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Design Review Decision 11-0226.pdfOF EDM CITY OF EDMONDS ` 121 5th Avenue North • Edmonds, WA 98020 u _ Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us enc i 8qo DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION ADMINISTRATIVE DESIGN REVIEW - STAFF DECISION - BLD -2011-0226 Project Proposal Dick's Drive -In has submitted an application for a wall sign and a pole sign at their 21910 Highway 99 location. The subject location is interior to the larger Top Foods site and was created by short plat in 2002 (PLN -2002-0219). The Comprehensive Plan designates the site as Corridor Development with overlays including Highway 99 Corridor, Medical/Highway 99 Activity Center, and North Highway 99 Hi -rise node. The site is zoned CG2 — General Commercial. Property Owner Briar Development Company 2211 Rimland Drive Bellingham, WA 98226 Design Review Process Applicant Contact Dick's Drive -Ins, Ltd, L.P. Berry Neon Sign 4426 Second Ave. NE 7400 Hardeson Road Seattle, WA 98105 Everett, WA 98203 Design review for signs is considered a Type I decision subject to the requirements of ECDC 20.01.003. The design standards in the sign code (Chapter 20.60 ECDC) and those general urban design standards in the Comprehensive Plan apply. Analysis 1. Design Standards. The proposed signage satisfies the intent of the following goals and policies from the Comprehensive Plan and the design standards in ECDC 20.60: a. Comprehensive Plan goals and policies for the Medical/Highway 99 Activity Center and Highway 99 Corridor 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. The associated general urban design objectives are located on pages 92 — 98. b. "Provide adequate lighting for signage panels. " (page 95) c. "Protect the streetscape from becoming cluttered. " (page 96) d. "Minimize distraction from the overuse of advertisement elements. " (page 96) e. "Provide clear signage for each distinct property. " (page 96) f. "Use graphics/symbols to reduce the need to have large letters. " (page 96) g. "Minimize potential for view blockage. " (page 96) h. "Signs should be related to the circulation element serving the establishment. " (page 96) i. "Landscaping should be used in conjunction with pole signs for safety as well as appearance. " Page 96). j. "Where multiple businesses operate from a central location, tenants should be encouraged to coordinate signing to avoid the proliferation of signs, each competing with the others. " (page 96) Page 1 of 3 File No. BLD -2011-0226 Dick's Drive -In signs 2. Sin type, Both wall and pole (freestanding) signs are permitted types in the SR -99 (Highway 99) area according to ECDC 20.60.020.L. Internal illumination is permitted as well but according to ECDC 20.60.020.H, no commercial sign shall be illuminated after 11:00 p.m. unless the commercial enterprise is open for business and then may remain on only as long as the enterprise is open. 3. Number of signs. According to ECDC 20.60.025.A.4, a maximum of three commercial signs may be installed at the subject location, excluding window signs. The two proposed signs will be the only signage for the tenant at this time. 4. Sign size. According to ECDC 20.60.025.A.2, the maximum total permanent sign area for uses in the CG2 zone is one square foot of sign area for each lineal foot of building frontage along a public street up to 200 square feet. The Dick's parcel is internal to the Top Foods lot and does not actually front onto Highway 99. The Top Food parcel has in excess of 500 lineal feet of frontage on Highway 99. At the same time, the eastern boundary of the Dicks' lot is roughly parallel to Highway 99 and is slightly over 200 feet long. As a result, the 200 square foot maximum amount will be used for the Dick's site. According to ECDC 20.60.030.A, the maximum area for a wall sign in the CG zone is 1 square foot per lineal foot of attached wall. The front wall of the restaurant is 84 feet wide as viewed from the street. The wall sign is proposed to be 61.6 square feet, which satisfies the maximum area and specific wall sign area requirements of the code. According to ECDC 20.60.045.C, the maximum area for a freestanding (pole) sign in the CG zone is 56 square feet or one-half square foot of sign area for each lineal foot of street frontage, whichever is greater, up to a maximum of 160 square feet. As mentioned above, the Dick's site is internal to the larger Top Foods site, which has in excess of 500 lineal feet of frontage on Highway 99. Since only one freestanding sign may be located per frontage and Dick's will be using a freestanding sign while Top Foods does not have one on their eastern frontage on Highway 99, Dick's is allowed the maximum 160 square feet for their pole sign. As proposed, the pole sign is approximately 119.8 square feet. Both proposed signs total 181.4 square feet, leaving 18.6 square feet available for future complying signage. 5. Sign height and location. According to ECDC 20.60.030.13, the maximum height for a wall sign in the CG2 zone is 14 feet or the height of the face of the building on which the sign is located. The proposed wall sign will be located on the wall screening the rooftop equipment, the top of which will be approximately 21 feet. As proposed, the proposed wall sign satisfies the height requirement. According to ECDC 20.60.045.D, the maximum height for a freestanding in the CG2 zone is 25 feet. The proposed sign will be 25 feet tall including a 6 inch exposed concrete footing and a 24.5 foot pole sign. 6. Colors. The signage will consist of traditional Dick's colors including red neon, orange, black, yellow and white. 7. Landscaping. According to ECDC 20.60.045.G, freestanding signs like pole signs shall have a landscaped area twice the size of the sign area at the base of the sign and that area shall be protected from vehicles by curbing. The proposed 119.8 square foot pole sign satisfies this code requirement since it is to be landscaped at the base with approximately 250 square feet of landscaping which is surrounded by curbing. Page 2 of 3 File No. BLD -2011-0226 Dick's Drive -In signs Decision Based on the facts and conclusions of this report, staff finds that the design review for this project (File No. BLD -2011-0226) is APPROVED, with the following condition: 1. Internal illumination is permitted as well but according to ECDC 20.60.020.H, no commercial sign shall be illuminated after 11:00 p.m. unless the commercial enterprise is open for business and then may remain on only as long as the enterprise is open. I have reviewed the application for compliance with the Edmonds Community Development Code. Clugston, Pla ing Division Date 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