BLD20110602 Design review approval.pdfTo:
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121 5tf Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 - Web: www t i.t,wdc-trot�t.c:ds,w„:t.uts
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DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Street file for 10117 Edmonds Way (Goodwill)
Kernen Lien
September 8, 2011
Administrative Design Review STAFF DECISION for BLD20110602
BLD20110602 Project Proposal
Seattle Goodwill is proposing tenant improvements to the property located at 10117 Edmonds Way in
order to open a new Goodwill store in Edmonds. Exterior improvements include a new accessible
donation area ramp and cover, compactor pad, loading dock canopy, a new entry facade facing, and
parking lot striping.
Property Owner:
Seattle Goodwill (tenant)
New Albertson's Inc.
250 Parkcenter BLVD
Boise, ID 83726
Applicant:
Robert Kroese
PKJB Architects
119 South Main St, Suite 41.0
Seattle, WA 98104
Design Review Process
As part of the City's review of the building permit referenced above, staff design review was required
pursuant to ECDC 20.10. Design review for a remodel is considered a Type I staff decision subject to the
requirements of ECDC 20.01.003.
The building is located in the Neighborhood Business `BN” zone and is subject to general design review.
Pursuant to ECDC 20.12.020 staff must enter findings that the proposal is consistent with the criteria
listed in ECDC 20.11.030, the urban design elements of the City of Edmonds Comprehensive Plan, and
zoning ordinance.
Findings & Conclusions
1. Scope. This design review only applies to the exterior portion of the remodel. Exterior
improvements include a new accessible donation area ramp and cover, compactor pad, loading dock
canopy, a new entry facade facing, and parking lot striping.
2. Environment. The project was determined to be exempt from the State Environmental Policy Act
(SEPA) under WAC 197-11-800(3). The project was also determined to be exempt from critical
areas studies, because the proposed exterior updates are within the "developed footprint" of the site
pursuant to ECDC 23.40.220.C.3.
Page 1 of 3
3. ECDC 20.11.030 Design Review Criteria
a. ECDC 20.11.030.A Building Design. No one architectural style is required. The building shall
be designed to comply with the purposes of this chapter and to avoid conflict with the existing
and planned character of the nearby area. All elements of building design shall form an
integrated development, harmonious in scale, line and mass. The following are included as
elements of building design:
Colors, which should avoid excessive brilliance or brightness except where that would
enhance the character of the area;
A new facade will be added to the existing building. The majority of the new facade will be
made of up 2' x 8' Hardie panel soffit system painted brown. Over the main entry way the
new facade will consist of 4' x 8' Hardie panel soffit system painted beige. The new donation
canopy, site trim and compactor container will be painted gray blue. The proposed colors are
not excessively brilliant and will be an improvement over the existing colors.
ii. Mechanical equipment or other utility hardware on the roof, ground or buildings should be
screened from view from the street level;
No mechanical equipment will be visible on the roof. The compactor container is located at
the rear of the building and will be further screened from street view via new landscaping on
both ends of the donation area.
iii. All signs should conform to the general design theme of the development.
Signs will be reviewed under a separate sign permit.
b. ECDC 20.11.030.13 Site Treatment. The existing character of the site and the nearby area should
be the starting point for the design of the building and all site treatment. The following are the
elements of site treatment:
Landscape treatment shall be provided to enhance the building design and other site
improvements.
The proposal includes installing new landscaping within the restriped area of the parking lot
and at both ends of the donation drop off area. The new landscaping will enhance the site and
result in an additional 834 square feet of new landscaping over what currently exists on the
site.
ii. Landscaping that could be damaged by pedestrians or vehicles should be protected by
curbing or similar devices.
The new landscape areas are protected by curbing.
iii. Service yards, and other areas where trash or litter may accumulate, shall be screen with
planting or fences or walls which are compatible with natural materials.
Material (not necessarily trash) may accumulate in the donation area. This area is being
screened from street view with new landscaping.
iv. All screening should be effective in the winter as well as the summer.
The landscape area functioning as a screen for the donation area consists of evergreen species
which will provide effective screen in the winter as well as the summer.
4. Comprehensive Plan. The site Comprehensive Plan designation is "Community Commercial".
The proposed remodel shows an effort towards the following Comprehensive Plan goals:
Page 2 of 3
a. C.2. a Create adequate parking for each development, but keep the cars from dominating the
streetscape.
b. C.2.e. Integrate pedestrian and vehicular access between adjacent developments.
c. C.3.b. Create parking lots and building service mays that are efficient and safe for both
automobiles and pedestrians.
d. C.14.c Reduce harsh visual impact ofparking lots and cars.
e. E.4. Applied ornament, various materials and colors applied to a facade as well as various
decorative trim/surrounds provide variation in the scale, style and appearance of every
building facade.
This project will result in a more attractive building through the use of more interesting and varied
building materials while integrating pedestrian amenities like weather protection and lighting.
5. Zoning. Development standards for the BN zone are contained within ECDC 16.45.020. There are
no proposed changes to the building's bulk, so the site development standards are satisfied. The
proposed use for the subject site is an allowed use.
Decision
Staff finds that the proposal is consistent with design criteria in ECDC 20.11.030, the Comprehensive
Plan as well as the zoning ordinance. Therefore, staff finds that the design of the building remodel in
permit BLD20110602 is APPROVER.
reviewed the application for compliance with the Edmonds Community Development Code.
K� nen Lien, Associate Planner
Appeals
Date
ber 8, 2011
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 3 of 3
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