PLN20130011_StaffReport.pdf411C. 189%3
CITY OF EDA140NIDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
Project: Community Health Centers of Snohomish County
File Number: PLN20130011
Date of Report: J 28, 2013
From: SL
Kernen Lien, Semor Planner
Proposal: Application for administrative design review for the new Community
Health Center of Snohomish County building to be located at 23320
Highway 99, within the General Commercial (CG) zone.
I. SUMMARY OF PROPOSED ACTION:
Community Health Centers of Snohomish County is proposing to construct a new 25,000
square foot two-story medical and dental clinic with associated administrative support
space. (Attachments 1 — 4)
The following is staff s analysis of the project and decision.
M GENERAL INFORMATION:
1. Owner: Community Health Centers of Snohomish County (Attachment 1)
2. Applicant: Vlad Oustimovitch (Attachment 1)
3. Tax Parcel Number: 00576700002003
4. Location: 23320 Highway 99, Edmonds (Attachment 5)
S. Zoning: General Commercial (CG) (Attachment 5)
6. Existing Use: The subject site is currently vacant.
7. Proposed Use: An approximately 25,000 square foot two-story medical and dental
clini with associate administrative support space.
8. Review Process: Pursuant to ECDC 16.60.030, design review for projects that do not
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exceed 60 feet in height within the CG zone is to be conducted by staff as a Type I
decision. As such, staff will review the design of the proposal and will make the final
decision on whether the proposal is consistent with the design review criteria found in
ECDC 16.60.030 (design standards of the general commercial zone), ECDC 20.12
(district -based design review), ECDC 20.13 (landscaping requirements), and the
Comprehensive Plan.
III. SEPA THRESHOLD DETERMINATION:
Review under the State Environmental Policy Act (SEPA) was required for the subject
application. The City issued a Determination of Non -Significance (DNS) on April 11,
2013 (Attachment 6). Public notice of the SEPA DNS and Notice of Application was
provided on April 11, 2013 by mailing the DNS to all property owners within 300 feet of
the subject site, publishing the in the Herald newspaper, and posting the at the subject
site, Development Services Department, Library, and Public Safety building.
No appeals on the SEPA DNS were received. Both the City and the applicant have
complied with SEPA requirements.
IV. PUBLIC COMMENTS:
The City of Edmonds received one public comment from Clayton Cain. Mr. Cain raised
concerns regarding traffic and landscaping to abate views and noise from the proposed project.
Staff Response: A Traffic Impact Analysis (TIA) was prepared for the project which was
reviewed and approved by the City of Edmonds Traffic Engineer (Attachment 7). All
intersections near the project site will continue to meet the City's adopted level of service. The
project will comply with the City's landscaping requirements as detailed in ECDC 20.13
including Type I landscaping between the subject property and Mr. Cain's residential site which
will provide a very dense barrier to mitigate view and noise from the project site.
V. TECHNICAL REVIEW COMMITTEE:
This application was reviewed and evaluated by Snohomish County Fite District No. 1 as
well as the City's Engineering Division, Public Works Department, and Parks and
Recreation Department.
Snohomish County Fire District No. 1, Public Works, and Parks had no comments on the
design aspects of the proposal. Any comments further comments will be provided as part
of their review of the applicable building permit applications associated with the project
(Attachment 8).
The Engineering Division provided initial comments on the proposal in the form of a
memorandum dated March 27, 2013 (Attachment 9). Upon receipt of revised Traffic
Impact Analysis from the applicant, the Engineering Division reviewed the resubmittal
and provided a memorandum dated June 14, 2013, which stated that the Engineering
Division has approved the design review portion of the proposal with the conditions that
further review of the proposal for compliance with Engineering codes and construction
standards will be conducted with the building permit application review, approval of the
design review phase does not constitute approval of the improvements as shown on the
preliminary (Attachment 10). Compliance with Engineering codes and construction
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standards will be reviewed with the building permit application for development of the
site.
VI. NATURAL ENVIRONMENT:
1. Topography: The subject site gently slopes to the east with an approximately 20 foot
drop in elevation from the western boundary to the frontage along Highway 99.
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, this site
consists of "Alderwood Urban Land complex" soils.
3. Critical Areas: A Critical Areas Checklist for the subject site was reviewed under
.File No. CRA19990289. The subject property does not appear to contain any critical
areas as defined by ECDC 23.40. As a result, a waiver from the requirement to
complete a study was issued.
VII. NEIGHBORHOOD CHARACTERISTICS:
The subject site and properties to the south and across Highway 99 to the east, and south
are located within the General Commercial (CG) zone. Directly west of the site is a RM-
1.5 zoned property that is developed with condominiums. The property to the north is
located in unincorporated Snohomish County. A Les Schwab Tire place is located to the
north along the eastern portion of the property, while residential development is located
to the north along the western portion of the property. See the zoning and vicinity map
for reference (Attachment 5).
VIII. COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is "Highway 99 Corridor. " The
Highway 99 Corridor occupies a narrow strip of retail and commercial uses bounded by
residential neighborhoods. Some specific goals for the Highway 99 Corridor include;
® Improve access and circulation.
® Encourage development that is. sensitive to surrounding neighborhoods.
® Encourage a variety of uses and building types (Comprehensive Plan pg. 64)
Within the Community Culture and Urban Design Element of the Comprehensive Plan,
four specific design objectives are identified for the Highway 99 Corridor. An analysis of
the proposal against these design objectives is provided below.
1. General Appearance: Creation of new identity. Development of high intensity
nodes. Better identification of businesses by numbering. Encouragement of planned
business centers and design coordination among neighbors. Building forms
compatible with adjacent uses. Parking areas more clearly defined to eliminate
confusion of driveways, street and parking areas. Unsightly uses and storage
screened by landscaping and fencing.
Two driveways located along the northern and southern edge of the subject site will
provide access to parking located to the sides and rear of the development. A
generator, transformer and trash enclosure will be screened by fencing and
landscaping. The proposed building and site improvements will fit in well with the
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neighboring sites in terms of scale and style.
2. Sims: Less conflict and confusion among signs. Visible from a distance at speeds of
35-45 mph. Pole signs no higher than 20' maximum height. Design approval of
signing as a condition of approval for highrise buildings in "nodes".
Signage is not being reviewed at this time, as it will be reviewed at the time of the
associated sign permit application. However, the applicant has indicated wall -
mounted signs that are very simple in design and appropriate in scale compared to the
scale of the building.
3. - Lighting: Oriented away from thoroughfare and residential areas.
Minimal lighting is located on the exterior of the building, none of which is oriented
towards Highway 99 or the neighboring residential areas. Light standards in the
parking areas project the light downwards and proposed landscaping will help
minimize off site impacts from the light.
4. Landscaping: Use of landscaping berms in and around parking areas and setbacks to
provide a visual screen.
Landscaping consistent with the requirements of ECDC 20.13 is proposed for the site
with Type I landscaping along the perimeter with the residential properties and Type
III landscaping along the perimeter with the adjacent commercial areas. Type V
landscaping is provided with the parking area and the setback area along Highway 99
is also landscaped with Type IV landscaping. The proposed landscaping around the
perimeter and within the parking area provides a visual screen for the development.
In reviewing the proposal against all applicable design objectives of the Comprehensive
Plan as discussed in above, the proposal appears to be consistent with the goals and
policies of the Comprehensive Plan.
IX. APPLICABLE CODES:
1. ECDC 16.60 (CG — General Commercial)
a. ECDC 16.60.010 — Uses: The proposed medical office use is a permitted primary
use within the CG zone.
b. ECDC 16.60.020 — Site Development Standards — General:
i. Setbacks: The CG zone requires a minimum street setback of four feet, which
must be fully landscaped. The proposed Community Health Center building
will be located approximate10 feet from the street property line and the area is
fully landscaped (Attachment 4). Additionally, a fifteen foot setback from all
lot lines adjacent to RM or RS zoned property. The property adjacent to the
west is zone RM 1.5 and a portion of the property in unincorporated
Snohomish County is zoned for residential uses. The main structure will be
located well outside of the specified setbacks. The retaining walls located
within the setback area adjacent to the residential properties will be less 3 feet
over original grade and compliant with the setbacks.
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ii. Height: The maximum allowed height within the CG zone is 60 feet. The
proposed Community Health Center building is well below the allowable
height with the tallest point of the building at 42 feet.
ECDC 16.60.030 contains design standards applicable to the CG zone as related
to screening and buffering, access and parking, site design and layout, and building
design and massing:
i. Screening and Buffering
1. General
A. Retaining walls facing adjacent property or public rights -of -way shall not
exceed seven feet in height. A minimum of four feet of planted terrace is
required between stepped wall segments.
The retaining walls along the property boundaries are all under seven feet in
height. The stepped retaining walls near the rain garden provide five feet of
landscaping between the stepped wall segments.
B. Landscaping buffers shall be integrated into the design and layout of water
detention and treatment elements, to minimize the physical and visual
impacts of the water quality elements.
Rain gardens and landscaping have been incorporated in the overall layout
and design of the site (Attachment 4).
C. All parking lots are required to provide Type V interior landscaping.
The proposal includes 141 parking spaces, which pursuant to ECDC
20.13.030.E.1, requires 35 square feet of landscaping per parking space or
4,935 square feet of Type V landscaping. The proposal includes 5,616
square feet of Type V landscaping and thus is consistent with the Type V
landscaping requirements (Attachment 4).
D. Type I landscaping is required for commercial, institutional and medical
uses adjacent to single-family or multi family zones. The buffer shall be a
minimum of 10 feet in width and continuous in length.
A Type I landscaped buffer 10 feet in width is provided for along the
western and northern property lines which are adjacent to residential zones
(Attachment 4).
E. Landscape buffers, Type I, shall be used in parking areas adjacent to single-
family zones.
A Type I landscaped buffer 10 feet in width is provided for along the
western and northern property lines which are adjacent to residential zones
(Attachment 4).
E When no setback is otherwise required, Type III landscaping three feet in
width and continuous length is required between uses in the same zone.
Within the CG zone no setback is required along the side and rear property
lines unless the property is adjacent to residentially zoned property. As noted
above, the property lines adjacent to residentially zoned property are
buffered with Type I landscaping. The property to the south is zoned CG
and the eastern portion of the adjacent property to the north is also
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commercial development so no setback is required in those locations so
Type III landscaping must be provided. Type III landscaping consistent with
the requirements of ECDC 20.13.030.0 has been proposed along the
southern property line and the eastern portion of the northern property line
(Attachment 4).
2. Parking Lots Abutting Streets.
A. Type IV landscaping, minimum four feet wide, is required along all street
frontages.
Type IV landscaping has been provided for along the frontage with
Highway 99 (Attachment 4).
ii. Access and Parking
1. Not more than 50 percent of total parking space may be located between the
building's frontfacade and the primary street.
No parking is proposed between the buildings front facade and Highway 99.
Parking is provided to the side on rear of the building and well buffered by
landscaping on all sides (Attachment 3).
2. Parking lots may not be located on corner locations adjacent to public streets.
The subject property is not a corner lot.
iii. Site Design and Layout.
1. Lighting
A. All lighting shall be shielded and directed away from adjacent parcels.
The new lights within the parking lot will be directed to the center of the
parking area and away from adjacent parcels (Attachment 3).
B. Parking lots shall have light poles with a maximum of 25 feet in height
A condition of the permit approval will be that the new fight poles shall be
limited to a maximum height of 25 feet.
C. Entries shall have lighting for safety and visibility integrated with the
building/canopy.
Entry lighting has been integrated with the building design (Attachment 3).
iv. 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 proposed building shows a distinct base and top. Metal siding is propose
around the top of three sides of the building and windows and concrete base
visually identify the top and bottom of the building. The southern face also
includes an overhang. The northern facade has a clean thin roofline with the
based identified with a variety of materials including stone, wood panels and
concrete (Attachment 3).
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ii. In buildings with footprints of over 10, 000 square feet, attention needs to be
given to scale, massing, and facade design so as to reduce the effect of large
single building masses. Ways to accomplish this can include articulation,
changes of materials, offsets, setbacks, angles or curves of facades, or by the use
of distinctive roof forms. This can also be accomplished by using architectural
elements not listed above, as approved, that meet the intent. Note that facade
offsets or step -backs should not be applied to the ground floor of street -front
facades in pedestrian -oriented zones or districts.
The mass of the building is broken vertically and horizontally with a mixed of
materials include concrete, metal siding, stone, wood panels and windows. The
southern facade includes a setback and the roofline varies in elevation helping to
breaking up the overall mass of the building (Attachment 3).
iii. Alternatives to massing requirements may be achieved by:
A. Creation of a public plaza or other open space which may substitute for a
massing requirement if the space is at least 1, 000 square feet in area. In
commercial zones, this public space shall be a public plaza with amenities
such as benches, tables, planters and other elements.
A public plaza area is provided for near the western entrance and a meadow
area on the west side between the building and the parking provides some
open space around the building (Attachment 4).
iv. 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 fi°om 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.
S. 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.
All of the walls have at least four of the elements listed above incorporated into
their design. Three of the facades have a concrete base. All four facades
provide for belt courses of different texture and color. The southern provides a
building overhang, and vertical differentiation is provided with the placement of
the variety of materials proposed for the building.
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d. Based on the above review, it appears as though the applicable zoning
requirements of ECDC 16.60 will be achieved with the subject proposal.
2. ECDC 17. SO (Parking)
Pursuant to ECDC 17.50.020.B.4, Medical, dental and clinics require one parking
space for every 200 square feet of building area. At 25,000 square feet, the
Community Health Center Building is required to provide 125 parking spaces. One -
hundred and forty-three (143) parking spaces have been provided for and thus the
proposal is consistent with the parking requirements of ECDC 17.50.
3. 'ECDC 20.12 (District -Based Design Review)
Pursuant to ECDC 20.10.010.B, since the subject site is located within the General
Commercial (CG) zone as well "Highway 99 Corridor" designation of the
Comprehensive Plan, the proposal is subject to district -based design review under the
requirements of ECDC 20.12. ECDC 16.60.030 requires that such design review be
conducted by the Architectural Design Board (ADB) only if the project includes
buildings exceeding 60 feet in the CG zone and specifies that projects not exceeding
this height limit may be reviewed by staff as a Type I decision. As such, the proposal
is subject to administrative district -based design review since the proposed building
will not exceed 60 feet in height. As part of the design review, staff must find that the
proposed development is consistent with both the Comprehensive Plan and the
Zoning Ordinance. Specifically, design standards applicable to the CG zone are
provided in ECDC 16.60.030.
Compliance with the design criteria of the Comprehensive Plan as well as the Zoning
Ordinance (ECDC 16.60.030) is discussed above. Staff feels that the project, as
conditioned, meets the applicable district -based design review criteria.
4. ECDC 20.13 (Landscaping)
Design standards for the CG zone contained with ECDC 16.60.030 proscribe the
requirements for what types of landscaping are required given various aspects of the
proposal. As discussed above, the proposal is compliant with the landscaping
requirements of ECDC 16.60.030 and the specific types of landscaping as detailed in
ECDC 20.13.030
X. CONCLUSION:
Based on the above analysis of the project proposal, it has been determined that the
proposal is consistent with the urban design objectives of the Comprehensive Plan and
the applicable requirements of the Edmonds Community Development Code (ECDC),
particularly the requirements of the General Commercial (CG) zone, the on -site parking
requirements, the district -based design review process, and the landscaping requirements.
Based on the facts, conclusions, and attachments to this report, staff finds that the design
review for Community Health Centers of Snohomish County building under File No.
PLN20130011 is APPROVED with the following conditions:
1. Light poles within the parking shall be limited to 25 feet in height.
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2. Comply with the conditions of design review approval provided by the Engineering
Division on June 14, 2013 (Attachment 10), which include the following:
a. Approval of the design review phase of the project does not constitute approval
of the improvements as shown on the submitted plans.
b. Compliance with Engineering codes and construction standards will be
reviewed with the building permit application for development of the site.
Individual elements of this project are required to meet all applicable city codes, and
it is the responsibility of the applicant to apply for and obtain all necessary permits.
XII. EXPIRATION:
The following is a summary of the deadlines and procedures for filing extensions. Any person
wishing to file an extension should contact the Planning Division at 425.771.0220 for further
procedural information.
Expiration — Section 20.12.90 describes the time limits for design review approval.
ECDC 20.12.090.A: Unless the owner submits a fully completed building permit
application necessary to bring about the approved alterations, or, if no building permit
application is required, substantially commences the use allowed within 18 months from
the date of approval, ADB or hearing examiner approval shall expire and be null and
void, unless the owner files a fully completed application for an extension of time prior
to the expiration date.
1 .1
Community Health Centers of
Snohomish County
8609 Evergreen Way
Everett, WA 98208
City of Edmonds
121 — 5th Ave. N
Edmonds, WA 98020
Chris Kovac
CEKO
2255 Squak Mtn Loop SW
Issaquah, WA 98027
k W�sr W FAIN so 10110401If.
1. Land Use Application Form
2. Applicant Narrative
3. Elevation views and site plans
4. , Landscape Plan
Vlad Oustimovitch
4109 SW Orchard St
Seattle, WA 98139
Clayton Cain
8021 234th St SW #229
Edmonds, WA 98026
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5. Zoning and Vicinity Map
6.. SEPA Determination of Nonsignificance
7. Traffic Impact Analysis
8. Technical Committee Review forms
9. Engineering Division Design Review Comments
10. Engineering Division Design Review Approval
File No. PLN20130011
Administrative Design Review
Community Health Center of Snohomish County
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