BLD20140741 Design Review Decision.pdf{„C 199”
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From:
Date:
Subject:
CITY OF EDMONDS
1215 th 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 7530 — 212th St. SW (Dairy Queen)
Jen Machuga, Associate Planner
October 9, 2014
Administrative Design Review STAFF DECISION for BLD20140741
��11 111, . ..
A building permit application has been submitted for an interior remodel and limited exterior
improvements to the existing Dairy Queen restaurant located at 7530 212th St. SW, within the
Neighborhood Business, BN, zone. The proposed exterior improvements include relocating an
existing side entry, a new stone veneer "chimney," replacing the eyebrow detail, and changes
to the existing paint colors.
Property Owner:
Rahil Karmali
Edmonds Dairy Queen
753-212 th St. SW
Edmonds, WA 98026
Applicant:
Don Dawson
The Siding Co.
4206 192"d St. SW
Lynnwood, WA 98036
As part of the City's review of the building permit referenced above, staff design review was
required pursuant to Edmonds Community Development Code (ECDC) Chapter 20.10. Design
review for projects that do not require a threshold determination under the State
Environmental Policy Act (SEPA) may be reviewed by staff as a Type I decision subject to the
requirements of ECDC 20.01.003.
The site is located within the Neighborhood Business, BN, zone, which is subject to general
design review under ECDC Chapter 20.11. Pursuant to ECDC 20.11.020, staff must find that the
proposal is consistent with the zoning ordinance as well as relevant design criteria within ECDC
20.11.030 and the design objectives contained in the City's Comprehensive Plan.
1. Scope. According to ECDC 20.10.020, design review is intended to apply to all development
including any improvement to real property open to exterior view, including but not limited
to buildings, structures, fixtures, landscaping, site screening, signs, and parking lots. The
subject design review decision only applies to the scope of work identified under
Page 1 of 4
BLD20140741 related to the improvements to the exterior of the existing building. Since
the proposal is for the rehabilitation of an existing building, design review is focused on
building design and massing.
2. Environment. The project is exempt from review under the State Environmental Policy Act
(SEPA) pursuant to WAC 197-11-800(3) because the proposal involves the remodeling of an
existing building. A critical area determination conducted in 1996 under file number
CRA19960069 found that no critical areas existed on or adjacent to the site, and a "Waiver"
was issued.
3. ECDC 20.11.030 Design Review Criteria
A. Edmonds Community Development Code (ECDC) Compliance
1. ECDC 16.45 — Neighborhood Business (BN) Zone
The BN zone requires a 20 -foot street setback and no setbacks from side or rear
property lines unless the site is immediately adjacent to residentially -zoned
properties. Since the subject site is not immediately adjacent to any residentially -
zoned properties, it is subject to 20 -foot street setbacks from the northern and
western property lines, but no setbacks from the southern and eastern property
lines. As shown on the site plan, the proposed changes to the building exterior will
comply with all applicable setback requirements. It should be noted that the
applicant originally proposed a canopy over the drive-thru window on the northern
side of the building; however, the canopy would not have complied with the
required 20 -foot street setback measured from the northern property line.
Therefore, the applicant removed the canopy from the proposal.
The maximum allowed height within the BN zone is 25 feet. The proposed stone
"chimney" is approximately one foot lower than the existing building, which is
indicated on the plans as being 19'-6" at its highest point. Thus, the proposal will
comply with height requirements.
2. ECDC 20.11.030 — Design Criteria
The following design criteria of ECDC 20.11.030 are applicable to the subject
proposal:
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:
1. All exterior building components, including windows, doors, eaves, and
parapets;
2. Colors, which should avoid excessive brilliance or brightness except where that
would enhance the character of the area,
4. Long, massive, unbroken or monotonous buildings shall be avoided in order to
comply with the purposes of this chapter and the design objectives of the
Page 2 of 4
comprehensive plan. This criterion is meant to describe the entire building. All
elements of the design of a building including the massing, building forms,
architectural details and finish materials contribute to whether or not a building
is found to be long, massive, unbroken or monotonous.
a. In multifamily (RM) or commercial zones, selections from among the
following or similar features are appropriate for dealing with this criterion:
iii. Architecturally detailed entries;
v. The use of multiple materials;
The proposal will serve to update and slightly modernize the existing building, which
has a dated appearance. The proposal is consistent with the above design criteria of
ECDC 20.11.030 in that it will create a more visually distinct building entry, provide
colors that enhance the character of the area, and will help to break up the building
fagades.
B. Comprehensive Plan Compliance
1. Location —The site is located within the "Mixed Use Commercial" designation of the
Comprehensive Plan as well as within the "Medical/Highway 99 Activity Center"
overlay.
2. The proposed project shows an effort towards the following applicable
Comprehensive Plan goals and policies:
A.4. Encourage a more active and vital setting for new retail, office, and service
businesses, supported by nearby residents and visitors from other parts of the region.
(pg. 62)
B.4. New development should be high-quality and varied — not generic — and include
amenities for pedestrians and patrons. (pg. 66)
3. The urban design objectives are located on pages 92 through 100 of the
Comprehensive Plan. These objectives 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 the following design objectives related
to building form and fagade:
D.2. Design Objectives for Massing. (pg. 97)
D.2.a. Encourage human scale elements in building design.
D.2.b. Reduce bulk and mass of buildings.
D.2.c. Masses may be subdivided vertically or horizontally.
D.4. Design Objectives for Wall Modulation. (pg. 97)
D.4.b. Break up large building mass and scale of a facade.
D.4.c. To avoid stark and imposing building facades.
E.1. Design Objectives for Building Facade. (pg. 96)
E.1.a. Ensure diversity in design.
E.1.c. Improve visual and physical character and quality of Edmonds.
Page 3 of 4
E2.e,Create individual identity nfbuildings.
E4. Design Objectivesfor Accent Mo . Applied ornament, various
materials and colors applied toofacade oswell asvarious decorative trim/surrounds
provide variation in the scale, style and appearance of every building facade. The
objective /xtoencourage new development that provides: /og.g/U
* Compatibility with the surrounding neighborhood,
mVisual interest and variety /nbuilding forms.
mReduces the visual impacts nflarger building masses.
wAllows identity and individuality »foproject mith/none/ghbonhmmo!
4. The proposal meets the above applicable policies and design objectives Ofthe
Comprehensive Plan byupdating the existing building exterior. The proposal will
add visual interest to the existing building through the use ofadditional materials
and colors. Additionally, the proposal will help tobreak upthe building tmgadeand
create avisually distinct top and base through the use nfvaried colors. The
proposed stone veneer "chinnne»"will beanattractive addition tOthe western
bui|dingfagade and will help to create a well-defined building entrance. This will
improve pedestrian connections to the subject site.
Decision
Staff finds that the proposal is consistent with the Zoning Ordinance, general design standards,
and Comprehensive Plan. Therefore, staff finds thatthe design of -the exterior building
improvements under permit BLD20140741 is APPROVED with the following condition:
1. Individual elements ofthis project are required to meet all applicable city codes, and it
is the responsibility of the applicant to apply for and obtain all necessary permits.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
October 9, 2014
Machuga, Assodfake Planner Date
Attachments
1. Building Permit Application
I Elevation Views
3. Site Plan
Design review decisions h«staff are only appealable to'the exten1thatthe applicable building
permit ordevelopment approval isanappealable decision under -the provisions nfthe ECD[
Design review by staff is not in itself an appealable decision.
Page 4of4
DEVELOPMENT SERVICES
COM RCIAL & MULTI -FAMILY BUILDING
PERMIT APPLICATION
Fsr 1 gqo 121 5d' Avenue N, Edmonds, WA 98020
City of Edmonds Phone 425.771.0220 9 Fax 425.771.0221
PLEASE REFER TO THE COMMERCIAL & MULTI -FAMILY BUILDING CHECKLIST FOR SUBMITTAL REQUIREMENTS
PR_ OJE-�9C�T-y ADDRESS Street, Suite #, City State, Zip):
Parcel #:
Subdivision/Lot #:
Project Valuation: $ &
APPLICANT:
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Phone:
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Fax:
Address (Street, City, State, Zip):
3_0 ' � S� . So
E -Mail Address:
Km r (Ai "C Vl/lai C
PROPERTY OWNER:
t<AW� I
P one:
GE 35b _J056_
Fax:
Address (Street, City, State, Zip):
J
E -Mail Address:
LENDING AGENC
Phone:
Fax:
Address (Stre ity, State, Zip):
E -Mail Address:
CONTRACTOR:* Cly o hone:Fax:
ofnff5-
Address (Street Ci State Zig): E -Mail Address
WA State License #/Exp Date:
*Contractor must have a valid City of Edmonds business license prior to LL" i l
doing work in the City. Contact the City Clerk's Office at 425.775.2525 City Business Liceri_ #/Exp. Date:
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DETAIL THE SCOPE OF WO � �0,e„ )(AQ(06M Out s 0460cc"
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PROPOSED NEW SQUARE FOO'T'AGE FORT S PROJECT:
Ist Floor: -sq. ft. 2°d Floor: sq. ft. 3d Floor:
Basement:sq. ft. Garage: sq. ft. Deck/Cvrd Porch: sq. ft.
Other: sq. ft. Retaining Wall: Yes No Fire Sprinklers: Yes No
Occupancy Group(s): Occupant Loa ): Type(s) of Construction:
Grading: Cut cu.yds. Fill cu.yds. I Cut/Fill in Critical Area: Yes No LJ
I declare underpenalty ofperjury laws that the information I have provided on this form application is true, correct and
complete, and that I am the property owner or duly authorized agent of the property owner to submit a permit application to
the City of Edmonds.
Print Name: \L- K A-izill t'` A
LA Owner gent/Other ❑ (specify):
Signature: Date: c. , [ i ,
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