Design Review Decision BLD20151114.pdfIOc. J g4 -
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CITY OF EDMONDS
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 . Web: wwwedmondswagov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
Street file for 9715 Edmonds Way (Kleen & Kwick)
Mike Clugston, AICP
September 4, 2015
Decision for BLD20151114
Project Proposal
Kleen & Kwick is proposing to update the exterior materials on the outside of the building
containing the car wash and store. The existing vertical siding is uniform but painted to indicate
a distinct base (Attachment 1). A stone veneer will be installed in place of the painted base and
fiber cement siding will replace the vertical siding above (Attachment 2). The appearance of
the fuel and car wash canopies will remain unchanged and no changes to the dimensional
standards of the building are proposed.
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 Westgate Mixed Use "WMU" zone and is
so subject to general design review using the design standards contained ECDC 22.110 and
policies in the Westgate Community Commercial Area section of the Comprehensive Plan.
Because a SEPA threshold determination is not required, design review is 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
this is a rehabilitation of an existing building, design review is focused on the proposed
materials.
2. Environment. The project is exempt from review under the State Environmental Policy Act
(SEPA) pursuant to WAC 197-11-800(3) because the proposals involves remodeling an
existing building. A critical area determination conducted under file number CRA19960216
found that critical areas are present on or adjacent to the site (steep slope to the north).
The proposed project will not result in any ground disturbance however and so is exempt
from further critical area review at this time.
Page 1 of 3
3. General Design Review (ECDC 20.11.030)
The following design standards from ECDC 20.11.030 are applicable to this project.
a. Building Design
Colors, which should avoid excessive brilliance or brightness except where that would
enhance the character of the area.
The proposed colors are very similar to the existing and are not brilliant.
ii. Long, massive, unbroken or monotonous buildings shall be avoided in order to
comply with the purposes of this chapter and the design objectives of the
comprehensive plan. This criterion is meant to describe the entire building. All
elements of the design of a building including the massing, building forms,
architectural details and finish materials contribute to whether or not a building is
found to be long, massive, unbroken or monotonous.
The west fagade will remain fairly monotonous but the updated materials will
contribute to an improved appearance. Vertical differentiation will be improved by
using the heavier stone veneer at the base and the wide -panel fiberboard above.
4. WMU Zone Design Treatments (ECDC 22.110.015)
The following design treatments from ECDC 22.110.015 are applicable to this project.
a. Massing and Articulation
Buildings shall convey a visually distinct base and top. A "base" can be emphasized
by a different masonry pattern, more architectural detail, visible plinth above which
the wall rises, storefront, canopies, or a combination. The top edge is highlighted by
a prominent cornice, projecting parapet or other architectural element that creates a
shadow line.
The updated materials will reinforce the existing base and top. The stone veneer
suggests a heavier base. An existing projecting parapet creates a shadow line.
5. Comprehensive Plan. The site is designated "Westgate Community Commercial'. The
proposed project shows an effort towards the following Comprehensive Plan policies and
goals:
B.2. Encourage mixed-use development, including offices and retail spaces in conjunction
with residential uses, in a walkable community center that includes a variety of
amenity and open spaces. The intent is to establish a connection between
neighborhoods; create a desirable center for local residents, while being inviting to
visitors; and unify the larger Westgate district with a distinctive character.
The proposed exterior remodel will contribute to creating a more desirable center
for local residents while being inviting to visitors.
Page 2 of 3
Decision
Staff finds that the proposal is consistent with design criteria in ECDC 20.11.030 and ECDC
22.100 and in the Comprehensive Plan. The design of the exterior remodel in permit
BLD20151114 is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development
Code.
Mike Clugston, Al
Appeals
September 4, 2015
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.
Attachments
1. Existing fagade (street view photo from Google Earth, September 4, 2015)
2. Proposed facade
Page 3 of 3
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