PLN20170060 Staff report w atts.pdfCITY OF EDMONDS
121- 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION ADVISORY REPORT
FINDINGS, ANALYSIS AND RECOMMENDATION
To: Architectural Design Board (ADB)
From: Mike Clugston, AICP
Associate Planner
Date: March 28, 2018
File: PLN20170060
Meeting Information: April 4, 2018 at 7:00 PM
Edmonds City Council Chambers
Public Safety Complex
250 - 5th Avenue North
I. REQUEST
Edmonds Village LLC is seeking relief from the sign code to be able to apply signage on a
nonqualifying building frontage at 22019 Highway 99 (Attachment A). Staff cannot approve
signage on a nonqualifying frontage; review by the ADB is required for an application that
requests modification to any of the sign standards provided in Chapter 20.60 of the
Edmonds Community Development Code (ECDC).
II. PROCESS
The Board reviews the request and makes the final decision on whether it is consistent with
the design review and decision criteria found in ECDC 20.60.015.B (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.
III. FINDINGS OF FACT AND ANALYSIS
A. SITE CONTEXT
The subject site is located at the southeastern corner of Highway 99 and 2201h Street
SW intersection. The specific building is addressed as 22109 Highway 99, Edmonds, WA
(Attachment B).
1. Comprehensive Plan. The site is designated Corridor Development within the
Highway 99 Corridor, North Highway 99 Highrise Node, and Medical/Highway 99
Activity Center 99 overlays. The site is also subject to the recently adopted Highway
City of Edmonds cza Architectural Design Board
99 Subarea Plan.
2. Zoning —General Commercial (CG).
3. Existing uses. The larger site contains the subject office building along with two
separate retail buildings, the Family Fun Center, and associated surface parking.
4. Surroundings. South and west of the site are CG-zoned parcels within Edmonds
developed with various commercial uses. North and east are parcels administered
by Mountlake Terrace which also host a variety of commercial uses.
5. Environment. The west half of the site is level with Highway 99 while the east half
of the site slopes gradually down to the east toward the Interurban Trail.
B. CONTEXT OF REQUEST
The existing building at 22019 Highway 99 has a sign on the north facade, which was
approved in the early 2000's. That sign is now nonconforming because the fagade is
not a qualifying building frontage per Section 20.60.025.A.2 of the Edmonds Community
Development Code (ECDC):
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. Sign areas for wall -mounted signs may
not be accumulated to yield a total allowable sign area greater than that
permitted upon such frontage, except that businesses choosing not to
erect a freestanding sign may use up to 50 percent of their allowable
freestanding sign area for additional attached sign area. Use of the
additional area shall be subject to the review of the architectural design
board.
According to ECDC 17.40.040, nonconforming signs may be maintained but cannot be
expanded, extended, rebuilt, reconstructed or altered in any way except for replacing a
sign face (such as for a boxed cabinet sign).
Edmonds Village LLC currently has a building permit in review at the City for a very
extensive remodel of the existing building (BLD20171452). The permit has not been
approved but as proposed it would include the removal of the entire roof and most of
the walls (Attachment C). The removal of the north wall and its desired reconstruction
with a drive-thru window would lead to removal of the existing wall sign and because it
is nonconforming, it could not be replaced. Since the north wall of the proposed
building would not be a qualifying facade, the subject modification is being requested.
Renderings of the proposed elevations are included in Attachment A. It should be
noted that the renderings show only the applicant's desired facade appearances and
z
signage, not what has been approved or even necessarily what could be approved.
Staff review of the building permit for design and site development standard
compliance is ongoing.
C. CODE COMPLIANCE
1. Sign permits are typically 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, which states in part:
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.
The subject request is analyzed below.
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." [ECDC 20.60.015.B.1.a]
This situation is present. The site is roughly rectangular in shape and fronts only
two streets but the subject building sits toward the middle of the larger site
while the site slopes gradually down to the east. There are three existing curb
cuts to the site off of Highway 99 and two cuts off of 220th Street. Viewing the
subject building from the topographically lower 220th Street site entrances is a
challenge so signage on the north fagade is not unreasonable (Attachment F).
3
However, signage on the north fagade, would not be visible from the south left
turn lane on Highway 99 as indicated by the applicant in Attachment D.
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." [ECDC 20.60.015.B.1.b]
This situation is not present. The proposed remodel shown on the elevation
views in Attachment A does not have architectural elements that substantially
restrict the placement of size of signage compared to buildings in the vicinity.
c. "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
similarsignage in the vicinity." [ECDC 20.60.015.B.2.a]
The 'North elevation' in Attachment A shows what signage on the north facade
could look like.
d. "In no event shall the modification result in signage which exceeds the maximum
normally allowed by more than 50 percent." [ECDC 20.60.015.B.2.b]
No additional sign area was requested.
2. Design review.
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
Highway 99 Corridor:
i. 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, 2016 Comp Plan]
4) Chapter 16.60 (General Commercial) does not contain specific design criteria
for signage but lists several general purposes of the CG zone including
encouraging economic vitality and redevelopment as well as safe and
comfortable access for pedestrians, transit and motorists.
b. ECDC Chapter 20.60 (Sign Code)
1) The height and area of individual wall signs are regulated in ECDC
4
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) The maximum total permanent sign area is 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. [ECDC 20.60.025.A.2] The proposed Site
Plan in Attachment A indicates the remodeled building would have a
west fagade facing Highway 99 approximately 86.5 lineal feet wide. As a
result, there would be 86.5 square feet of sign area for the remodeled
building. The existing pole sign counts against that area and is
approximately 50 sq. ft. which leaves on 36.5 sq. ft. of signage for the
future building subtenants.
3) Buildings in the CG zone are allowed 1 square foot of wall signage per
lineal foot of attached wall. [ECDC 20.60.030.A] Sign areas for individual
subtenants in the remodeled building would be verified by staff at
building permit; however, based on the desired signs shown on the
elevation views in Attachment A, it does not appear that there will be
sufficient sign area for all of the signs.
4) 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.B] Sign
height would be verified at building permit but as shown on the 'North
elevation' of Attachment A, the height of the sign would be compliant for
height.
IV. DISCUSSION
This sign modification request seems premature and not well considered. Rather than the
building design currently under review by the City, Edmonds Village LLC could choose
various alternative design paths that would provide for additional flexibility for signage that
could be approved by staff. For example, the existing pole sign could be removed saving
about 50 sq. ft. of sign area. A drive-thru window could be located behind the building on
the east side. Doing that would provide opportunity for the creation of additional well-
defined pedestrian entrances on the north and south sides of the building which would be
in keeping with the intent of the Highway 99 Subarea Plan to make Highway 99 more
pedestrian accessible. In any event, the Board must look at the current proposal to allow
signage on the nonqualifying north facade of the anticipated building remodel and weigh
that against the sign modification criteria in the code.
V. STAFF RECOMMENDATION
Based on the Findings of Fact, Analysis and Attachments in this report, staff recommends
that the Architectural Design Board approve the requested modification to allow signage
on the nonqualifying building fagade because it meets the criteria for approval in ECDC
20.60.015 and is consistent with the design review criteria found in the Zoning Ordinance
and the Comprehensive Plan. The following conditions must be satisfied:
A. This approval is valid only for wall signage on the north facade if a drive-thru window is
approved and constructed at 22019 Highway 99 pursuant to BLD20171452. If the
application in BLD20171452 is not approved or is revised to not include a drive-thru
window on the north wall, this sign modification approval is null and void.
B. A building permit is required for signs pursuant to ECDC 20.60.010.
C. In accordance with ECDC 20.12.090.A, this approval must be acted on within 18 months
of the date of approval, unless an extension request is timely filed and approved per
ECDC 20.12.090.B.
VI. ATTACHMENTS
A. Land use application and initial cover letter (December 19, 2017 and March 5, 2018)
B. Vicinity aerial photo
C. Existing/proposed floor plan in BLD20171452
D. Staff requests for additional information (December 20, 2017 and March 1, 2018)
E. Applicant's March 5, 2018 response
F. Staff photo log
VII. PARTIES OF RECORD
City of Edmonds
121— 5th Ave N
Edmonds, WA 98020
Helene Behar
Edmonds Village LLC
1000 Second Ave., #3230
Seattle, WA 98104
Matt Steiner
Edmonds Village LLC
1000 Second Ave., #3230
Seattle, WA 98104
6
City of Edmonds
Land Use Application
f1% ARCHITECTURAL DESIGN REVIEW
COMPREHENSIVE PLAN AMENDMENT
CONDITIONAL USE PERMIT
❑ HOME OCCUPATION
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION
❑ LOT LINE ADJUSTMENT
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
FILE # 1- Lt' WVW V0 ZONE Gy
DATE I Z ►firr (1 REC'D BY
FEE I R 1 J ' "d RECEIPT #
HEARING DATE
❑ HE ❑ STAFF ❑ PB PDB ❑ CC
• PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE rl Pl. CI 77ON IS A PUBLIC RECORD *
PROPERTY ADDRESS OR LOCATION 22C) I -1 Ali
INh i q Ed MOM s WO
PROJECT NAME (IF APPLICABLE)
PROPERTY OW��NEER�� M
150rADN S \1 t I, tU E PHONE # �l+�bb - ` J3
ADDRESS 1000 S� N D A V E-* 32.30 r5FAl I l i ., W V
E-MAII.M A,= Cd P,C-.1AAR COMPAtW. COA AX# ' 0LO- 2 3- - kGAS
TAX ACCOUNT # 2-7 b 4 2-1 c)IJ 3d 19 O Oo SEC. TWP. RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)_
d%E A 1. 1 f�aC�TC l
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
_SEE ATI�►�
APPLICANT F-zm ON DS V WC.AG I LUZ PHONE # 2 O(Il ^ G�� -1 q 99
ADDRESS 10W'Z— Cot.1p ME�3230 . -'5FJkTTI-7r, WA 981(A--
E-MAIL M A l-r!P Cnrn0a(\u. COW\ FAX # 217�0- 233-1�18F,
CONTACT PERSON/AGENT MATT cJlSI I rI V- -PI1y0O-NF ## 20 (0 - 23�Q-19^9'�I
ADDRESS I0C0 -5960 V Ii AVE 0-32-3yr 5—E / / f_,C� Wa 1 S I
E-MAIL %v//�%� F AIL COMP�NT W" FAX#ZOLO-
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 application n th behalf ol'tl owner as listed below. �]
SIGNATURE OF APPLICANT/AGENT _ 9 Z J e��Z— DATE v• ��
Propff ty O vnle_r's Autlyerizat'on
I, yl/ \'� _ , certify under the penalty of perjury under the laws of the State of
Washiligion thaTTfollowing 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 City of Edmonds 1
subject property for the purpv' s o inspection a osting attendant to this application. (\
SIGNATURE OF OWNER DATE �• ` • `I At
Questions? Call (425) 771-0220. PL
WE
'achment A
'420170060
Revised on 8122112 B - Land Use Application Page I
n w�r
22019 Highway 99, Edmonds, WA 98020
North Elevation : We are asking for permission to install at least 30 square feet of signage on
the North elevation of the building, the width is 86' 6" We are putting in a drive thru coffee shop
so there will not be a door nor a sidewalk on that side of the building. But there is tremendous
exposure to Hwy 99 for our tenant.
Pole sign: We are also replacing the existing cabinet of our pole sign (located to the west of the
building) according to #B72 this work should be exempt from being included in the square
footage calculations and allotment of the west side of the building because it is just a
replacement. We want to make sure that this is correct, if not then we are asking that this
existing pole sign of approximately 50+ square feet be exempt from the building calculations.
Please Confirm.
Western Elevation: We wanted to make you fully aware of the total rehab of our building. This
building will have three tenants comprised of a coffee shop on the north side and a food service
tenant on the south side and the middle space is still vacant and has not been rented. We are
asking that each of these three signs on the west elevation (front) of the building be allowed 30
square feet. The measurement of the west face elevation (front) is 86' 6" in width.
Please confirm
South Elevation: We are putting in a door on the south side of the building, the current code
should be satisfied to allow for signage on that elevation of 86' 6". Both Ezell's and our coffee
tenant will have 30 square feet of signage each as shown on the rendering included.
Please confirm.
I have enclosed several visuals including a site plan to help better understand the location of the
building within our shopping center.
Thank you I very much appreciate your time.
Helene Behar
Owner
— _ — — —
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�- Notes
94.04 1881 Feet Sign Modification Request at 22019
This map is a user generated static output from an Internet mapping site and is for Highway 99
reference only. Data layers that appear on this map may or may not be accurate,
)—Mercator—Auxiliary—Sphere current, or otherwise reliable.
ids THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION
Clugston, Michael
From: Clugston, Michael
Sent: Wednesday, December 20, 2017 11:56 AM
To: matt@beharcompany.com
Cc: Cunningham, Diane
Subject: Sign modification request for 22019 Highway 99 (PLN20170060)
Hi Matt,
I got this application today. I looks like the application fee check was written for $913 as opposed to $915 so we'll need
another $2.
More importantly, the cover letter doesn't describe how you think the request meets the requirements for a
modification in ECDC 20.60.015.13:
B. Review by Architectural Design Board. 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.
Please revise the cover letter to address the criteria. Attaching a pdf to this email is fine.
You've indicated that the south fagade will be redesigned to include a pedestrian entrance. What is shown on the south
elevation drawing of the sign modification permit is insufficient for that entrance. It needs to be prominent like the west
entrance in order for it to be considered a primary public entrance. A canopy and other materials could set it off or
relocating the Ezell's entrances to the SW corner of the building could work too. I'll include this comment with the
building permit corrections for BLD20171452.
Attachment C
PLN20170060
Thanks.
Mike
Michael Clugston, AICP
City of Edmonds I Associate Planner
425-771-0220, x 1330
michael.clugston@edmondswa.gov
Permit assistance, codes, online permits, and Web GIS: http://www.edmondswa.gov/handouts.htmi
Permit Center Hours:
M,T,TH, F 8:00 AM — 4:30 PM
Wednesday 8:30 AM —12:00 PM
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 a Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
I/Je. 189v
March 1, 2018
Matt Steiner
Edmonds Village LLC
1000 Second Ave. #3230
Seattle, WA 98104
matt@beharcompany.com
Subject: Letter of Complete Application, Corrections Required — Sign Modification Request as
22019 Highway 99 (File: PLN20170060)
Dear Matt,
The City of Edmonds has reviewed the December 19, 2017 submittal for a sign modification at
the referenced site. While application is technically complete pursuant to Section 20.02.002 of
the Edmonds Community Development Code (ECDC), corrections are required before the
review process can continue. These corrections were originally noted informally in an email to
you on December 20, 2017 but I have not received a response. As a result, the corrections are
formally restated here for your reference:
Application fee. The fee for a sign modification request is $915. A check for $913
was received. Please submit the additional $2.
Compliance with code requirements. The cover letter submitted on December 19
does not explain how you think the request meets the requirements for a sign
modification in ECDC 20.60.015.13. Please update the cover letter to address those
criteria.
Please keep in mind that a complete response to the above information request must be
received within 90 days or the application will lapse for lack of information (ECDC 20.02.003.D).
If you have any questions, please let me know either at 425-771-0220 or
michael.clup,ston@edmondswa.p,ov.
Sincerely,
Mike Clugston, AICP
Associate Planner
Mike Clugston
City of Edmonds
121 5t" Avenue North
Edmonds, WA 98020
RE: Coverletter for Sign Modification
To Mike Clugston:
Enclosed you will find a check for the $2.00 sign fee that was shorted on our original
payment as well as a cover letter as to why we feel the sign modification request fits
under the ECDC 20.60.015B.
Our request for modification meets the criteria as follows the building at 22019 has
frontage from 220t" on the North Fagade. The only way to access this building coming
South on Highway 99 is to enter from 220t" St. Therefore signage on the North Fagade
of the building qualifies for a modification.
You can see that demonstrated in this aerial photograph attached.
Respectfully,
I V'��
Helene Behar
Attachment D
PLN20170060
02 03
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2 - On site looking NW
3 - 220th looking SW
4 - 220th looking SW
5 - 220th looking SW
6 - 220th looking SW
7 - On site looking NE
1: 2,257 O I
Notes
Sign Modification Request at 22019
This map is a user generated static output from an Internet mapping site and is for Highway 99
reference only. Data layers that appear on this map may or may not be accurate,
current, or otherwise reliable.
THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION
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