PLN20130019 Staff report with attachments.pdfCITY OF EDMONDS
121- STH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION ADVISORY REPORT
FINDINGS, ANALYSIS AND RECOMMENDATION
To: Architectural Design Board
From:
Michael Clugston, AICP
Associate Planner
Date: March 26, 2013
File: PLN20130019
Meeting Information: April 3, 2013 at 7:00 PM
Edmonds City Council Chambers
Public Safety Complex
250 - 5th Avenue North
I. INTRODUCTION
Based on a sign code requirement in Chapter 20.60 of the Edmonds Community
Development Code (ECDC), wall signage is only allowed on the north, west and south sides
of the subject building while the Applicant's desire is have some signage on the east side of
the building since it faces the heavily travelled arterial of westbound 220th Street SW. It
would be possible to expand an existing pole sign on the eastern side of the property but
the goal is to use a consistent wall sign theme for the entire building, including the eastern
fagade. Because the Applicant is proposing a modification to the sign code, staff cannot
review and approve the project; however, the code does provide that the Architectural
Design Board (ADB) can review and approve such modifications if several criteria are met.
A. Applicant. Edmonds Village, LLC (Helene Behar).
B. Request. The Applicant is requesting relief from strict application of Section
20.60.025.A.2 of the sign code to allow the use of wall sign area derived from a
qualifying frontage on a non -qualifying frontage (Attachments A & B).
C. Review process. The ADB reviews the project and makes the final decision on whether
the proposal is consistent with the design review and decision criteria found in ECDC
20.60 (Sign Code), ECDC 20.10 and 20.12 (Design Review and District -Based Design
Review), the Zoning Ordinance (ECDC 16.60, General Commercial), and the
Comprehensive Plan.
City of Edmonds c�R Architectural Design Board
II. FINDINGS OF FACT AND ANALYSIS
1. Site Location and Land Use
The subject site is located at the southeastern corner of Highway 99 and 220th
Street SW intersection, specifically 22001 Highway 99, Edmonds, WA (Tax Parcel #:
27042900302800) (Attachments C & D).
a. Comprehensive Plan. The site is designated Corridor Development within the
Highway 99 Corridor, Medical/Highway 99 Activity Center, and North Highway
99 overlays.
b. Zoning. General Commercial (CG).
Land Use. The site contains a recently renovated multi -tenant commercial
building (former Schucks and O'Reilly Auto Parts) and associated surface parking
(Attachments E & F).
2. Site Context
South and east of the subject site are parcels zoned CG which are developed with
various commercial uses. To the west of Highway 99 are parcels zoned CG2. These
parcels too are developed with various commercial uses. Directly north of the site
across 220th Street SW are parcels administered by Mountlake Terrace which also
include a variety of commercial uses.
B. CODE COMPLIANCE
1. Sign permits are usually reviewed by staff for code compliance according to ECDC
20.60.015.A. In instances where an applicant desires a modification to the sign
code, however, the ADB must review and approve the permit per ECDC 20.60.015.B.
This section states, in part:
The ADB shall only approve modification requests that meet all of the
following criteria:
i. The request is for signage on a site that has a unique configuration, such
as frontage on more than two streets or has an unusual geometric shape;
ii. The subject property, building, or business has site conditions that do not
afford it the opportunity to provide signage consistent with or similar to
other properties in the vicinity;
iii. The design of the proposed signage must be compatible in its use of
materials, colors, design and proportions with development throughout
the site;
iv. In no event shall the modification result in signage which exceeds the
maximum normally allowed by more than 50 percent.
In this particular case, the Applicant would like to install wall signage on the eastern
fagade which would not otherwise be allowed according to strict interpretation of
the sign code. Given the location of the building and the Applicant's proposed
signage, however, a modification to the sign code appears to be reasonable in this
instance. The following sections describe how the proposal meets the ADB's
required decision criteria.
2. Unique site configuration and relationship to surrounding parcels.
a. The site is uniquely configured in that it is located at the southeast corner of one
of the busiest intersections in Edmonds fronting two main arterials — Highway 99
and 220th Street SW (Attachment Q. At the same time, the remodeled building
has its primary entrances on the south (Attachment F). Prior to the remodel,
the building had signage on the north, west, south and east facades
(Attachments E & G).
b. Because the site is zoned General Commercial (CG), the total maximum
permanent sign area restrictions in ECDC 20.60.025.A.2 apply. This section
provides for a maximum amount of signage for a site but also indicates where
that signage can be applied — only on qualifying building frontages:
The maximum total permanent sign area for allowed or permitted uses in
the CG zone shall be one square foot of sign area for each lineal foot of
building frontage along a public street and/or along a side of the building
containing the primary public entrance to a maximum of 200 square feet.
The allowable sign area shall be computed separately for each qualifying
building frontage, and only the sign area derived from that frontage may
be oriented along that frontage.
The key sentence here is "[t]he allowable sign area shall be computed separately
for each qualifying building frontage, and only the sign area derived from the
frontage may be oriented along that frontage." As noted previously, the subject
building has three qualifying frontages under the sign code — north, west and
south — so signage could be applied to each of these facades. However, because
the eastern fagade is not a qualifying frontage, signage could not be applied to
that side of the building without a modification approved by the ADB.
c. As seen in Attachment G, there is an existing pole sign east of the remodeled
building on the same site which could be expanded to provide signage on the
eastern side of the subject site. Separate freestanding sign requirements would
apply. (ECDC 20.60.045) However, from a design perspective, the City does not
prefer freestanding signs nor the expansion of pole signs except when no other
options exist. Expansion of the pole sign would also be incompatible with the
Applicant's design for the proposed signage and the improvement of the overall
site appearance.
e3
3. Design review.
The Applicant provided a copy of the lease agreement that will control tenant
signage at the site along with an elevation of the proposed signage on the eastern
fagade (Attachments H & 1). The following section describes how the proposed
signage meets the relevant design review requirements as well as the ADB's
decision criterion for design review — "[t]he design of the proposed signage must be
compatible in its use of materials, colors, design and proportions with development
throughout the site".
a. ECDC Chapter 20.10 and 20.12 (Design Review and District -Based Design Review)
1) Because the site is zoned General Commercial and located within the
Medical/Highway Activity Center and Highway 99 Corridor, district -based
design review is required. (ECDC 20.10.010.B)
2) Applicable district -based standards are found in the Comprehensive Plan
(Medical/Highway 99 and Highway 99 Corridor criteria) as well as in ECDC
Chapter 16.60 (General Commercial). (ECDC 20.12.070.B)
3) The Comprehensive Plan includes the following policy for signs in the
Medical/Highway 99 Activity Center and Highway 99 Corridor:
B.9. Upgrade the architectural and landscape design qualities of
the corridor. Establish uniform signage regulations for all
properties within the corridor area which provide for business
visibility and commerce while minimizing clutter and distraction to
the public. (p 66, 2012 Comp Plan)
4) Chapter 16.60 (General Commercial) does not contain specific design criteria
for signage but lists the following general purpose of the CG zone:
Upgrade the architectural and landscape design qualities of the
corridor. Establish uniform signage regulations for all properties
within the corridor area which provide for business visibility and
commerce while minimizing clutter and distraction to the public.
Make the corridor more attractive and pedestrian friendly (e.g.,
add trees and landscaping) through a combination of development
requirements and — when available — public investment. (ECDC
16.60.005.G)
b. ECDC Chapter 20.60 (Sign Code)
1) The height and area of individual wall signs are regulated in ECDC
20.60.030. There are no applicable design criteria for materials, colors,
design and proportion other than those referenced for the ADB in ECDC
20.60.015.B.1.c.
2) Buildings in the CG zone are allowed 1 square foot of wall signage per
lineal foot of attached wall. (ECDC 20.60.030.A). This commonly works
out to each tenant getting wall signage equal to the width of the tenant
space. In this case, there are four tenant spaces in the building. The
western cap space would get square footage that could be applied on
the north, west and south facades. The center tenants would get signage
on the north and south sides of the building. The eastern cap space
would usually get signage on the north and south as well but the
Applicant is requesting through this modification that some of the
allowed signage for the eastern space be able to be applied to the
eastern fagade. The exact square footage of signage for each tenant will
be verified at building permit.
3) Wall sign height in the CG zone is limited to 14 feet or the height of the
face of the building on which the sign is located. (ECDC 20.60.030.13)
Sign height will be verified at building permit but the Applicant has
indicated that signage will be located near the top of the fagade as seen
in Attachment I
4) The signage shown in Attachment I appears to meet the ADB's design
review criterion since it will be compatible in the use of materials, colors,
design and proportion as indicated in sign criteria from the tenant lease
document provided by the Applicant (Attachment H). The Applicant
clearly wants to use an attractive, consistent design theme for all
building tenants which will further contribute to the updated appearance
of the building and corner. The signs will be internally illuminated white
channel letters on a raceway.painted to match the building. Color
accents and logos are allowed but those have to be compatible with the
building as well.
4. Maximum modification.
The Applicant is not requesting additional sign square footage for the site but rather
a reallocation of the allowed signage onto a nonqualifying frontage.
III. RECOMMENDATION
Based on the Findings of Fact, Analysis and Attachments in this report, staff recommends
that the Architectural Design Board approve the subject request, with the following
conditions, because it is consistent with the design review criteria found in the Zoning
Ordinance and the Comprehensive Plan:
A. Separate permits from the Building and Engineering Divisions may be required and it is
the responsibility of the Applicant to ensure compliance with all applicable codes.
B. 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. (ECDC 20.60.020.1-1)
IV. ATTACHMENTS
A. Land use application
B. Applicant narrative
C. Vicinity aerial
D. Site aerial
E. South building elevation prior to remodel
F. South building elevation after remodel
G. View from 220th St. looking west (prior to remodel)
H. Sign criteria for building tenants
I. Potential look of signage to be located on eastern facade
V. PARTIES OF RECORD
Helene Behar
1000 2nd Ave., #3230
Seattle, WA 98118
Matt Steiner
1000 2nd Ave., #3230
Seattle, WA 98118
2
City of Edmonds
Land Use Application
M
ARCHITECTURAL DESIGN REVIEW • ' • •
❑ COMPREHENSIVE PLAN AMENDMENT /+
❑ CONDITIONAL USE PERMIT FILE # PL$74,15 W 1 i ZONE ( �✓
❑ HOME OCCUPATION DATE _311f ZI REC'D BY
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE t 30 -1D Q� RECEIPT #
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB Ki ADB ❑ CC
❑ STREET VACATION
❑ REZONE RECEIVED
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION MAR 14 2013
OTHER: 5��JNS
DEVELOPMENT SERVICES
e PLEASE NOTE THAT ALL INFORM,4 TION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD e
t 1Y R
PROPERTY ADDRESS OR LOCATION
PROJECT NAME (IF APPLICABLE)
` PROPERTY OWNER oLt,. LX PHONE # 2-CC, ' 2-3 y 19 q 9
ADDRESS 10t�)b 1-!vo
E-MAIL Q, C&Wt®01 FAX #
TAX ACCOUNT # SEC. TWP. RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
1J rW 'P Twe eXlSClN CAI—S A U I lel i P, g
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT ✓1� -- . �% PHONE #
ADDRESS
E-MAIL Q. FAX # cc
CONTACT PERSON/AGENT n� PHONE #
ADDRESS JPoo // P'1 t� i�32-5,L.) :t--61AJ1_
E-MAIL r/1_ a,-0D&-UV Cowie" • &vv, FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this applicatio on e behalf o the owner as listed below.
SIGNATURE OF APPLICANT/AGENT _ / `. _� DATE 23` I
Property Owner's Authorization
I,certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the C
subject property for the purposes of ijpecti n and posting attendant to this application.
SIGNATURE OF OWNER I `-C t DATE
Attachment A
Questions? Call (425) 771-0220. PLN20130019
Revised on 8122112 B - Land Use Application. doc
From: Helene Behar [helene@beharcompany.com]
Sent: Thursday, March 14, 2013 1:59 PM
To: Clugston, Michael
Subject: FW: Signage for the east side of the building loacted at 22001 Hwy
99,Edmonds & 220th
Attachments: Singage Criteria.pdf
We are requesting the right to replace the existing signage on the east side of the subject building, located at
22001- Hwy 99 and 220th Street, a high impact corner. We took a very tired and dated old Schucks building
and totally changed its appearance and function. We have recladded the entire building with stucco and
metal for a clean more modern look. We added height to the fagade as to give a more appealing street view.
We added new store fronts, new metal awnings and new utilities to provide use for a, more upscale tenant.
We are looking for a more clean and updated signage approach. We have added language to our leases to
provide for uniform signage, "Sign Criteria," a copy which is attached. We understand under the existing
signage code that we are allowed to add extend our existing pylon sign up to 25'. We are not seeking to build
that at this time. We have spent a lot of time and money planning the renovation of this high impact corner
building. We are looking to attract high quality tenants to recoup a return on investment. We would
appreciate your approval of signage on the east side of the building.
Thank you,
Helene Behar
President
Phone 206 233 1999
Fax 206 233 1985
Behar Company I Commercial Real Estate Services 11000 Second Avenue, Suite 3230 I Seattle, Washington
981041 www.beharcompan3,.com
Renovation to Commence this Summer
NEW: Siding - Storefronts with Metal Awnings 4
Utilities - Sidewalks - Landscaping
Attachment B
PLN20130019
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Vicinity Aerial 1 inch — 250 feet
Site: 22001 Highway 99
"o'T roll Attachment C
PLN20130019
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Aerlai (2010) City of Edmonds
city of EdmondsRGB City of Lynnwood
1215th Ave N ®Red: Band by of ...,Wake Terrace
❑Green: Band .Zity of Woodway
Edmonds, WA ■Blue: Band-3
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This document is for general information purposes only and is provided on an'as is'
and 'as available' basis. The data used comes from a variety of public sources and no
warranty of any kind is given is to its accuracy. Users of this document agree
to indemnify and save harmless the Citv of Edmonds. its officials. officers.
I inch = 50 feet
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Attachment D
PLN20130019
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DEVELOPMENT SERVICES
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Attachment G
PLN20130019
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SIGN CRITERIA
DEVELOPMENT SEhvrES
These criteria have been established for the purpose of controlling the size, type, design and location of all signage, so as to
enhance the buildings image and create a mutual benefit to all Tenants. Conformance will be strictly enforced, and any
installed non -conforming or unapproved signs must be brought into conformance at the expense of Tenant. Logos may have
color graphics, but there must be a white outline around the perimeter of the logo module.
Tenant will be allowed to install its signage on the north and south sides of Premises conforming to corporate colors, logos, and
construction guidelines, and as indicated on Exhibit B. All signage will be maximized based on tenant's prorata share of the
building to the amount allowable by current city codes and subject to Landlord approval. See sign criteria below.
1. Administration
a. All Tenants shall provide fascia signage in accordance with these criteria.
b. Tenant shall submit to the Landlord or Landlord's Agent, one (1) print of detailed drawings showing location of the
sign on the storefront or designated space, size, layout, and color of the proposed sign, including all lettering and/or
graphics, materials, attachment devices, construction and fabrication details. Tenant shall receive a copy of the sign
drawing approved with signature by the Landlord or Landlord's Agent prior to fabrication and installation.
c. Tenant's sign contractor is to provide written certification that the sign installation conforms to all applicable codes
and ordinances, and that it has been inspected and approved by the controlling agency.
d. Tenant or its Agent shall obtain a sign permit from the reviewing jurisdiction for its sign and the installation thereof.
e. Tenants shall pay for the installation, including transformers, final connections, and maintenance of all signs.
f. The Tenant will be responsible for providing primary electrical service terminating at the point shown on the plans a
and all other installation, including photo cells or time clocks.
h. Upon vacation of premises, Tenant shall arrange for removal of sign and filling of holes with appropriate material so
as to create a waterproof assembly. Any damage caused by removal of sign or failure to make construction
waterproof shall be Tenant's responsibility.
I. In the event of any conflict between Tenant and Landlord as to the application of these criteria, Landlord's decision
shall be final and binding.
2. Construction Requirements
a. All signs, bolts, fastenings and clips shall be of glass, plastic, hot dipped galvanized iron, stainless steel, aluminum,
brass or bronze. No black iron of any type will be permitted.
b. All penetration of the fascia shall be made waterproof by using gaskets and sealant.
c. The Tenant shall be responsible for any damage caused by the sign contractor, including roof and wall leaks, and
parapet wall damage.
d. No labels will be permitted on the exposed surface of signs except those required by local ordinance and, if required,
shall be in an inconspicuous location.
e. No exposed conduit tubing will be permitted.
f. All electrical signs shall bear the U.L. label.
g. Electrical service to all signs shall be from Tenant's service or a house meter and timer system meter at Landlord's
option.
h. It shall be the sign contractor's responsibility to secure sign to fascia in a method so as not to create a hazard to the
public.
I. No exposed/visible fasteners will be permitted.
3. Design Requirements for Fascia Signs, Entrance and Service Door Signs.
a. All fascia signs shall be constructed on a raceway and attached to the sign fascia, which shall be the same color as
the fascia and be restricted to the sign area. A painted sample of the raceway color must be submitted to the
Landlord prior to installation.
b. Fascia signs shall not project more than thirteen inches (13") beyond the face of sign fascia and shall conform in size
and location to the criteria established in this section.
c. Wording of signs may include the product sold (i.e. shoes, dresses, etc.), where identification of Tenant is impossible
without same. Landlord shall be the sole judge in its discretion as to conformance in accordance herewith.
d. Signs may be of the following types:
Attachment H
PLN20130019
L Illuminated plastic -faced individual channel letters in White with plastic or sheet metal sides and return to
meet the building standard color criteria.
e. Signs shall be of the following size:
I. In length, not more than seventy-five percent (75%) of the storefront on the elevation facing the primary
road.
ii. Sign letter height shall be no less than 24" high or in excess of 36" high and positioned in the center of the
building sign band. More than one row of letters shall be permitted as long as the maximum height does not exceed those
established above. Logo modules shall not exceed 48" in height and shall not be more than 25% of the overall length of the
sign.
f. Type faces to be submitted for approval. No script will be allowed except where Tenant has an established, publicly
recognized logo or store signature. At the discretion of Landlord, such logo or signature may be used, provided it conforms
to all other sign criteria. All Type shall be WHITE.
g. Crests, shields or symbols as required by law (i.e. banks, etc.) will be permitted, but shall be limited to six inches (6")
high, the of which shall be five feet (5') above the floor line, and shall be in one color on the glass storefronts only.
h. Reverse cut white or gold lettering only, shall be permitted on glass doors within the limits set forth herein: 144
square inches per entrance in lettering not to exceed two inches (2") in height, indicated hours of business,
emergency telephone numbers, ADT sticker, etc.
I. Service Doors:
i. All lettering shall be professionally installed on face of door.
ii. Door is typical non -customer type for receiving merchandise and generally occurs at the rear of premises.
(Verify door location with lease plan.)
j. The following types of signs are prohibited unless specifically approved by the Landlord or Landlord's Agent, and the
reviewing jurisdiction on an individual basis.
i. Non -illuminated letters, numerals, or symbols.
ii. Signs employing moving or flashing lights.
iii. Signs employing exposed conduit, conductors, ballast boxes, transformers or other equipment.
iv. Signs employing luminous vacuum -formed plastic letters.
v. Signs of box or cabinet type employing luminous plastic panels.
vi. Signs employing unedged or uncapped letters with no returns and exposed fastenings.
vii. No sign or any type other than those described above will be allowed to become attached to or temporarily
placed within the display windows of any store except where they are constructed of self-supporting
material.
viii. Pylon Signs.
ix. Moving Signs.
X. Paper, cardboard or painted signs.
A. Audible Signs.
xii. Portable signs, including, but not limited to auto, truck or trailer mounted signs and A -board type signs.
xiii. Temporary banners.
e201" (16'-9')
tC3 fd' • D'1
SPECIFICATIONS:
FABRICATED & INSTALL ONE (1) SINGLE FACED ILLUMINATED CHANNEL LETTER SIGN AS SPECFIED
Clock Face: Aluminum panel painted satin White,
Digitally printed opaque vinyl graphics applied 1 st surface
White perimeter neon, letters & panel mounted flush to fascia
'8 tog. 5- deep channel letters (See' Channel Letter Specs' below)
Mounted flush to clock face module
Letters: 5" deep channel letters
Aluminum fabricated, 5' deep Black prepalmed returns, Black trim cap
�` White acrylic faces, internally ilium inated with White LED
Mounted flush to aluminum fabricated raceway painted fascia color
Raceway mounted flush to fascia -
S/F ILLUMINATED CHANNEL LETTER SIGN QTY: l SQFT: 30 SCALE: 1n-=V
FRONT -VIEW
t�
'Clock Background
Perimeter Neon
i
Channel Letters
Raceway
Fascia
END VIEW SCALE: 1m= r RINMECEe IVi
MAR 14 2013
DEVELOPME17 SERVICES
LANDLORD APPROVAL
DATE
PAINT COLORS
■
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■
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• AEP SPAN FASCIA
. BLACK
BLACK
WHITE
COOLTAHOE BLUE
PREPAINTED
JEWELITE
a2447 ACRYUTE
SATIN PAINT
RETURNS -
TRIM CAP
FACES
EAST ELEVATION
d1 Job Name: Stoll Dental- Edmonds Scale: Noted Designer: C. Snider m Berry Sign Systems, Inc. All Rights Reserved ❑ APPROVED ASIS
SiteAddress:22001 HWy 99, Edmonds, WA98043 Date: 02-26.13 _ Unauthonzed use,reproduction. and ordisplayshall render the infringer DATEAPPROVED:
zY Sates Representative: Erik Stephanides Design#: StoS Dental - Edmonds 2b E:36226 liable for up to S150,000 in Statutory Damages, plusattorneys fees and costs. CLIEN7APPROVAL:
EMS 7400 Hardeson Road, Everett, WA 98203 D (425)776-8835 a (800)488-3430 F—(425)774-8221 Vluam foreach infringement, under the U.S. Copyright Act(17 U.S.C. 412 a 5041 LA HOLORDAPPROVAU_
Q E-Mail: InfoLoberrysignsystems.com Note: If thL• fite has been emalted or faxed it maybe out of scale. Note. This Color Drawing is a simuLation or the proposod colors and should be verlffed with actual materials.
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