Staff Design Review of BLD20120399.pdfIng_ 1890
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CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: _www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Street file for 22001 Highway 99 (Old O'Reilly Auto Parts Building)
Kernen Lien
June 11, 2012
Administrative Design Review STAFF DECISION for BLD20120399
BLD20120399 Project Proposal
The Behar Company is proposing to update the exterior of the existing building located at 22011
Highway 99 to provide definition for new tenant storefronts.
Property Owner:
Behar Company
1000-2 "d Avenue, Suite 3230
Seattle, WA 98104
Applicant.
Mike Adams
TGB Architects
21911-76 1h Ave W #210
Edmonds, WA 98026
Design Review Process
As part of the City's review of the building permit referenced above, design review is required pursuant to
ECDC 20.10. The project is located in the General Commercial "CG" zone and is therefore subject to
district based design review applying the design standards contained ECDC 16.60.030 and policies
contained in the specific section of the comprehensive plan addressing the Highway 99 corridor. Since
the proposed building is less than 60 feet, design will be conducted by staff as a Type I decision.
Findings & Conclusions
1. Scope. According to ECDC 20.10.020, design review is intended to apply to all development
including any improvement to real property open to exterior view, including but not limited to
buildings, structures, fixtures, landscaping, site screening, signs, and parking lots. Since this is a
rehabilitation of an existing building, design review is focused on building design and massing.
2. Environment. The project is exempt from review under the State Environmental Policy Act (SEPA)
pursuant to WAC 197-11-800(3) because the proposals involves the remodeling of an existing
building. A critical area determination conducted under file number CRA 19990053 found that no
critical areas existed on or adjacent to the site.
Page I of 3
3. ECDC 16.60.030 CG Zone Design Standards.
The following design standards from ECDC 16.60.030 are applicable to the subject project.
a. Building Design and Massing
i. Buildings shall convey a visually distinct "base " and "top. " A "base " and "top " can be
emphasized in different ways, such as inasomy 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 updates display a distinct base and top. Blue horizontal metal side is
provided on the east and west ends of the building with stucco beneath. The center section of
the building provides canopies over the walkway and new windows that extend from the
canopies to the walkway.
ii. 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.
(5) 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 facing streets have at least four of the elements listed above incorporated into
their design. Along the 220th Street facade, there are belt courses of different texture and
color with the blue metal siding on the roof and stucco below, lighting fixtures, vertical
differentiation with new parapets breaking up the horizontal line of the roof, and different
texture of stucco with panels orientated vertically and horizontally providing additional
texture. Along the Highway 99 facade, there are horizontal belt courses of different texture
and color, vertical differentiation, windows provided the extent of the facade provides and
open feel, and the use of various materials (metal, glass, and stucco) help break up the facade.
4. Comprehensive Plan. The site is designated "Highway 99 Corridor" and is within the Hospital
community and Family Retail focus area. The proposed project shows an effort towards the
following Comprehensive Plan policies and goals:
A.4. Encourage a more active and vital settingfor new°retail, office, and service businesses,
supported by nearby residents and visitors from other parts of the region.
Page 2 of 3
B.4. New development should be high-quality and varied — not generic —and include amenities for
pedestrians and patrons.
The proposed project is consistent with the policies and goals of the comprehensive plan for the
Highway 99 Corridor.
S. Signs. The elevation drawings indicate proposed location of tenant signs and a proposed signage
tower. Signs are not part of this design review. Signs will be reviewed under separate building
permits when tenants apply for sign permits, or if the property owner pursues a sign package for the
entire building.
Decision
Staff finds that the proposal is consistent with design criteria in ECDC 16.60.030 and in the
Comprehensive Plan. Therefore, staff finds that the design of the building remodel in permit
BLD20120399 is APPROVED.
I have reviewed thq"application for compliance with the Edmonds Community Development Code.
Lien
Appeals
June 12, 2012
Date
Design review decisions by staff are only appealable to the extent that the applicable building permit or
development approval is an appealable decision under the provisions of the ECDC. Design review by
staff is not in itself an appealable decision.
Page 3 of 3
May 24, 2012
Development Services
City of Edmonds
121 5th Ave N
Edmonds, WA 98020
Re: Architectural Design Review — Staff Review Cover Letter
O'Reilly Recladding
22001 HWY 99 N
EDMONDS WA, 98036
Dear Sir or Madam,
Our project meets all the applicable development code for the CG -2 General Construction zone. The project consists
of taking an existing CMU building and adding architectural character by introducing new materials covering the
existing CMU walls. The new materials will consist of horizontal metal siding, 3 different colors of stucco and new
storefront glazing; see attached colored elevations.
During the Pre -Application review meeting (PRE20120017) no additional landscaping was required as we are not
redeveloping the parking lot. During the design we were able to add a strip of landscaping against the south side of
the building to help soften the parking lot; see attached Landscape Plan. During the design it became apparent that
re -striping of the building perimeter parking stalls was needed. We were able to maintain the same number of ADA
and standard stalls with a net loss of Zero; see attached Campus Plan.
Although we were unable to modulate the facade of the building, as it is existing, we did take the opportunity to
modulate the height in multiple locations around the building. With the height limitations of the zone being 75 feet we
were able to easily stay under the height limit. In these modulations we have incorporated the different cladding
systems to add a level of interest; see attached colored elevations.
In conclusion, we feel this project satisfies all the applicable requirements and standards of the Comprehensive Plan
and the Edmonds Community Development Codes.
Sincerely, -
T
Mike Adams
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