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BLD-2011-0095 Design review decision with attachments.pdfOF EDM 0 CITY OF EDMONDS N 121 5"' Avenue North • Edmonds, WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us i g90 DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION ADMINISTRATIVE DESIGN REVIEW - STAFF DECISION - BLD -2011-0095 Project Proposal Dick's Drive -In is proposing a 3,840 square foot drive-in restaurant for the vacant site located at 21910 Highway 99. The restaurant has no customer seating nor a drive-through but rather patrons order at a main window and generally return to their vehicles to eat. Property Owner Applicant Contact Briar Development Company Dick's Drive -Ins, Ltd, L.P. Kallsen Architecture 2211 Rimland Drive 4426 Second Ave. NE 85 South Washington, Suite 301 Bellingham, WA 98226 Seattle, WA 98105 Seattle, WA 98104 Introduction The subject location is interior to the larger Top Foods site and was created by short plat in 2002 (PLN - 2002 -0219). The Comprehensive Plan designates the site as Corridor Development with overlays including Highway 99 Corridor, Medical/Highway 99 Activity Center, and North Highway 99 Hi -rise node. The site is zoned CG2 — General Commercial. Design Review Process and Criteria Due to the location and type of project (SEPA determination not required), district -based design review by staff is required according to Edmonds Community Development Code (ECDC) 20.12.030.13(a Type I decision). According to ECDC 20.12.070.13, the proposal must be reviewed against the design standards contained in ECDC 16.60 along with the general urban design standards as well as the policies specific to the Medical/Highway 99 Activity Center contained in the Comprehensive Plan. Analysis 1. Comprehensive Plan Compliance. a. Goals and Policies. Goals and policies for the Medical/Highway 99 Activity Center and Highway 99 Corridor are located on pages 61 — 67 and are intended to encourage the development of high quality, well-designed projects that reflect the values of the citizens of Edmonds. The proposal satisfies the intent of following goals and policies of the Comprehensive Plan: i. "To expand the economic and tax base of the City of Edmonds by providing incentives for business and commercial redevelopment in a planned activity center." (page 61) ii. "Encourage a more active and vital setting for new retail, office, and service businesses, supported by nearby residents and visitors fi•om other parts of the region. (page 62) iii. "New development should be high-quality and varied — not generic — and include amenities for pedestrians and patrons." (page 66) Page 1 of 4 File No. BLD -2011-0095 Dick's Drive -In iv. "New development should be allowed and encouraged to develop to the fullest extent possible while assuring that the design quality and amenities provided contribute to the overall character and quality of the corridor." (page 66) b. Design Objectives. General urban design objectives are found on pages 92 — 98 and specific objectives for Highway 99 are located on page 99. The proposal meets the following general design objectives: i. Site Design. "The development of parking lots, pedestrian walkways and landscaping features is an integral part of how a building acts with its site and its surrounding environment. Good design and site planning improves access by pedestrians, bicycles and automobiles, minimizes potential negative impacts to adjacent development, reinforces the character and activities within a district and builds. a more cohesive physical environment." This is a unique infill project for Edmonds — removing excess existing paved parking to create an additional building site (Attachment 1). Simply removing the paving is a positive step but the proposed building also integrates well with the larger site. Two existing access points and internal drive aisles to the Top Foods site will provide access to Dick's from Highway 99. Access is also possible from Top's 220`1' Street SW entrance. Existing sidewalks allow pedestrian access from Highway 99 and a new concrete crosswalk to the restaurant will be provided on the north. In addition to replacing the existing street trees along Highway 99 adjacent to the site (see iv. below), the proposed landscaping on the western edge of the site will provide some screening of the restaurant from the existing Top Foods entrance. A rain garden is included as a low - impact development feature and all of the proposed landscaping will serve to `green' the large sea of asphalt. ii. Building Form. "Building height and modulation guidelines are essential to create diversity in buildingforms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form." The structure is one-story with a flat roof which sits in the middle of a larger paved parking area for Top Foods along Highway 99 (Attachment 3). The form of the building recalls drive-in restaurants built in the mid -20`x' Century and will not cause shadows or impact views. iii. Building Fagade. "Building Fagade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense ofplace and integrity valued by the residents of the City of Edmonds." The building maintains the feel of the Dick's restaurants built in the 1950s and 1960s. There is large bank of windows on the east side of the building for customers to place orders. This area is covered by an extensive overhang which provides weather protection. Customer restrooms and a cash machine are also on the east fagade. The north and south facades are not overly adorned but are broken up with frosted glass windows and low -growing shrubs. The glass ordering windows are also visible on approximately one-half of these elevations as well. The western side of the building is screened using larger vegetation and contains access for utilities, delivery, garbage, recycling and the like. There is a portion of this fagade at the southwest corner where additional design interest could be included. iv. Streetscape. The Edmonds Streetscape Study identifies Highway 99 as a key route through the City, and the associated Street Tree Plan recommends the following medium to large narrow selections which exhibit strong form for the corridor (page 124): Acer rubrum `Armstrong' / Armstrong Maple Page 2 of 4 File No. BLD -2011-0095 Dick's Drive -In • Acer platanoides `Columnare' / Columnar Norway Maple • Nyssa sylvatica / Tupelo The applicant has chosen to remove the existing street trees at the site (which are not recommended species) and replace them with five (5) Columnar Norway Maples which is in accordance with the Street Tree Plan (Attachment 2). 2. Compliance with ECDC 16.60.030 — Design Standards for the CG zone. Because the Dick's site is interior to the larger Top Foods site, many of the design standards in ECDC 16.60.030 do not apply. They would apply if the larger Top Foods site were redeveloped, but in this case the proposed restaurant and landscaping will generally improve the overall look of what is now a large expanse of parking. a. Screening and Buffering (1)(e). "All parking lots are required to provide Type V interior landscaping." The parking area which is to be reconfigured on the Dick's site will contain 49 parking stalls. According to ECDC 20.13.030.E.1, 17.5 square feet of Type V landscaping must be provided per parking stall (857.5 square feet total). This landscaping must be designed in accordance with the requirements of ECDC 20.13.030.E.2. Based on the information supplied, landscaping planters will be provided that will total in excess of 857.5 square feet of Type V landscaping. Each of the planters meets the design requirements of ECDC 20.13.030.E.2 for selected vegetation and size. b. Access and Parking (6)(b). "Internal pedestrian routes shall extend to the property line and connect to existing pedestrian routes if applicable." The new restaurant will be connected to the existing internal and public sidewalk system on Highway 99 by a new concrete crosswalk near the northern corner of the building. c. Site Design and Layout (3)(a). "All lighting shall be shielded and directed away from adjacent parcels. This may be achieved through lower poles at the property lines and/or full "cut off" fixtures." According to the applicant, the proposed exterior light fixtures are dark sky compliant which will minimize light spilling off-site (Attachment 4). d. Building Design and Massing (1). "Buildings shall convey a visually distinct "base " and "top. " A "base " and "top " can be emphasized in different ways, such as masonry pattern, more architectural detail, step - backs and overhangs, lighting, recesses, visible `plinth" above which the wall rises, storefront, canopies, or a combination thereof. They can also be emphasized by using architectural elements not listed above, as approved, that meet the intent." The proposed building has a visually distinct top and base. The top roof form includes a canopy which extends over the ordering area to provide weather protection. The roof (and equipment screen on top) is painted the distinct orange color that is associated with Dick's. The base is divided laterally into the glassed -in ordering area in front transitioning to CMU walls toward the rear of the building. The walls are further differentiated vertically using slightly different materials and a color contrast for the sole plate at the front of the building and a color contrast for the CMU toward the rear of the building. Page 3 of 4 File No. BLD -2011-0095 Dick's Drive -In Decision Based on the facts and analysis of this report, staff finds that the design review for this project (File No. BLD -2011-0095) is APPROVED with the following condition: 1. The applicant shall schedule a final inspection for exteriors and landscaping with the Planning Division. I have reviewed the application for compliance with the Edmonds Community Development Code. 15 Mike Clugston, Manning Division Appeals jl Per ECDC 20.01.003 and 20.07.006, appeal of this Type I decision must be filed by a party of record with standing to file a land use petition in Snohomish County superior court within 21 days of the issuance of the decision. Attachments 1. Site plan 2. Landscaping plan 3. Renderings 4. Light fixtures Page 4 of 4 T'9 0 4,4 ze lul% 0.8 a m 3°F -g -SA310 Ouo 'iz' 90 'Hl -]Al# P1 N E8 4 HIE 2H -is N' E, 24 M 4. 2M M , -w 4yp Hilo K� HH; III, 0 USE j 15 4, nh N I A BRO 109 -2 N T'9 0 4,4 ze lul% 0.8 a m 3°F Ouo 'iz' 90 T'9 a 0 4,4 lul% 0.8 a m 3°F Ouo 'iz' 90 4 o 15 4, O>A rl a 4,4 lul% 0.8 j1 m 3°F Ouo 'iz' 90 a 4,4 j1 m 2\ ( W� IN {\ / \\ � « / ( W� IN �} � 1 O . L PA r � : L IN, DESCRIPTION The same Wallpack as the WPI, but with prismatic glass lens to eliminate yellowing. Lamp supplied. Finish: UL Listing: Chip and fade resistant polyester powder Suitable for wet locations. HID fixtures can coating. be wired with 90° C supply wiring if supply Housing: wires are routed 3" away from the ballast. Die cast aluminum, 1/2" NPS tapped top, Conduit Openings: both sides and back for conduit or Top, side and back photocontrol. Hinged refractor. Continuous Patents: one piece silicone rubber gasket. Pat. D440,683 Reflector: Template: Semi -Specular anodized aluminum, Drilling template for easy wall box mounting removable for installation. Symmetrical light Color: pattern maximizes distance between Bronze fixtures. Weight: 8.92 ORDERING INFORMATION High Pressure Sodium Total Lamp Lamp Lamp supplied with fixture Watts Type Base Ballast 70 ED17 Medium R-NPF 120V DIMENSIONS 8 1/2" 21.6 cm 8 518" 22 cm 7 v2° 19 cm .rlT 70w HPS 910' 4 3 2 1 Multiples of N Mounting Hei ht Multiplier 8' 1.6 10' 1.0 12' .7 16' .4 20' .25 E 1 2 3 4 i Heiaht Multiplier Watts HPS MH CFL 100 1.5 1A 70 1.0 .9 50 .6 .5 35 .4 .5 42 .5 Starting Amps/ Operating Amps Input LAMP Initial Lamp 120V 208V 240V 277V Watts ANSI Lumens Hours 2.1/1.6 86 S62 6300 24000 Factory Installed Options Tamperproof screws (/TP) Button Photocontrol wired for 208 - 277 volt (/PC2) Add suffix to Catalog Number Swivel Photocontrol (/PCS) Button Photocontrol (/PC) Single fusing for 120 and 277 volt (/F) Note: Specifications may change without notice RAB Lighting, Inc.. 170 Ludlow Ave- Northvale, NJ 07647 a Tel: 888 RAB-1000 ^ Fax 80_,", © 2011 RAB Lighting, Inc. h A 1)[?, , U a N _I ��• [9 LlghfingDirectcom 7.4 Close Window -rwt HI TI L I G I3 T I N G Hinkley Lighting H1954 Contemporary/ Modern 1 Light Outdoor Wall Sconce from the Reef Collection Available Finish Images Larqe Larqe 7' ()I f"Y ("')F I of 1 3/31/20117:21 AM