BLD-2011-0829 Design Review Decision.pdfDp ED,r0�Q CITY OF H+ DMO1'rDS
121 5"' Avenue North ® Edmonds, WA 98020
Phone: 425.771.0220 o Fax: 425.771.0221 ® Web: www.ci.edmonds.wa.us
r g90 DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
BLD -2011-0829 Project Proposal
The El Capitan Condominiums recently received approval update the exterior of the building at 200
James Street through BLD -2011-0508. The subject permit is for replacement the main entry canopy and
sign. These two features were shown on the plans for BLD -2011-0508 but they were not permitted at that
time. The site is zoned Downtown Business (BD -4).
Property Owner Applicant Contractor
El Capitan HOA Barbara Busetti TBD
200 James Street Kilburn Architects
Edmonds, WA 98020 1661 East Olive Way, 4200
Seattle, WA 98102
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 (a Type I decision). There are no
specific design standards for the BD -4
zone so the proposal is reviewed against
the policies and objectives of the
Downtown Activity Center contained in
the Comprehensive Plan.
Analysis
1. Comprehensive Plan Compliance.
i. "Improve streetscape character to enhance pedestrian activity in downtown retail, general
commercial, and residential areas. " (page 56)
ii. "Improve pedestrian access and way -finding by providing variety in building forms, color,
materials and individuality of buildings. " (page 57)
iii. "Provide clear signage to idents each distinct property or business and to improve
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File No. BLD -2011-0829
El Capitan canopy, sign
orientation and way -finding downtown. " (page 58)
iv. "Signage and other way -finding methods should be employed to assist citizens and visitors in
finding businesses and services. " (page 58)
v. "Minimize distraction from the overuse of advertisement elements. " (page 58)
vi. "Break up large building masses and provide elements that accentuate the human scale of a
fagade. " (page 59)
vii. "Improve the visual and physical character and quality of Downtown Edmonds." (page 59)
2. ECDC Compliance — Chapter 16.43 (Downtown Business)
i. According to ECDC 16.43.030.A, the maximum height for the BD4 zone is 25 feet. The
proposed canopy is approximately 15 feet in height.
3. ECDC Compliance — Chapter 20.60 (Sign Code)
i. Sin lype. The proposed wall sign (no interior illumination) is a permitted sign type in the
Downtown district (ECDC 20.60.020).
ii. Number of signs. According to ECDC 20.60.025.A.4, a maximum of three signs may be
installed at the subject location, excluding window signs. The proposed wall sign will be the
only signage for the site at this time.
iii. Sign size. According to ECDC 20.60.025.A.1, the maximum total permanent sign area for
uses in the BD zones is one square foot of sign area for each lineal foot of wall containing the
main public entrance to the primary building. The main entrance is on the east fagade and the
building is approximately 180 feet wide when viewing it the from the east.
According to ECDC 20.60.030.A, the maximum area for a wall sign in the BD zones is 1
square foot per lineal foot of attached wall. The proposed sign is approximately 14 square
feet and so satisfies code requirements for size.
iv. Sign height and location. According to ECDC 20.60.030.B, the maximum height for a wall
sign in the BD zones is 14 feet or the height of the face of the building on which the sign is
located. In this case, the wall sign will be approximately 12 feet high.
v. Colors. The 6" and 10" metal letters will have a bronze finish and are shaped in `Ribbon
Font'.
Findings and Decision
The new canopy will provide weather protection at the main pedestrian entrance to the building. The new
wall sign with is an attractive replacement for the letter on the old canvas canopy.
Based on the facts and analysis of this report, staff finds that the El Capitan canopy and sign proposal
satisfies the applicable criteria and standards in the Comprehensive Plan and zoning ordinance as required
in section 20.12.030 ECDC. Therefore, the design of this project (File No. BLD -2011-0829) is
APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code.
Mike Clugston, Planning Division / Date
Appeals
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File No. BLD -2011-0829
El Capitan canopy, sign
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.
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