Design review decision BLD20140693.pdfC. 18'3
IJ
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1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Street file for 22111 Highway 99 (Harbor Freight Tools)
Mike Clugston, AICP, Associate Planner
September 16, 2014
Staff Decision for BLD20140693
Harbor Freight Tools is proposing to update the exterior of the existing building located at
22111 Highway 99.
Harbor Freight Tools
1000 Second Ave., Suite 3330
Seattle, WA 98104
Jourdanne Cadavona
Permit Advisors, Inc.
8913 W Olympic Blvd #102
Beverly Hills, CA 90211
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 "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 proposed remodel is less than 60 feet in height,
design will be conducted by staff as a Type I decision.
Findings & Conclusions
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
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this is a 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 remodeling an
existing building.
3. ECDC 16.60.030 CG Zone Design Standards. The following design standards from ECDC
16.60.030 are applicable to this project.
a. Building Design and Massing
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.
The remodeled building will display a top and base. A proposed parapet with a small
cornice creates a 'top' for the building at the northwest corner near Highway 99. An
existing metal and wood coping will be painted blue to better define the top of the
rest of the building.
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 in the design of the facade:
(1) Masonry (except for flat concrete block).
(2) Concrete or masonry plinth at the base of the wall.
(3) Belt courses of different texture and color.
(4) Projecting cornice.
(5) Projecting metal canopy.
(6) Decorative tilework.
(7) Trellis containing planting.
(8) Medallions.
(9) Artwork or wall graphics.
(10) Vertical differentiation
(11) Lighting fixtures.
(12) An architectural element not listed above, as approved, that meets the intent.
The west wall faces Highway 99 and while it is currently not very attractive, it will
become a blank wall as part of the remodel because existing window and door
openings are to be filled in with CMU to match. To help with improve the visual
appearance of the wall, four architectural elements from the above list are proposed
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to ensure the fagade meets code and is not completely blank and unattractive:
medallions, light fixtures, vertical differentiation in the form of painted masonry
piers, and painted metal and wood coping (which is an architectural element that
meets the intent of the code).
4. Comprehensive Plan. The site is designated "Highway 99 Corridor" and is within the
Hospital community and Family Retail focus area. The proposed project shows an effort
towards the following Comprehensive Plan policies and goals:
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.
8.4. New development should be high-quality and varied — not generic — and include
amenities for pedestrians and patrons.
The proposed project is consistent with the policies and goals of the comprehensive plan for
the Highway 99 Corridor.
5. Signs. Signs are being reviewed under a separate building permit, BLD20140827.
Decision
Staff finds that the proposal is consistent with design criteria in ECDC 16.60.030 and in the
Comprehensive Plan. Therefore, staff finds that the design of the building remodel in permit
BLD20140693 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
Mike Clugston
.17/.1
September 16, 2014
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.
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