Design Review Decision 09-0627.pdf`fry"'. W-,
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CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone'. 425.771.0220 4 Fax: 425.771.0221 d Web,
DEVELOPMENT SERVICES DEPARTMENT d PLANNING DIVISION
Street file for 22921 Highway 99 (Brentwood Plaza)
Mike Clugston, ATOP
October 1, 2009
Administrative Design Review STAFF DECISION for BLD -2009-0627
BLD -2009-0627 Project Proposal
The owner is proposing an exterior remodel of the Brentwood Plaza.
Property Owner:
Brentwood Plaza (Cody Ryu) —17500 Midvale Ave. N, Shoreline, WA 98133
Applicant:
Benny Him, Architect — 7415 Lake Ballinger Way, Edmonds, WA 98026
Design Review Process
As pat of the City's review of the building permit referenced above, staff design review was required per
ECDC 20.10. Because the building is located in the General Commercial "CO" zone, the design
standards in ECDC 2.0.11.030 apply in addition to those in ECDC 16.60.030 and the general criteria
found in the Comprehensive Plan.
Design review for a remodel is considered a Type I decision subject to the requirements of ECDC
20.01.003..
Findings & Conclusions
1. Scope, The existing metal
canopy (see inset) will be
removed and new fabric
awnings will be installed over
storefronts along with a new
cornice at the parapet. Stone
and brick veneers will be
added and the fagade will be
painted per the associated
rendering. Decorative sconce
lighting will be added adjacent
to all storefronts. Signage will
be under a separate permit but,
will most likely be installed
above individual store
entrances.
Page V of 3
2. Environment. The project was determined to be exempt from the State Environmental Policy Act
(SEPA) under WAC 197-11-800(3). The project was also determined to be exempt from critical
areas studies, because the proposed exterior updates are within the "developed footprint" of the site
pursuant to ECDC 23.40.220.C.3.
Design. The proposed updates will provide a new `face' to the existing building. The proposed
colors are neutral and work with the fabric awnings to call out individual storefronts. The stone
wainscoting and brick veneer as well as the dark gray metal cornice will provide additional detail for
the fagade. ECDC 20.11.030 contains general design criteria for proposals going through the
"general" design review process. Elements of building design include encouraging colors that avoid
excess brilliance (20.11.030.A.2) and the use of multiple materials (20.11.030.A.4.a.v).
4. Zoning. ECDC 16.60.030 requires the Architectural Design Board (ADB) to review projects
exceeding 60 feet in height. While there is an approximately 1 foot addition to the height of the
building by including the new cornice work, the building is still well under 60 feet in height. There
are no other changes to the building's bulk, so the site development standards are satisfied.
The CG zone contains design standards that support this proposal, specifically encouraging variation
in types of building materials and/or elements (16.60.030.C.Lf) and entries shall have lighting for
safety and visibility integrated with the building/canopy (16.30.030.C.3.d). The proposal is helping
bring the existing building more in line with the design standards set forth in the zoning code,
With respect to signage, the building owner is encouraged to carefully review the sign code (ECDC
20.60) and consider applying to the ADB for a sign package which could maximize the amount of
signage available for the individual tenants while creating a unified design theme that compliments
the updated fagade.
5. Comprehensive Plan. The site is designated "Highway 99 Corridor" and is within the International
District focus area. The proposed remodel shows an effort towards the following Comprehensive
Plan goals:
B.4. New development should be high-quality and varied —not generic —and include amenities
for pedestrians and patrons.
B.6. 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.
B.9. Upgrade the architectural and landscape design qualities of the corridor. Establish
uniform signage regulations far all properties within the corridor area which provide for
business visibility and commerce while minimizing clutter and distraction to the public.
This project will result in a more attractive building through the use of more interesting and varied
building materials while integrating pedestrian amenities like weather protection and lighting.
Decision
Staff finds that the proposal is consistent with design criteria in the Comprehensive Plan as well as the
zoning ordinance, specifically ECDC 20.11.030, 16.60.020, and 16.60.030. Therefore, staff finds that the
design of the building remodel in permit BLD -2009-0627 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code,
October 1, 2009
Mike Clugston, A'ICP Date
Page 2 of 3
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.
Page 3 of 3
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