and one that follows the outlines of the letters of the sign, or an "outline cabinet sign. " b) "Freestanding sign " is any sign that is not attached or affixed to a building. Freestanding signs can be further described as "monument signs " or "pole signs. " c) "Internally illuminated signs " include any sign where light shines through a transparent or semi -transparent sign face to illuminate the sign's message. Exposed neon is considered to be a form of internal illumination. d) "Outline cabinet sign " is a permanent sign that is mounted on the face of a building that roughly follows the shape of the text of the sign and provides for internal illumination. This definition is meant to distinguish between a cabinet sign that follows the outlines of the letters of the sign and one that is essentially a rectangular box or a "boxed cabinet sign. "An "outlined cabinet sign" will be treated more like an "individual letter sign " where the area of the sign is calculated based on the actual outlined shape of the sign. e) "Pole signs" are freestanding signs where the structural support for the sign is a pole(s). Pole signs may include community event banners where the banner is supported by at least two poles that are permanently attached to the ground ('pole - mounted community event banners'). f) "Wall sign " is a sign that is attached or affixed to a wall and that is parallel to and not projecting more than 12 inches at any angle from such wall. Wall signs include signs that are painted directly upon a wall. g) "Window sign" is a sign that is attached or affixed to a window, or a sign displayed within 24 inches of the inside of a window in such a manner as to be visible from any public place. Page 4 of 8 Edmonds Central Plaza: Sign Package Pile Number: ADB -2009-05 B. The nnatrix in ECDC 20.60.020.E indicates that pole signs, wall -mounted signs, internal illumination, and individual letters are permitted for the "SR -99" neighborhood, which includes the subject site. Thus, the types of signage proposed are allowed. It is simply due to the applicant's request to provide more sign area than the maximum allowed by the sign code that the proposal is before the ADB for review. C. ECDC 20.60.015.13.1 requires the ADB to review sign permit applications that request a modification to any of the standards in Title 20.60. The ADB shall only approve modification requests that meet all of the following criteria: a) ECDC 20.60.015.B.1.a: "The request is for signage on a site that has a unique configuration, such as frontage on more than two streets or has an unusual geometric shape. " b) ECDC 20.60.015.13.1 .b: "The suhject property, building, or business has site conditions that do not afford it the opportunity to provide signage consistent with or similar to other properties in the vicinity. " c) ECDC 20.60.015.B.t.c: "The design of the proposed signage n7ust be compatible in its use of materials, colors, design and proportions with development throughout the site. " d) ECDC 20.60.015.B.1.d: "In no event shall the modification result in signage which exceeds the maximum normally allowed by more than 50 percent. " D. The applicant has submitted a criteria statement that partially speaks to the above items as well as provides recommended design guidelines for wall signs on the site (Exhibit 4). The applicant also provided a map (Exhibit 5) that indicates the building facades where wall signage is most crucial. E. The request is for a site that has frontage on two streets, including Highway 99 and 238`x' Street Southwest (Exhibit 2). F. Based on Snohornish County Assessor's records, the site is 1.95 acres (approximately 84,942 square feet) in size. Other than the Safeway site located on the northwest corner of the intersection between Highway 99 and 238'x' Street Southwest, the subject site is larger than the majority of the surrounding properties. As such, it seems appropriate to allow additional sign area for this site. G. The site is arguably unique compared to other sites within the area in that the two existing buildings are constructed in such a way that many of the entrances to the tenant spaces do not face directly towards either street, particularly between the two buildings, where some of the tenant spaces face towards each other. Additionally, some of the tenant spaces are far enough away from both streets that visibility of signage becomes an issue. If the site was developed in such a way with only one rectangular -shaped building that all tenant spaces were easily visible from the street, there may not be as much of a need for increased sign area. H. According to the applicant's statement (Exhibit 4), the total tenant space for the site is 33,000 square feet (between one two-story building and one single -story building). I. Pursuant to ECDC 20.60.025.A.2, "The maximum permanent sign area for allowed or permitted uses in the CG zone shall be one square foot of sign area for each lineal foot of building frontage along a public street and/or along a side of the building containing the primary public entrance to a maximum of 200 square feet. The allowable sign area shall be computed separately for each qualifying building frontage, and only the .sign Page 5 of 8 Edmonds Central Plaza: Sign Package Filc Number: ADB -2009-05 area derived from that, frontage may be oriented along that, frontage. Sign areas for wall -mounted signs may not be accumulated to yield a total allowable sign area greater than that permitted upon such frontage, except that businesses choosing not to erect a freestanding sign may use up to 50 percent of their allowable freestanding sign area for additional attached sign area. Use of the additional area shall be subject to the review of the ADB." J. The site contains a unique building configuration, which includes a T-shaped, two-story building (the base of the T is approximately 140' and the top of the T is approximately 180') and a rectangular, single -story building (approximately 105' by 55'). Refer to Exhibit 11 for a copy of the approved site plan from the remodel permit (BLD20080137), which shows the unique configuration of the existing structures on the site. Both buildings contain main entrances to each tenant space from various sides. When adding up the lineal footage of the sides of these buildings containing the main public entrances, the result is much larger than 200 feet. Thus, the total sign area allowed for the site would be the maximum allowed 200 square feet pursuant to ECDC 20.60.025.A.2, K. According to the plans from the design review file (File No. ADB -98-173) for the approval of the existing pole sign, the sign face is 100 square feet in size (Exhibit 12), Thus, the existing pole sign comprises 100 square feet of the total sign area for the site. L. If the site were limited to a maximum allowed sign area of 200 square feet, only 100 square feet would be available for wall signage since the existing pole sign takes up 100 square feet. If the remaining 100 square feet were to be split evenly amongst the first floor tenants, each of the 14 tenants would be allowed only 7.14 square feet of sign area. Considering the unique configuration of the lot, these signs would be very small and difficult to see from the street and even from within the plaza as well, M. ECDC 20.60.015.13,1 allows the ADB to increase the maximum allowed sign area to a maximum of 50 percent of the amount normally allowed. Thus, if the criteria of ECDC 20.60.015.B.I are found to be met, the total allowed sign area for the site may be increased to a maximum of 300 square feet. With 100 square feet dedicated towards the existing pole sign, this would leave 200 square feet to be divided amongst the wall signs for the individual tenant spaces. N. The applicant has proposed for a total of 300 square feet of sign area for the site. According to the applicant's proposed allocations (Exhibit 9), the wall sign area would be divided into three different sign sizes for the main floor tenants of Edmonds Central Plaza: a) 6 tenants would be allowed "small" 12 square foot signs; b) 5 tenants would be allowed "medium" 13.6 square foot signs; and c) 3 tenants would be allowed "large" 20 square foot signs. This would total 200 square feet in wall signage. ©. in order to help provide for consistent design amongst the individual tenant wall signs, the applicant has proposed the following design guidelines: a) Each tenant's sign would be limited to one logo. b) Except for corporate stores, each tenant's sign would be limited to no more than four colors. c) Signs should be made of channel letters or should be outline cabinet signs. Boxed cabinet signs should not be allowed. d) No signs or letters should be attached to the awnings. Page 6 of 8 Edmonds Central Hata: Sian Package Pile Number: ADB -2009-05 e) Each tenant's wall sign should be mounted directly above the awning for the tenant space. f) Tenant spaces that have exterior walls that face two or more directions should be allowed a maximum of two signs for the tenant space. The area of the two signs would not be able to exceed the maximum allowed sign area designated for that tenant space. P. The applicant provided a few diagrams depicting the design concepts that he has in mind for future wall signage on the site (Exhibit 10). These diagrams show outline cabinet signs, but the applicant would also like to allow channel letter signs on site as well. Q. The applicant has indicated that the second floor tenants will be restricted to window signage only (Exhibit 4). All window signs should be consistent with the regulations of ECDC 20.60.035. R. Pursuant to ECDC 20.60.025.A.4, "The maximum numher of permitted permanent signs is three per site, or one per physically enclosed business space on commercial sites with multiple business• tenants, whichever is greater. The total sign area of all signs permitted on-site must also comply with the maximum total permanent sign area specified in this chapter. " There is one existing freestanding sign on site at this time. The applicant is proposing one wall sign per tenant on the main floor, and up to two signs for main floor tenants with two or more exterior walls. S. Pursuant to ECDC 20.60.030.13, the maximum allowed sign height for any wall sign within the CG zone is 14 feet or the height of the face of the building, The applicant has not indicated plans for any of the wall signs to be higher than the face of the building. In fact, the applicant has stated that the wall signs will be hung on the face of the building directly over the awnings. T. Staff feels that the project can be approved, with conditions, so that all of the modification criteria of ECDC 20.60.015.13 are met. IX. RECOMMENDATIONS: Based on the analysis and attachments to this report, staff recommends APPROVAL of the sign package and proposed awnings provided in file ADB -2009-05 with the following conditions: 1. The total sign area for the site is limited to a maximum of 300 square feet. This area can be divided any way the property owner chooses as long as it is consistent with the design guidelines of this sign package. If the owner chooses to change the way in which the sign area is distributed for the site (i.e. change the sign sizes allotted to each tenant), the owner must provide the Planning Division with an updated breakdown of sign area allocations. If the applicant chooses to replace the existing 100 square foot pole sign in the future with a smaller freestanding sign, the difference in sign area may go towards the wall signs. In no case shall any changes to the distribution of sign area throughout the site result in a total sign area of over 300 square feet. 2. Specific design elements of the wall signs for each tenant shall meet the following requirements: a. Boxed cabinet signs shall not be allowed. Signs shall be channel letters or outline cabinet signs. b. Each tenant's sign shall be limited to one logo. Page 7 0f8 I-Anionds Ccntral Plaza: Sign Package File NLImber: ADB -2009-05 c. Except for corporate stores, each tenant's sign shall be limited to no more than foul' colors. d. No signs or letters shall be attached to the awnings. e. Each tenant's wall sign shall be mounted directly above the awning for that tenant space. L Tenant spaces with only one exterior wall are allowed one wall sign. Tenant spaces that have exterior walls that face two or more directions are allowed a maximum of two signs for that tenant space. The area of the two signs shall not exceed the maximum allowed sign area allocated for that tenant space. 3. All window signs shall meet the regulations of ECDC 20.60.035. 4. The applicant must apply for and obtain all necessary building permits. This application is subject to the applicable requirements in the Edmonds Community Development Code. It is the responsibility of the applicant to ensure compliance with the various provisions contained in these ordinances. X. EXHIBITS: 1. Staff Report to ADB 2. Zoning and Vicinity Map 3. Land Use Application 4. Applicant's Statement S. Map Provided by Applicant 6. Photos Showing Concept for Proposed Awnings 7. Photos of Previous Signage and Awnings 8. Photos of Current Site Conditions 9. Proposed Wall Sign Allocation Atnongst Tenants 10. Conceptual Outline Cabinet Sign Designs Provided by Applicant 11. Site Plan from BLD20080137 12. Diagram of Pole Sign from File No. ADB -98-173 XI. PARTIES OF RECORD: Mr. Scott Park Planning Division Edmonds Central Plaza, LLC 15526 — 30"' Ave. SE Mill Creek, WA 98012 Page 8 of 8 M 4 � PS 1= z U o Z oni ng and Vic in i Aty M ap 0 75 150 30 1 File No..AD�B-2009-05 Feet I nk city of edmonds land use application RECEIVED MAR 05 2909 WELOPMENT SERACEs COUNTER ARCHITECTURAL DESIGN REVIEW OFFICIAL USE ONLY ❑ COMPREHENSIVE PLAN AMENDMENT /� ,/ LJ CONDITIONAL USE PERMIT FILE## [ V 2009 00'j�'r ZONE t, U' {{ y ❑ HOME OCCUPATION DA'I'S S RECD BY l lJn ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE�RECEIPT# © LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORFLINE PERMIT ❑ VARIANCE/ REASONABLE USE EXCEPTION ❑ OTHER: PROPERTY ADDRESS OR LOCATION _...3 e 3 o Hwy 913 , 6� Of")Js , WA C? $ClaG PROJECT NAME (IF APPLICABLE) ben { 4Za PROPERTY OWNER EdM00d� CQn" T'WA , L,( -C,. PHONE # L SLP fra) 4 P �• >j Ll �j �{ ADDRESS l'�'9a(a 30++) Ave, Sl. , P1 ill G' -e,2% W(A 9&,:2 E-MAIL ADDRESS QzWyn,4F..a4i+1-Mpl,& -ci & OtMZviLC4N AX ## (A06) TAX ACCOUNT 4 #V232ap� SEC. TwP, RNG. DESCRIPTION OF PROJECT OR PROPOSED USE �, 1�g-& -m� 2y '(0n /Mo ccvt`4� 0� [ W M ( AA0UVlt LLVck''++ 1Ot`�LTil47� SiblvlS { - Evbmav,As Cv i'6 ai lazd� APPLICANT S c4i+ T -,&r+. PHONE # two (a) 7l 3-- 7 19 o ADDRESS 1r5C3al,:, 3oi4i Avv—sr--, M'ill C4y44,- WA E-MALLADDRESS (L-(iMt;VIA-SCerl"ip(4" 01) gltndi'i,crows FAX# C. -4V' o3 Ca<Pi 4' CONTACT PERSON/AGENT�` 8'C.A chi t� PHONE # C2,pW i1 Ili C� O ADDRESS 1 ��a� }j0S - I Aya"- ��S]✓ WNI Ciyy-(C . t W A 9 oy t• E-MAIL ADDRESS r�(�ciy 0y)lisc,e"rrtu "A Dy{ ,i(.c G+fVL FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT J . ¢Lf �lilK DATE 3 3 O Property Owner's Authorization By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application. SIGNATURE OF OWNER GATE 3/3/'09 This application form was revised on 1/27100. To verify whether it is still current, call (425) 771-0220. LALIBRARYTLANNINGTorms & HaudoutsTublic l landeuis\Land Use Application.doc Exhibit 3 MAR 0 5 2009 2i1.6/2009 DEVELOPMENT SERVICES COUNTER City of Edmonds ADB Re: Reguest for more space for sign space at Edmonds Central. Plaza. I'd like to request if we can have have more space for signs available at our plaza. Our goal is to be able to gain another 100 sqft which is the maximum to my understanding. The overview. I. The shape and the directions our buildings face: The plaza consists of 2 buildings that have the entrances facing in all directions. Attachment A. 2. Installation of new awnings: It will be all uniform as far as color and shape of the new awnings go. Attachement B. 3. The existing pylon sign: Roughly 100 sgft already dedicated for our existing sign. 4. Currently available space: With 200 sgft maximum space, that only leaves us with another 100 sgft for 14 tenants on the gournd floor. It will only give each tenant 7 sgft of sign space available on an average. 5. The total tenant space: It is about 33,000 sgft counting public area. 6. Tenants on 2nd floor: They will have solely count on windows signs on the 2-1 floor without being able to utilize the proposed total space. 7. Proposed sign space allocation; Small signs for 6 tenants (12 sgft), medium signs for 5 tenants (1.3.6 sgft.) and large signs for 3 tenants (20 sgft) totaling 200 sgff- fkk'I-A&6A l AJ-�- 8. The management's basic sign guidelines for tenants: W. 1 logo will be allowed per sign for each tenant, (ii). based on being able to have 300 sgft total, sign spaces for tenants will be allocated from minimum of 12 sgft to maximum of 20 sgft, (iii). except. for corporate stores, no more than 4 colors to be used for their signs, (iv). only channel letters and channel letters like signs are to be allowed, in order to maximize the space, (�r). no signs and letter of any kind shall be attached on awnings, (vi) placement of signs will be right above the new awnings (vii) stores that face at least 2 different directions will be allowed to have up to 2 signs within their allocated sign space, (vii.) we are open to any suggestions from City of Edmonds which can be added and implemented on the guildhnes above. Based on all the factors listed above, we'd like to regest a design review by ADB in order to increase from the available space of 200 sgft to 300 sgft. In conjunction with our current renovation project, we like to make our plaza loop clean and uniform. The previous appearance and color scheme of the plaza was not organized and cluttered thus the tenants weren't able to fully utilize their signs. it 4 2 Please see Attachment C for the looks of the plaza in the past and current. It is in our• best interest, now that we complete our renovation project with a final touch which is installation of new awnings and new signs for our tenants with the help from City of Edmonds. As 1 mentioned above, 7 sqft would not give them enough space to be able to properly advertise their stores, based on using 1.00 sgft that is left for wall signs. Sincerely, - Scott Park L, dmonds central plaza, LLC. 2 (n; A 2/16/2009 23830 highway 99, edmonnds, wa - G... 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