BLD20150520 Design review decision and attachments .pdf4C. 189.,
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CITY OF EDMONDS
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 * Fax: 425.771.0221 # Web: www.edmoedswa, ov
DEVELOPMENT SERVICES DEPARTMENT . PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
Street file for 21940 Highway 99
Mike Clugston, AICP, Associate Planner
December 10, 2015
Staff Decision for BLD20150520
Project Proposal
MPG X Properties LLC is proposing to construct a new single story retail shell building (6,162 sf)
and related site improvements on the recently updated WinCo site. The infill development will
be located near the southeastern corner of the site adjacent to 220th Street SW and the south
entrance to the WinCo property. This space is currently comprised of surface parking stalls and
associated landscaping.
Design Review Process
As part of the City's review of the building permit referenced above, design review is required
pursuant to ECDC 20.10. The project is located in the General Commercial "CG2" zone and is
therefore subject to district -based design review applying the design standards found in ECDC
16.60.030 and the policies contained in the specific section of the Comprehensive Plan
addressing the Highway 99 Corridor. Since the proposed building is less than 75 feet in height,
design review is completed by staff as a Type I decision.
Findings & Conclusions
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. Since
this is an infill project on a larger developed site, the design review will focus only on the
new building and those aspects of the site that are impacted by its location.
2. Environment. Review under the State Environmental Policy Act (SEPA) was required for this
project because the proposed shell building exceeds 4,000 square feet of commercial space.
A SEPA Determination of Nonsignificance was issued on July 2, 2015 during review of the
associated rezone (PLN20150024). No appeals of the SEPA determination were received.
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3. ECDC 16.60.030 CG Zone Design Standards.
As mentioned previously, due to the location of the site and because this is an infill project
within a larger existing development, many of the design standards in ECDC 16.60.030 are
not directly applicable. Those that do apply are addressed below.
a. Screening and Buffering
(1)(d). "Landscape buffers shall be integrated into the design and layout of water
detention and treatment elements, to minimize the physical and visual impacts of the
water quality elements."
Two stormwater bioretention cells are proposed within the landscaped setback area
along the frontage at 220th Street SW.
(1)(e). "All parking lots are required to provide Type V interior landscaping."
The parking area being reconfigured for the proposed building will contain 45 parking
stalls. According to ECDC 20.13.030.E.1, 17.5 square feet of Type V landscaping must be
provided per parking stall (787.5 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 787.5 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.
(2)(1)(a). "Type IV landscaping, minimum four feet wide, is required along all street
frontages."
A four foot wide buffer is planted with Type IV landscaping along the length of proposed
frontage. Nine Columnar Sargent Cherry trees are proposed spaced an average of 25'
apart and shrubs and ground cover are also indicated in the buffer area.
The Edmonds Streetscape Study identifies 2201h Street SW as a key route through the
City, and the associated Street Tree Plan recommends the use of Amanogawa Cherry
Tree from Highway 99 west to 1001h Avenue West. The Columnar Sargent Cherry is
proposed, which is similar in form and habit to the Amanogawa Cherry.
b. Access and Parking
(1). "Parking shall be provided as follows: (a) for nonresidential uses, one space per 400
square feet of leaseable building space; and (b) for residential uses, as required for RM
zones."
The proposed building is 6,162 square feet. At 1 stall per 400 sq ft, 15 stalls are
required; 45 stalls are proposed for the subject building site. Additional stalls will likely
be made available through reciprocal parking agreements since the larger WinCo site is
over -parked by more than 50%.
(3)(a). "Pedestrian walkways in parking lots shall be delineated by separate paved
routes that are approved by federal accessibility requirements and that use a variation in
textures and/or colors as well as landscape barriers."
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A new pedestrian walkway is shown connecting the existing WinCo development and
the proposed building area. It is wheelchair accessible and will be striped as required.
(3)(d). "Parking lots shall have pedestrian connections to the main sidewalk at a
minimum of every 100 feet."
There is currently no pedestrian connection on the site where the proposed building will
be located. A new connection is proposed just east of the building that will connect the
sidewalk at 2201h Street to the patio area and entrances north of the building.
(6)(a). "Pedestrian building entries must connect to the public sidewalk and to adjacent
developments if feasible."
The pedestrian entries to the future storefronts are on the north side of the proposed
building on the opposite side of the sidewalk at 220th Street. However, a connecting
walkway is proposed from the sidewalk to the patio area and entries on the north side
of the building.
(6)(b). "Internal pedestrian routes shall extend to the property line and connect to
existing pedestrian routes if applicable."
As noted above, the new shops will connect to the sidewalk at 220th Street and to the
existing WinCo development.
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."
The proposed pole lights in the parking areas will use full "cut off" fixtures.
(3)(b). "Parking lots shall have lighting poles with a maximum of 25 feet in height."
The plans indicate the new light poles will be 25 feet tall.
(3)(c). "Pedestrian ways shall have low height lighting focused on pathway area. Pole
height shall be a maximum of 14 feet, although lighting bollards are preferred."
The plans indicate that the light fixture at the pedestrian walkway connecting the
proposed building site to the WinCo site will be a maximum of 14 feet tall.
(3)(d). "Entries shall have lighting for safety and visibility integrated with the
building/canopy."
Decorative wall sconces and soffit lighting under the canopies will illuminate storefront
entrances.
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
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emphasized by using architectural elements not listed above, as approved, that meet
the intent."
Pedestrian -scale features include: a distinct top featuring a corniced roof line and a
base which uses different materials and colors; varied materials and colors which
vertically and horizontally divide the building to create distinct tenant spaces; and,
canopies above each of the subtenant entrances. The roof line itself is subtly modulated
and includes a parapet to screen mechanical equipment.
(4). "To ensure that buildings do not display blank, unattractive walls to the abutting
streets or residential properties, walls or portions of walls abutting streets or visible
from residentially zoned properties shall have architectural treatment applied by
incorporating at least four of the following elements into the design of the facade:
a. Masonry (except for flat concrete block).
b. Concrete or masonry plinth at the base of the wall.
c. Belt courses of a different texture and color.
d. Projecting cornice.
e. Projecting metal canopy.
f. Decorative tilework.
g. Trellis containing planting.
h. Medallions.
i. Artwork or wall graphics.
j. Vertical differentiation.
k. Lighting fixtures.
1. An architectural element not listed above, as approved, that meets the intent."
Vertical and horizontal differentiation is used on all four sides of the building.
However, because the south facade faces 220th Street and is more of the loading and
utility area, use of some blank wall elements was required to add additional interest
on that side of the building. Elements used include: varied colored masonry and
green trellises in addition to the cornices and plinths used throughout the building.
The proposed street -side vegetative buffer will further screen the south wall as the
plantings mature.
4. Comprehensive Plan. The proposed site is designated "Highway 99 Corridor" within the
Medical/Highway 99 Activity Center. The goals and objectives of the December 2013
Comprehensive Plan apply to this project (the Plan was updated in July 2015 after the
subject building permit was applied for).
The general design goals and objectives on pages 93-98 apply as well as the specific goals
and objectives for Highway 99 found on page 99. As mentioned previously, due to the
location of the site and because this is an infill project within a larger existing development,
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many of the goals and objectives for design that could be applicable do not apply in this
case. Those that do apply are addressed below in summary form:
General design goals and objectives
Design tOb'ectives Lor Site 2!Lst n. The development of parking lots, pedestrian
walkways and landscaping features is an integral part of how a building interacts
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 and coherent physical environment.
There will be no change to the existing parking lot access to the larger WinCo site but
the new shell building will be placed near 220th Street and have pedestrian connections
from the sidewalk and the WinCo building to the plaza north of the building and the
entries themselves. Metal canopies will be provided for weather protection above the
building entries.
Lighting is provided through typical parking lot standards as well as lower lighting that
will better identify pedestrian ways. Rooftop mechanical equipment will be screened by
parapet walls of varying height while the trash enclosure will be located behind the
adjacent Starbucks building and be screened with fencing and vegetation. A PUD
transformer will be located east of the new building and will be screened with
vegetation.
Design tOb"ectives Lor Building Form. Building height and modulation guidelines
are essential to create diversity in building forms, 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 proposed building will be 26 feet tall while the CG2 zoning would allow for up to 75
feet. Pedestrian -scale features include: a distinct top featuring a corniced roof line and
a base which uses different materials and colors; varied materials and colors which
vertically and horizontally divide the building to create distinct tenant spaces; and,
canopies above each of the subtenant entrances. The roof line itself is subtly modulated
and includes a parapet to screen mechanical equipment.
iOesi n Ob
'ectives Lor Building FaCade. Building facade 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 of place and integrity valued by the residents of the City of Edmonds.
A variety of materials and colors are proposed on the building facades. Fiber cement
panels, CMU infill, and stone and brick veneers make up the majority of the facades. An
aluminum and glass storefront is proposed for the main entries on the north side of the
building as well as sections of the east and west sides of the building. Light sconces are
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proposed adjacent to the building entrances and recessed soffit lights are also included
under the canopies.
Specific goals and objectives for Highway 99
F.1.a. General Appearance: Creation of new identity. Development of high
intensity nodes. Better identification of businesses by numbering.
Encouragement of planned business centers and design coordination
among neighbors. Building forms compatible with adjacent uses. Parking
areas more clearly defined to eliminate confusion of driveways, street and
parking areas. Unsightly uses and storage screened by landscaping and
fencing.
F.1.b. Signs: Less conflict and confusion among signs. Visible from a distance at
speeds of 35-45 mph. Pole signs no higher than 20' maximum height.
Design approval of signing as a condition of approval for highrise
buildings in "nodes".
F.1.c. Lighting: Oriented away from thoroughfare and residential areas.
F.1.d. Landscaping: Use of landscaping berms in and around parking areas and
setbacks to provide a visual screen.
The proposed shell building will be located in an area where surface parking and
landscaping currently exist on the larger WinCo site. Several larger fir trees will be
removed to make room for the new building but new code -compliant landscaping along
the 220th Street frontage will be provided. While the storefronts themselves will not
face 220th, pedestrian walkways will be provided which will connect the street to the
plaza area north of the building and the building entries themselves. The proposed
lighting is oriented to the parking lot and pedestrian areas. Signage will be approved
under separate permit but there are areas on the facades that will likely be used to
locate signs (upper 1/3 of wall areas above canopies and similar elements).
Decision
Staff finds that the proposal is consistent with the bulk and use requirements found in the
zoning ordinance in Chapter 16.60 ECDC in addition to the applicable design standards and
guidelines in ECDC 16.60 and in the Comprehensive Plan. Therefore, the proposed building and
associated improvements in permit BLD20150520 are APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
&el� _1 ��_
Mike Clugston
December 10, 2015
Date
Page 6 of 7
Appeals
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. Site plan
2. Landscaping plan
3. Renderings of elevations
Page 7 of 7
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