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PLN20160047 Staff Report final +attachments.pdfCITY OF EDMONDS 121- 5TH AVENUE NORTH, EDMONDS, WA 98020 PLANNING DIVISION ADVISORY REPORT FINDINGS, ANALYSIS AND RECOMMENDATION To: Architectural Design Board From: Brad Shipley Associate Planner Date: October 21, 2016 File: PLN20160047 Meeting Information: November 2, 2016 at 7:30 PM Edmonds City Council Chambers Public Safety Complex 250 - 5t" Avenue North I. INTRODUCTION The Applicant is seeking relief from the City's sign standards for a subtenant in a new commercial building. There are two related requests for signage elements that would otherwise not be allowed: 1) an additional wall sign on a non -qualifying building facade, and 2) additional sign area for the requested wall sign. Staff cannot approve such requests; review by the Architectural Design Board (ADB) is required for an application that requests a modification to any of the sign standards provided in Chapter 20.60 of the Edmonds Community Development Code (ECDC). The Board 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. The subtenant, Panda Express, is located in the westernmost retail space in the new building at 21900 Highway 99 (Attachment D). Two code -compliant wall signs were recently approved for the space by staff in BLD20161123 (Attachment E) but the tenant would like an additional sign on the west facade (Attachments B & D). According to ECDC 20.60.025.A.2, wall signage is only allowed on building facades facing a public street and/or along a side of the building containing the primary public entrance (the north and south facades, in this case). The request is have additional signage on the west facade of the building which does not front on a public street or contain a public entrance. The request is also for additional sign area above what is regularly allowed based on the width of the tenant space. City of Edmonds c�R Architectural Design Board II. FINDINGS OF FACT AND ANALYSIS A. GENERAL 1. Site Location and Land Use The subject site is located at the northwestern corner of Highway 99 and 220tn Street SW intersection, specifically 21900 Highway 99, Edmonds, WA (Tax Parcel #00580700004007) (Attachment C). Comprehensive Plan. The site is designated Corridor Development within the Highway 99 Corridor and Medical/Highway 99 Activity Center 99 overlays. b. Zoning. General Commercial (CG2). c. Land Use. The site contains a recently constructed multi -tenant commercial building, the remodeled WinCo building, Dick's Drive -In, and associated surface parking (Attachment C). 2. Site Context Parcels to the north of the subject site are zoned MU or CG2 and developed with medical -oriented businesses. To the west of the subject site are parcels zoned CG2 or RM-2.4 developed with medical -oriented businesses. Parcels across 2201" St. SW are zoned CG2 and developed for new car sales and a gas station. Directly east of the site across Highway 99 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. However, in instances where an applicant requests a modification to the sign code, the ADB must review and approve, conditionally approve, or deny the permit per ECDC 20.60.015.13. This section states, in part: The architectural design board shall review those signs listed in subsection (B)(1) of this section and any sign permit referred by the planning manager pursuant to subsection (A)(1) of this section. 1. The ADB shall review any sign permit application that requests a modification to any of the standards prescribed by this chapter. The ADB shall only approve modification requests that arise from one of the following two situations: a. 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 or topography, b. The request is for signage on a building that has unique architectural elements or features or details that substantially restrict the placement or size of signage relative to other buildings in the vicinity. 2. The ADB may approve the requested modification only if it meets the following criteria: a. The design of the proposed signage must be compatible in its use of materials, colors, design and proportions with development throughout the site and with similar signage in the vicinity, b. 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 a wall sign on the western fagade which would not otherwise be allowed according to the ECDC 20.60.025.A.2, which only allows signs on qualifying building frontages. Given that the site does not have a unique configuration, frontage on more than two streets, or an unusual geometric shape or topography, a modification seems unwarranted. The following sections describe how the proposal fails to meet the ADB's required decision criteria. 2. Unique site configuration and relationship to surrounding parcels. a. The site does not front on two streets or have an unusual geometric shape. It fronts directly on 220th St. SW and is rectangular in shape (Attachment C). 3. Building that has unique architectural elements or features or details that substantially restrict the placement or size of signage relative to other buildings in the vicinity. a. The building where Panda Express is located is new and does not have architectural elements that restrict the placement or size of signage relative to other buildings in the vicinity. Two code -compliant wall signs were recently approved for the tenant (Attachment E). 4. Design review. As noted above, the Applicant is requesting a modification to the sign criterion in ECDC 20.60.025.A.2 to allow for signage along a non -qualifying frontage. Pursuant to ECDC 20.60.015.13, the ADB reviews signs where the applicant requests a modification from the sign code. The ADB shall approve, conditionally approve or deny any sign modification request in accordance with the policies of ECDC 20.10.000, the criteria set forth in ECDC 20.10.070, and the standards of the sign code. 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 20.10.010.13) 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 20.12.070.13) 3) The Comprehensive Plan includes the following policy for signs in the Highway 99 Corridor: D.1 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 64, 2015 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.2.a. 2) Buildings in the CG2 zone are allowed 1 square foot of wall signage per lineal foot of attached wall. (ECDC 20.60.030.A). In the case of multi - tenant buildings like this, each tenant gets wall signage area equal to the width of the tenant space. As seen in Attachment E, the wall signage on the north and south facades already approved by staff met this requirement. The proposed sign on the west fagade would likely meet this requirement as well if its location and the additional area were approved by the ADB. 3) Wall sign height in the CG2 zone is limited to 14 feet or the height of the 4 face of the building on which the sign is located. (ECDC 20.60.030.13) Sign height would 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 D. The height appears to be similar to the two wall signs approved in BLD20161123. 4) The signage shown in Attachment D appears to meet the ADB's design review criterion. 5. Additional sign area. The Applicant is also requesting additional sign area for the tenant space. Panda Express is currently approved for two wall signs on the north and south facades totaling 72 square feet (BLD20161123), which is nearly all of the sign area allowed for the space (73.5 square feet). The additional sign area requested is 36 square feet for the proposed sign on the west facade. As noted above, according to ECDC 20.60.015.B.1.b, the ADB may approve an additional amount of sign area up to 50% of that regularly allowed. In this case, that would be about 36 square feet. However, the request for additional area is not warranted given that the desired signage on the west fagade does not meet the criteria for modification as described previously. Panda Express currently has approval for two code -compliant wall signs and could have an additional signage opportunity on a freestanding sign adjacent to Highway 99 as can be seen on Pagel of Attachment E. III. RECOMMENDATION Based on the Findings of Fact, Analysis and Attachments in this report, staff recommends that the Architectural Design Board deny the subject requests because they are not consistent with the design review criteria found in the Zoning Ordinance and the Comprehensive Plan. IV. ATTACHMENTS A. Land use application B. Applicant narrative C. Site aerial D. Building elevations E. Approved Panda Express signage (BLD20161123) V. PARTIES OF RECORD City of Edmonds 121— 5th Ave N Edmonds, WA 98020 Jeff Hughes MGPX Properties 457 SW 148th St. Burien, WA 98166 Tracie Skiles Berry Sign Systems 7400 Hardeson Rd. Everett, WA 98203 City of Edmonds Land Use Application J ,V—ARCHrrECnntAL DESIGN REVIEW 0 COMPREHENSIVE PLANAMENDMENT 0 CaNDmOlALUsBPERMIT ❑ Hobo OOCIIPAIM 0 PawALS[ OMMOEi ❑ SHORT SI1OUVISON ❑ LoTLAMADIr ❑ PLAWWRESIOMmALDEMAWMINT 0 OPHMAL STRIIET MAP AMENDMIiNT 0 STREETVACATION 0 RE MM ❑ S11ORRUNEF2100T 0 VARIANCE/REASONABLE USE EXCEPTION ❑ 0TREIe: FILE #I f'L . + 3 u i LYE `► -&ONE 6 Z DA-M ( G REND BY L' S �� FEE AZo ,y RECEIPI # i iEARwo DATE ❑ FIB 0 STAFF ❑ PB B 0 cc N 7 • PLAWAWff27 U TAU JNAOAANT oNGON7MIBD wim PROPERTY ADDRESS OR LOCATION PROMWIrNAmE (IRAPPIICADL6) AM==4S7 S141 TAXACCOUM9 MAPPLICA770NMAPUMUCRECOM • SEC. Z TWP. Z 7 RNG. DPI DE.SCgmoN OF PwMEcr OR OPOSED USE (ATT'ACH CovER LETTER A$ NEC=SARY) -4 d Lr A `T I 4k Cn/I DIES iiow TILE PRowT MEETS APPI:ICABLE com (ATPACH com ummit AS NECESSmm E-MAIL FAX # l/ The oodenisned Applicant, amd his#herr s Lein, and ausigas, in considtxadon on the processing of the application agrees to releuk hNIOMoity, defend said hold the City of Edmonds ho mlw from any and all damages, including reasonable attorney's fees, srubg fimn any as don m bfrti Won Used in wbole or pert upon hbm. t WcAding, maccwatc or incomplete mfosmstion finaiahed by dSe app�. Lis/La9ab aageob or eutployew. By my sigoaftur, I certify that the information and exhRdn herewith wb®itted ane true and correct to the best of my kwwledge and that I am authorized to file this aptai6tion on the the owner as listed below. SIGNATURE OF Aprut:ANC/AO 7� q 7- DATE— Property cr,, �or(zas on I, � J'.-'�,-Y"'� . nertify under the Penalty of perjury order tlu laws of die 3ittte of Washington that the foUaWing is a true and correet statement: I have authorized the above Applicant/Agent to apply for the subject land use appliation, mud Scant my permission for the public official and the staff of the City of Edmonds to � the abject property for the purposes of inspection g attendant to this application. SIGNATURE OF O DATE Q lions? Call (425) 771-0220. CEIVED >EP 2 9 2016 "PMENT SERVICES COUNTER D Rehm d on &1Z'fI v B -Iced Use ApfflkWiae Page I raft Attachment A PLN20160047 p l ecet v eD Panda Express SEP 2 9 2916 21900 Hwy 99 PLANNING DEPr We are asking for a third sign at 36sgft on the west elevation. This building sits right before Highway 99 on 220tf'. If you didn't see this wall sign you would miss the entrance into the shopping center and could be safety hazard. The third sign will help get people into the center. They are in a multi -tenant building on the corner. With the three wall signs we will still be under what is allowed on square foot. b Attachment B PLN20160047 4 - City of Edmonds 21900 Hwy 99 Jr ~-11-11L JaLn �. LA 1♦ — r "T y.,,r a ♦: i � � l�''».i �%1�) ��- f �a , � �l � �• .��'-. •w y� r � ) Jf� � lily 10 � ��; �•. .T 1 rJ �.♦� .{. S)ip A' 4-0 Site Location- _ 17 -,+ - ,irk ..�. -� `► JIM 257 O 94.04 188.1 Feet This map is a user generated static output from an Internet mapping site and is f( reference only. Data layers that appear on this map may or may not be accurat !GS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliabl ) City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIO t same ^ Hnghn 1, Eseerarce •" ,^ tlake L:]L •.tlt{ME C Legend ArcSDE.GIS.STREET_CENTERLINE <all other values, 1 2 5; 4 9;71;7;8 • Map Notes Attachment C PLN20160047 a P ED D2 A K A tT - Park 212 • rn Edmonds Woodway :E 215thStSW ith St SW High School 2161h St SW Swedish Medico Center -Edmond 216th St SW Fr g 216th St SW a Premera Blue Cross k7 V Q� Dick'S -In 00 / v 220th st sw Family Fun Center 1, -+ A r 222nd St SW $ f Sper ance 99 Park �i VICINITY MAP Scale: N.T.S. s ve 99 Ranch Market pUbI1C Sta1Y>104 RECEI Y E.E.). SEP 2 9 2016 Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale: AS NOTED Design No.: 16-03-1642-07 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 0.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14116 (2,25) Add manufacturitg details R04 LR 7/r27/16 (1.25) New elev. A new signage R05 LR 6/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. R07 mdm 9/21/16 (.5) add west elev. delete all other signs F0RJ08_CHECK DATE AccL Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. DEVELOPMENT SERVICE,"' Page:01 Of: 06 COUNTER This Isanotigirtatunpublished drawing cr%&W by Superior ENctdaIAdvsMsing, Nc. His submlttsd for your approval. It Is not to be shown to anyone outside of your organtutlon, not Is h to be reprodue4 copied of exhibited In any fashion. The changing of colors, sizes, mawrials or Illuminrdon methodyydoes not tier the design. Ownerilu his FJecwcsl Advertising. Ilnc eA hold ul wWtionWuse Attachment D this design In any fashion must be obtained In writing from Superior ElectricalAdvardstng, Inc. PLN20160047 © SEA 2015 Nob: The Colors depleted hen are a graphic nprsesniation. Actual colon may vary. see color specifications. W-9" TENANT FRONTAGE I i I I I I I i 70'4a TENANT FRONTAGE EQ 6'-0a EQ I I I I I I I I I I k I I Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S. Janocha p 1 V 1 Designer: SYI KF 3.50 Scale: AS NOTED re L Design No.: 16-03-1642-07 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12,16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types RD3 LR 7/14/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New slev. 6 new signage R05 LR 6/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. R07 mdm 9/21/16 (.5) add west slev. delete all other signs FOR JOB CHECK DATE AccL Mgr. FOR CONSTRUCTION DATE AccL Mgr. Design Production FOR INSTALL ONLY DATE AccL Mgr. Page:04 Of:06 This Is an original unpubihhed drawing erected by Superior Elee.rlul Adiertising, hc. It Is submMted for your approval it Is not to be Mown to arryone outsbe of your organtnUon, nor le h to be repmduce4 copied or exhibhed in any fashion. The changing of colors, ius, mrtedsks or ISumtrtatlon method does not altar the d4sign. OamenhipofOded►slgn Is Mid by Superior ElectrlcalAdvertieing, lox. Authorization to use this deslgn In any fashion must be obts!ned In wrtdng from Superior Elocbicel Adnrdsing, Inc, © SEA 2015 NoW The Colon depicted hare are a grophlo repneentaUon. Actual colon may vary, On color speel6eatbm. 6'-011 I I I t I t I I Op' EX'�Q a2a&�u� • !��i SE Kell Retainer Edge �-1 SIGN ELEVATION - CUSTOM FABRICATED LED CHANNEL LOGO Quantity: One (1) Sign Required Scale:1/2" = 1'-0r' SPECIFICATIONS: LOGO: SINGLE FACE INTERIOR ILLUMINATED CHANNEL LOGO FACE: WHITE LEXAN WITH VINYL OVERLAY PANDA: 3M #3630-33 RED, 3M #18OC-22 BLACK, AND WEEDED OUT TO SHOW THRU WHITE RETAINER: FABRICATED ALUMINUM RETAINER WITH FACE PAINTED TO MATCH RED VINYL & RETURN PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH RETURNS: 3" DEEP ALUMINUM RETURNS PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH ILLUMINATION: AA WHITE LED'S NOTE: FIELD VERIFY ALL MEASUREMENTS AND CONDITIONS PRIOR TO ANY FABRICATION Note to All Contractors F-1-207 Sign Voltage This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. All wall penetrations to be sealed with UL Listed silicone sealant. ALUMINUM RETAINER i y / t WHITE 1 •J,- LEXAN FACES / t� .1 t / TYPICAL WALL FRAMING TYPICAL WALL SURFACE .040 ALUMINUM RETURNS ALUMINUM RETAINERS WITH #8 X %"SCREWS LIGHT EMITTING DIODES (LEDs) LOW VOLTAGE WIRING FROM LED TO LED LEXAN FACE CHANNEL LETTERS .040 ALUMINUM BACKS DRILLED HOLE THRU WALL FOR WIRE CONNECTIONS AND FILLED WITH SILICONE TO PREVENT WATER PENETRATION THREADED NIPPLE AND COUPLING 20A 120-277VAG DISCONNECT SWITCH HANDY BOX FLEX (FLEXIBLE CONDUIT) / LIQUID TIGHT CONNECTIONS #10 x 31/2" DRIVE SCREWS MINIMUM FIVE (5) PER LETTER OR AS REQUIRED PER HELD CONDITIONS ONE (1)1/,- WEEP HOLE LOCATED AT ALL AREAS THAT MAY COLLECT WATER 'THIS SIGN IS SUITABLE FOR WET LOCATIONS' LABEL SIGN WITH MINIMUM 1/8" COPY i1 TYPICAL SECTION DETAIL - CHANNEL LOGO Scale: n.t.s 3" ALUMINUM RETURNS SS FASTENERS PAINTED TO MATCH RETURN Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer. KF 3.50 Scale: AS NOTED Design No.: 16-034842-07 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign 2 LOW VOLTAGE TnP- ( NO CONDUIT R02 KF 4.12.10 (1.5) -Add Options, ED) Rev. Sign Types R03 LR 7114/16 (2.25) Add manurectidng detab R04 LR 71127/16 (1.26) New elev. & new ROS LR 6/1/10 (25) Move sign D R06 LR 9/1SM6 (26) Del sign on west POWER elev. R07 ttdm tg/21/16 (.6) add west elev. delete SUPPLY an other signs FOR JOB CHECK DATE J-BOX WITH Accl' Mgr. 120-277VAC FOR CONSTRUCTION DATE DISCONNECT Ate, Mgr. SWITCH Design Production FOR INSTALL ONLY DATE PRIMARY Acct. Mgr. POWER Page:06 Of:06 This is an original unpublished drawing created by Supedlor Electrical AdmUsIng, Inc If Is wbmht 0 for your approval h is not to W shown to anyone outside of your organization, not to itto be reproduced copled or exhibited In any fashion. The changing of colon, sites, materials or Iemdrmft method does not shot the design. Ownership of this desIgn Is Mid by Superior Ebcbical Advertising, Authortridon to use this design In any fashion must be obtained In writing from Superior Ebctrkal Advordsing, lnc. © SEA 2015 Note: The Colors doplcted hen vo a graphic raptesantrn tlon. Actual colors may vary. Sao color spectliations. Sq. Ft. 36 %1 SITE PLAN l Scale: N.T.S. Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer KF _ 3.50 Scale: AS NOTED Design No.: 16-03464247 Date: 04.07.16 Reg. No.: Revisions: R01 KF4.1216(1.5)-Rev Sign Types R02 KF 4.1216 (1.5) -Add Options, Rea. Sign Types R03 LR 7114116 (225)Add manufacturing aeleft Imo LR 7127116 (1.25) New elev. R new sonw R05 LR SIVIS (.25) Move sign D ROB LR 0/15M6 (A Del sign on west e1w. R07 skim 0/21/16 (.6) add west elev, delete aag odd ownit FOR JOB CHECK DATE AC& Mgr. FOR CONSTRUCTION DATE AccL Mgr. Design Production FOR INSTALL ONLY DATE AwL Mgr. Pap:03 Of:06 This is an orlglrW unpublished dra.I rg pealed by Superior Electrical Adverf:sing, Inc, ft Is ,ubmltled for your approval. R b not to be shown to Inyons outside of your organlraVon, not Is R to be reproduced copltd or eah!bUd In any fashion. The changing of colors, slits, miedab or illuminstlon method does not after the daslgn. Ownership of this design Is held by Suporlor ElectrtcelAdvonis:ng, Inc. Aulhorlration to use lhts design In any fashion must bo obWned In *dung from Superior Elsddal Advedhing, lilt. © SEA 2015 Note: The Colors dopictsd here are a grephlc ropnwntatlon. Actual colon may vary. See color specifIcallom. APPROVED PLANS. MUST BE ON JOB SITE n ? Park 212 ■ S. < rn Edmonds Woodway ith St SW High School 215th St SW 216th St SW Swedish Medical Center -Edmonds 216th St SW Z� Premera Blue Cross V ■ 40 218th St SW 1:P 0ick',.in Q V 220th St SW o Family Fun Center ■ o a y � D � 222nd St SW ESperance 99 Park �O R ry co JM v: 99 Ranch Market PXbliC Storage %1 VICINITY MAP 1 Scale-N.T.S. SCANNED OCT 4 6 ?016 ALL WORK SUBJECT TO FIELD CODE CON1PLIAMCE ,oNteD PLANNIN(.- CITY OF EDMONDS BUILDING DEPARTMENT WORK SSE-7A)5 ADDRESS 2 1 9 c.uy OWNER F1*110H APPROVED DATE: '/ iq��� BLDG.OF-riC;,AL: _F4, PERMIT NUMBER CITY COPY H E S U V SEP 19 2016 BUILDING DEFAFiTMEN7 CITY OF EDMONDS Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale: AS NOTED Design No.: 16-03-1642.06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7114116 (2.25) Add manufacturing details R04 LR 7//27/16 (1 25) New elev. & new signage R05 LR 8/1/16 (.25) Move sign D R06 LR 9/15116 (.25) Del sign on west elev. FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR:INSTALL ONLY DATE Acct. Mgr. Page: 01 Of: 07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained In Electrical Advertisin Inc. Attachment E PLN20160047 Code Summary Al NOKIH ELEVATION LOGO 6'-0" 6'-0" 36.75 36 WEST ELEVATION 6'-0" LOCKUP LOGO A2 SOUTH ELEVATION 6'-0" LOCKUP 6'-0" 6'-0" 36.75 LOGO D PYLON SIGN ) LOGO FACE TBD TBD TBD ck 111 RIESUB SEP ] 9 2016 FiU 1TY OP E()WND—, r Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha o 16 (]3V0fl999e':-- 3AS NOTEEDD TJ8 T&UM 2 3T12 80L es No.: 1642-06 Ifia 1 4.07.16 N .. R is 8 (1.5) - Rev. Sign 1 8 (1.5) -Add Options, R03 LR7/14/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New elev. & new signage R05 LR 6/1116 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. Page:02 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc, It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor Is It to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not alter the design. Ownership olthis design is held by Superior Electrical Advertising, Inc. Aulhorizatlon to use this design In any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. 6'_0" Lockup Sq. Ft. 36 m 0 [ - — — — — — �1 SITE PLAN Scale: N.T.S. Av r ' Pylon Faces NUR Size TBD i Project: Panda Express Address: 21900 Hwy Edmonds, WA A � , Account Manager: AS.Janocha t Designer: n KF 3.50 Scale: AS NOTED Design No.: 16-03-1642-06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New elev. & new signage R05 LR 6/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. 1 PROPOSED PYLON FACE R E.Sb ic;f Scale: N.T.S. SEP 19 2016 FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. Page:03 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. it is submitted for your approval. It Is not to be shown to anyone outside of your organization, nor Is II to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. Ownership of this design is held by Superior Else trlcalAdvertising, Inc. Authorization to use this design In any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. WILDING D PARTMEN7 CITY OF EDMONDS 36'-9" TENANT FRONTAGE EQ 6'-0" EQ ; r 1 I I I ( I t [ t I r t r I ------------------------- 'r• �f ~ B.O. CANOPY, ' I ! + 10'-0" AFF 70'-4" TENANT FRONTAGE l� M SYI rp Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale: AS NOTED Design No.: 16-03-1642-06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14/16 (2.25) Add manufacturing details R04 LR 7/127/16 (1.25) New elev. & new signage R05 LR 8/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. Page:04 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to he reproduced, copied or exhibited in any fashion. The changing or colors, sizes, materials or illumination method does not alter the design. Ownership of [his design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. SOUTH ELEVATION SCALE: 3/32" = 1'-0" T.O. PARAPET + 26'-0" AFF FIN. FLOOR F'fY-rY 'AFF R E S v B SEP 19 2016 BUILDING DEPARTMEN' CITY OF EDMONDS Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale: AS NOTED Design No.: 16-03-1642-06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New elev. & new slgnage R05 LR 6/1116 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. Page:05 Of:07 This Is an original unpublished drawing created by Superior Electrical Advertising, Inc. it is submitted for your approval. It is not to be shown to anyone outside of your organization, nor Is It to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. Retainer Edge SIGN ELEVATION - CUSTOM FABRICATED LED CHANNEL LOGO Quantity: Two (2) Signs Required SPECIFICATIONS: Scale: Ft. = 36 '=1,4. LOGO: SINGLE FACE INTERIOR ILLUMINATED CHANNEL LOGO FACE: WHITE LEXAN WITH VINYL OVERLAY PANDA: 3M #3630-33 RED, 3M #18OC-22 BLACK, AND WEEDED OUT TO SHOW THRU WHITE RETAINER: FABRICATED ALUMINUM RETAINER WITH FACE PAINTED TO MATCH RED VINYL & RETURN PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH RETURNS: 3" DEEP ALUMINUM RETURNS PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH ILLUMINATION: AA WHITE LED'S NOTE: FIELD VERIFY ALL MEASUREMENTS AND CONDITIONS PRIOR TO ANY FABRICATION Note to All Contractors 120 Sign Voltage This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. All wall penetrations to be sealed with UL Listed silicone sealant. R E S U B SEP 19 2016 WILDING CITY O EDMONDES bn�� a �At� iy s� ALUMINUM r 11/2 �� r 3" ALUMINUM RETAINER i I RETURNS f t t i ±t/2" q; f WHITE SS FASTENERS LEXAN i PAINTED TO FACES MATCH RETURN 1� ,f t i r t i t 3 1 � L I — 1 � TYPICAL WALL FRAMING TYPICAL WALL SURFACE .040 ALUMINUM RETURNS ALUMINUM RETAINERS WITH #8 X Y2"SCREWS LIGHT EMITTING DIODES (LEDs) LOW VOLTAGE WIRING FROM LED TO LED LEXAN FACE CHANNEL LETTERS .040 ALUMINUM BACKS DRILLED HOLE THRU WALL FOR WIRE CONNECTIONS AND FILLED WITH SILICONE TO PREVENT WATER PENETRATION THREADED NIPPLE AND COUPLING 20A 120-277VAC DISCONNECT SWITCH HANDY BOX FLEX (FLEXIBLE CONDUIT) / LIQUID TIGHT CONNECTIONS #10 x 3 1/2" DRIVE SCREWS MINIMUM FIVE (5) PER LETTER OR AS REQUIRED PER FIELD CONDITIONS ONE (1) t/a" WEEP HOLE LOCATED AT ALL AREAS THAT MAY COLLECT WATER "THIS SIGN IS SUITABLE FOR WET LOCATIONS" LABEL SIGN WITH MINIMUM 1/8" COPY 1 TYPICAL SECTION DETAIL - CHANNEL LOGO Scale: n.t.s i LOW VOLTAGE (NO CONDUIT ED) POWER SUPPLY Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale_ AS NOTED Design No.: 16-03-1642-06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New elev. & new signage R05 LR e/1/16 (25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. FOR, JOB CHECK DATE Acct. Mgr. J-BOX WITH 120-277VAC FOR_CONSTRUCTION DATE DISCONNECT Acct. Mgr. SWITCH Design Production FOR INSTALL ONLY DATE PRIMARY Acct. Mgr. POWER Page:06 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc, it is submitted for your approval. It is not to be shown to anyone outside of your organization, nor Is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorizatlon to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. NEW TENANT PANELS FOR EXISTING FREESTANDING SHOPPING CENTER I s 1 Q antity: Two (2) Panels Required I " SPECIFICATIONS* PANEL: ` w WHITE ACRYLIC WITH VINYL OVERLAY. 3m 180C-2Z, LACK-, 3m 3630-33 RED, AND 3m 3630-69 (VERIFY) - . . NOTE: `,At'r FIELD VERIFY ALL MEASUREMENTS, MATERIAL, ANQ CONDITIONS PRIOR TO ANY FABRICATION ✓+43 b >r i Scale: N.T.S - PMS BLACK 7C - 3M 180C-22 BLACK © PMS 711C RED 3M-SCOTCHCAL RED 3630-33 STANDARD PANDA VINYL COLOR SPECS RESUB SEP 19 2016 HUC17N', Y OF EDMONDS Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale: AS NOTED Design No.: 16-03-1642-06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14116 (2.25) Add manufacturing details R04 LR 7//27/16 (1 25) New elev. & new signage R05 LR 6/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. Page:07 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It Is submitted for your approval. It is not to be shown to anyone outside of your organization, nor Is It to be reproduced, copied or exhibited In any fashion. The changing of colors, sizes, materials or illumination method does not after the design. ownership of this design Is held by Superior Electrical Advertising, Inc. Authorization to use this design In any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual cobra may vary. See color specifications.