BLD20131046 Design review decision w attachments.pdf11,C. i g9"
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CITY OF EDMONDS
1215th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.us
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Street file for 22511 Highway 99 (Ranch 99)
Mike Clugston, AICP, Associate Planner
January 23, 2014
Administrative Design Review STAFF DECISION for BLD20131046
BLD20131046 Project Proposal
Wells Fargo is proposing a stand-alone, drive-through ATM near the northwestern corner of the
existing Ranch 99 site adjacent to the intersection of Highway 99 and 224th Street. Fifteen
parking stalls will be eliminated as part of the project but the site would still have ample
parking. New landscaping will be provided in the area around the drive-through replacing
existing asphalt and supplementing existing landscaping in the area.
Property Owner
Franklin -Edmonds, LLC (Wells Fargo)
15015 Main Street, Suite 203
Bellevue, WA 98007
Applicant
Arrie Oliver
US Permit
117 Hurt Drive
Smyrna, GA 30082
Design Review Process
As part of the City's review of the building permit referenced above, staff design review was
required pursuant to Chapter 20.10 of the Edmonds Community Development Code (ECDC).
Such design review is considered a Type I staff decision subject to the requirements of ECDC
20.01.003.
The site is located within the General Commercial "CG" zone, which is subject to district -based
design review. Pursuant to ECDC 20.12.030, staff must enter findings that the proposal is
consistent with zoning ordinance as well as relevant district -specific design objectives contained
in the City's Comprehensive Plan. Because this is a small project at the corner of a much larger
site that has already been developed, complete design compliance like would be required for a
newly developed site cannot be achieved since the existing site uses design elements which do
not meet current requirements. For infill projects like this, the intent is to have the new
Page 1 of 5
development meet current code while blending it in with the existing developed site and while
trying to improve the aesthetic and physical environment along Highway 99.
Findings & Conclusions
1. Scope. This design review applies to the proposed Wells Fargo drive-through ATM and
related structures, signage, and landscaping near the northwest corner of the existing
Ranch 99 site.
2. Environment. The project was determined to be exempt from the State Environmental
Policy Act (SEPA) under WAC 197-11-800(3).
3. Site development standards (ECDC 16.60.020.A)
A. Setbacks. There is a required 4 -foot street setback which must be fully landscaped. The
proposed ATM pad is set back approximately 6.5 feet from the street property line at
the corner of Highway 99 and 224th Street and the entire setback area is already
landscaped (Sheet 1-1).
B. Height. The maximum height of the zone is 60 feet. The proposed ATM is nearly 10 feet
tall and the associated vehicle height detector (VDH) is about the same (Sheets D1 and
D2).
4. Parking (ECDC 17.50)
No parking stalls are required for a drive-through only use where there are no on-site
employees (unlike a drive-through espresso stand or a restaurant/bank that has a drive-
through component). Fifteen parking spaces for the existing Ranch 99 site will be
eliminated as part of this project; however, the site will still have an excess of 66 parking
stalls based on a March 2013 count provided by the owner of the site (368 stalls
required/434 stalls remain if the subject project is completed).
S. Design review by staff (ECDC 20.12.030.8)
A. Zoning Ordinance
1. ECDC 16.60 —Design Standards for the CG/CG2 Zones
There are several CG zone design standard that apply to the proposed project:
a. ECDC 16.60.030.A — Screening and Buffering, General.
1) (1)(e). "All parking lots are required to provide Type V interior landscaping."
The newly created landscaping strip between the parking lot and the drive-
through lane is considered to be within the parking lot and therefore
requires Type V landscaping. The area is 4 feet wide and in excess of 150
square feet as required in ECDC 20.13.030.E.2.a (Sheet L1). A 2 -inch caliper
Sweet Gum tree is proposed for the area along with shrubs, ground covers
and bark which is similar to what already exists at that corner of the Ranch
99 site.
Page 2 of 5
b. ECDC 16.60.030.A — Screening and Buffering, Parking Lots Abutting Streets
1) (2)(a). "Type IV landscaping, minimum four feet wide, is required along all
street frontages." The existing landscaping on the exterior of the site
conforms fairly well with the Type IV requirement. Additional new
landscaping will be added to the exterior of the site in small areas adjacent to
the proposed drive-through lane which are currently covered by asphalt
(Sheet L1).
c. ECDC 16.60.030.13—Access and Parking
1) (5). "Drive-through facilities such as, but not limited to, banks, cleaners, fast
food, drug stores, espresso stands, etc., shall comply with the following:
a. Drive-through windows and stacking lanes shall not be located along
the facades of the building that face a street.
b. Drive-through speakers shall not be audible off-site.
c. Only one direct entrance or exit from the drive-through shall be allowed
as a separate curb cut onto an adjoining street. All remaining direct
entrances/exits to the drive-through shall be internal to the site."
The drive-through aisle of the proposed ATM is internal to the structure
(Sheet A2.1) and no new curb cuts are created (Sheet A1.0). A condition will
be added regarding the drive-through speakers.
d. ECDC 16.60.030.0 —Site Design and Layout, Lighting
1) (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." The two proposed lights will use full cutoff fixtures (Sheet
A2.1). All lighting must meet current Energy Code requirements.
E
2) (3)(b). "Parking lots shall have lighting poles with a maximum of 25 feet in
height." The height of each of the proposed light poles is 20 feet (Sheet
A2.1).
B. Design Guidelines
1. Designation — Corridor Development within the Highway 99 Corridor and
Medical/Highway 99 Activity Center overlays. Goals and policies for these overlay
areas 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.
2. The subject proposal satisfies the intent of the following Comprehensive Plan goals
and policies:
a. "Provide for an aesthetically pleasing business and residential community
consisting of a mixed use, pedestrian friendly atmosphere of attractively
designed and landscaped surroundings and inter -connected development." (page
Page 3 of 5
61)
b. "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)
c. "Route auto traffic to encourage efficient access to new and existing
development while minimizing impacts to surrounding residential
neighborhoods." (page 66)
6. Landscaping Requirements (ECDC 20.13)
As discussed above in Section (5)(A)(1)(a-b), the proposed infill landscaping shown on Sheet
L1 satisfies code requirements in ECDC 20.13. The additional amount of Type IV landscaping
on the exterior of the site will serve to buffer the use from Highway 99 and 224th Street and
the planter separating the ATM drive aisle meets Type V requirements. The new
landscaping will be irrigated by tying into the existing system.
7. Signs (ECDC 20.60)
Three internally illuminated signs are proposed for the stand-alone structure which are
mounted in the canopy above the ATM. As proposed, these are considered to be like wall -
mounted 'boxed cabinet' signs in accordance with ECDC 20.60.005 since light would shine
through the entire sign panel. If light only shined through the lettering, the signs would be
considered to be 'outline cabinet' signs. This is an important distinction because of the total
amount of signage available for the structure.
The total amount of signage for the ATM is 9 square feet (1 square foot of signage per lineal
foot of building frontage — in this case, the width of the concrete pad supporting the ATM,
utility pedestal and bollards). Sheet D2 shows each of the three signs as being 2.6 square
feet (totaling of 7.8 square feet). However, the 2.6 square foot calculation only includes the
lettering rather than the entire illuminated face of the boxed cabinet sign. If the entire sign
face is measured, as is appropriate for a boxed cabinet sign, the total area for the signs
would be approximately 16.8 square feet (5.80 sf + 5.80 sf + 5.19 sf), which is nearly double
the allowed 9 square feet.
If the signs were more like outline cabinet signs, however, they would satisfy the 9 square
foot maximum. An outline cabinet sign is treated like an individual letter sign where the
area of the sign is calculated based on the actual outlined shape of the sign. This could be
achieved if the red sign background was opaque and only allowed light to shine through the
letters. In the end, it is up to Wells Fargo whether to reduce the overall size of the
proposed sign faces or to make the backgrounds opaque in order to meet the 9 square foot
maximum.
The signage, as proposed, meets the height and individual area requirements for wall signs
described in ECDC 20.60.030.
Page 4 of 5
Decision
As described in this report, staff finds that the proposal is consistent with the zoning ordinance
and design guidelines as required in ECDC 20.12.030.B.2; therefore, the design of the proposed
Wells Fargo drive-through ATM in permit BLD20131046 is APPROVED with the following
conditions:
1) The sign backgrounds shall be opaque except to allow light to shine through only the
letters or each sign face shall be reduced in size in order to comply with the maximum
amount of signage for the structure.
2) The bronze (tan) color of the ATM surround and the utility pedestal shall match.
3) All lighting must satisfy 2012 Washington State Energy Code requirements.
4) Drive-through speakers shall not be audible off-site.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
Mike Clugston, Associate Planner
Appeals
January 23, 2014
Date
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.
Attachments
1. Building plan sheets resubmitted January 8, 2014 (Sheets A0.0, A1.0, A2.1, D1, D2, D3 and L1)
Page 5 of 5
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