BLD20151454 Design Review Decision.pdff0c. 199.
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CITY OF EDS' ONDS
1215th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 * Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
Street file for 22617 76th Ave. W. (Factory Direct Tire)
Sean Conrad, AICP, Associate Planner
June 14, 2016
Staff Decision for BLD20151454 (Garage)
Project Proposal
Construct a 1,125 square foot metal garage building on the east side of the property currently
occupied by Factory Direct Tires. The proposed garage will provide storage for materials and
additional bays to conduct tire repair and replacement.
Figure 1: View of the east side of the property. The proposed garage will be located in the area
of the carport shown in the photo below.
Page 1 of 4
Property Owner/Applicant
Nash Alibhai
2261776 th Avenue West
Edmonds, WA 98026
Design Review Process
As part of the City's review of the building permit referenced above, design review is required
pursuant to the Edmonds Community Development Code (ECDC) 20.10. The project is located
in the General Commercial "CG" 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
garage is less than 60 feet in height, design review will be conducted 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
the garage is proposed on an existing developed site, design review is focused on site design
and layout.
2. Environment. The project is exempt from review under the State Environmental Policy Act
(SEPA) pursuant to WAC 197-11-800(3) because the garage is less than 4,000 square feet in
size.
3. ECDC 16.60 CG Zone Compliance.
a. Site Development Standards (ECDC 16.60.020). There is a required 15 foot building
setback from residentially zoned property. The garage will be located on the east side
of the property. This property boundary is immediately adjacent to a residential zone
(RS -8). The site plan shows a 15 foot building setback from this property boundary. In
addition to the setback, the maximum allowed height in this zone is 60 feet; the garage
is approximately 18' tall.
Design Standards (ECDC 16.60.030). The garage is a basic metal structure, with three
garage doors on the west side and a man -door on the east side (Attachment 1). The
garage will be a red color with the doors and trim colored white.
The garage will be located on the east side of the property, which is adjacent to a RS -8
zoning district. Based on ECDC 16.60.030.D.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 building:
a. Masonry (except for flat concrete block).
Page 2 of 4
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.
I. An architectural element not listed above, as approved, that meets the intent.
The east side of the building is a large blank wall which would face the adjacent
residentially zoned property. Based on the required design elements above, the owner
has incorporated the following into the east side of the building:
Belt courses of a different texture and color —The siding will be metal as opposed
to the existing building to the south which includes brick siding.
• Vertical differentiation —The siding will be vertical metal pieces with a horizontal
top plate along the roofline.
Artwork or wall graphics — The owner intends to paint a mural of the Edmonds
ferry on the wall along with pine trees to add color and interest to the wall.
The owner will also be installing Type I landscaping along an existing solid wood fence.
The wood fence is approximately 6 feet in height and runs the length of the east
property boundary. In addition to the fence, there is a line of existing Cyprus trees just
east of the fence. These trees vary in height from 6 feet to over 10 feet and are spaced
approximately 5 feet apart. The owner has agreed to install an additional 5 Cyprus trees
east of the fence and four additional Cyprus or cedar trees on the west side of the fence..
This would create the two rows of evergreen trees required in ECDC 20.13.030.A. The
site plan will be amended to reflect the required landscaping. With the landscaping and
design elements in place, the owner has met the required architectural and landscaping
treatment for the building at its proposed location.
4. Comprehensive Plan. The site is within the "Highway 99 Corridor" in the City's
comprehensive plan and associated land use map. The proposed project shows an effort
towards the following Comprehensive Plan policy for the Highway 99 Corridor:
Page 3 of 4
C.2 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.
Where intense development adjoins residential areas, site design (including
buffers, landscaping, and the arrangement of uses) and building design
should be used to minimize adverse impacts on residentially -zoned
properties.
The proposed project is consistent with the above policy of the comprehensive plan. The
proposed garage will contribute to the on-going needs of the existing tire company while its
location is on the east side of the property, away from the adjacent street and not visible
from Highway 99. The owner has proposed landscaping and design elements on the east
side of the building facing the adjacent residentially zoned property to minimize the impact
of a large blank wall facing a residential property.
Decision
Staff finds that the proposal is consistent with site development standards and design criteria in
ECDC 16.60 and in the Comprehensive Plan. Therefore, the design of the garage in permit
BLD20151454 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
Sean Conrad
Appeals
June 14, 2016
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.
Page 4 of 4
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